ArdWrknTrk Posted December 3, 2022 Share Posted December 3, 2022 August… yikes… it is four months and counting that my plans have been road-blocked at the county level. It is hard to talk about without getting mad and speaking in cursive… but this week I believe I caught a glimpse of light at the end of the tunnel. My permit correction letter stated that my new plans still required engineering because my land parcel is classified as wind exposure C. The plans examiner told me I could build a 12’ wood frame wall within prescription of code, but that was assuming a general wind exposure B. Because of the large distance between structures in Golden Valley, my parcel classified as C, therefore the county CBO called out the requirement for engineering above 10’. It took me almost two months to find an engineer that is taking on new projects, and willing to work with my hand drawn plans. He is out of state, but licensed in Arizona. I am still bracing for his estimate, but at this point I am not inclined to change everything again just to try and avoid engineering. The letter also said I needed to provide an ESR (Evaluation Service Report) on the block. Neither EF Block or the Perfect Block have this. It costs the manufacturer somewhere around $70K to obtain, plus $20K annually to maintain… and it isn’t required by code. These are leave-in-place concrete forms that are not structural. They are technically a “method” more than a material. The county officials were only convinced of this after they were directly contacted by both block manufacturers and my engineer and provided with multiple sets of documentation from each company. My engineer even suggested that I might want to hire an attorney if the county refused to approve the plans. Begrudgingly the county conceded that the ESR was not necessary. (This took weeks to accomplish). I thought things were a go, when the plans examiner called and told me there was a snag. I would have to add R-13 insulation to the block walls to meet the wall minimum. Either R-8 foam board on both sides or 2x4 with R-13 fiberglass inside. This is insane. The empty blocks have a static R-value of 22 by themselves, and (once filled) the thermal mass multiplier puts them at R-47 in my climate zone. The owner of EF Block just about lost it. He advised me to use an alternate material, as he felt this particular county office was acting on a bias against this building material type, or against my building plan specifically. He told me he was furnishing blocks for two other projects in my county with no such issues or hang-ups over documentation. I sent (again) the sections of the block literature related to R-value… and this time the examiner said I was clear to use it without adding insulation. So currently I am waiting on my engineer’s proposal, then a plan review and wall design. Except for the cost and lead time I am hoping that the road blocks are cleared and that I can finally get a shovel in the dirt first thing in 2023. I’m starting to feel like actually building the house may be the east part… Oh wow, Jonathan! I can definitely relate to your situation, but it's not as if you're groundbreaking. I'm here within 1/2 mile of 13' above mean high tide and stupid hurricane and flood codes apply to houses way out in the woods.🤷♂️ Link to comment Share on other sites More sharing options...
Gary Lewis Posted December 3, 2022 Share Posted December 3, 2022 Oh wow, Jonathan! I can definitely relate to your situation, but it's not as if you're groundbreaking. I'm here within 1/2 mile of 13' above mean high tide and stupid hurricane and flood codes apply to houses way out in the woods.🤷♂️ Man, that has to be frustrating!!! But maybe you have cleared the road blocks and can start next year - which is only a few weeks away. Link to comment Share on other sites More sharing options...
Ford F834 Posted December 4, 2022 Author Share Posted December 4, 2022 Oh wow, Jonathan! I can definitely relate to your situation, but it's not as if you're groundbreaking. I'm here within 1/2 mile of 13' above mean high tide and stupid hurricane and flood codes apply to houses way out in the woods.🤷♂️ Jim, the tragic reality is that when I turned in my first design we were still under the 2012 IRC. By the time I redesigned to side step the engineering the county had adopted the 2018 IRC. If I had been able to submit my new design before February, I don’t think a lot of this would be happening 😞. That said, I VERY much appreciate that I only have to comply with general international building codes, and I do not have to *also* meet local ordinances which in your case do not sound like they are sensible or reasonable for your rural building site. I count my blessings and you have my sympathies for sure. Gary, 2023 is indeed just around the corner and hopefully will be a better year for tangible progress! Link to comment Share on other sites More sharing options...
Ford F834 Posted March 17, 2023 Author Share Posted March 17, 2023 August… yikes… it is four months and counting that my plans have been road-blocked at the county level. It is hard to talk about without getting mad and speaking in cursive… but this week I believe I caught a glimpse of light at the end of the tunnel. My permit correction letter stated that my new plans still required engineering because my land parcel is classified as wind exposure C. The plans examiner told me I could build a 12’ wood frame wall within prescription of code, but that was assuming a general wind exposure B. Because of the large distance between structures in Golden Valley, my parcel classified as C, therefore the county CBO called out the requirement for engineering above 10’. It took me almost two months to find an engineer that is taking on new projects, and willing to work with my hand drawn plans. He is out of state, but licensed in Arizona. I am still bracing for his estimate, but at this point I am not inclined to change everything again just to try and avoid engineering. The letter also said I needed to provide an ESR (Evaluation Service Report) on the block. Neither EF Block or the Perfect Block have this. It costs the manufacturer somewhere around $70K to obtain, plus $20K annually to maintain… and it isn’t required by code. These are leave-in-place concrete forms that are not structural. They are technically a “method” more than a material. The county officials were only convinced of this after they were directly contacted by both block manufacturers and my engineer and provided with multiple sets of documentation from each company. My engineer even suggested that I might want to hire an attorney if the county refused to approve the plans. Begrudgingly the county conceded that the ESR was not necessary. (This took weeks to accomplish). I thought things were a go, when the plans examiner called and told me there was a snag. I would have to add R-13 insulation to the block walls to meet the wall minimum. Either R-8 foam board on both sides or 2x4 with R-13 fiberglass inside. This is insane. The empty blocks have a static R-value of 22 by themselves, and (once filled) the thermal mass multiplier puts them at R-47 in my climate zone. The owner of EF Block just about lost it. He advised me to use an alternate material, as he felt this particular county office was acting on a bias against this building material type, or against my building plan specifically. He told me he was furnishing blocks for two other projects in my county with no such issues or hang-ups over documentation. I sent (again) the sections of the block literature related to R-value… and this time the examiner said I was clear to use it without adding insulation. So currently I am waiting on my engineer’s proposal, then a plan review and wall design. Except for the cost and lead time I am hoping that the road blocks are cleared and that I can finally get a shovel in the dirt first thing in 2023. I’m starting to feel like actually building the house may be the east part… After 3 months and $3,000 I received structural engineering for my high wall, and a plan review and engineer’s stamp on the rest of my hand drawn plans. I printed out two sets at staples and submitted them to Mohave county. I just received an email stating that my permit has been approved and is ready for use upon pick-up and payment of fees ($1,900). Yippee! Time to get this project in gear… I have been preparing the build site by expanding our chain link fence. I added 100’ and relocated 150’. Whoever put the original fence in back in the 80’s went a little crazy with the concrete post anchors. Some had blobs of concrete 2’x3’ and weighed probably 300 lbs. Yikes. Those were some big holes to re-dig and you pretty much just got one shot to drop it in where you wanted it. The relocated section isn’t quite as straight and pretty but it keeps dogs in and coyotes out. Link to comment Share on other sites More sharing options...
Gary Lewis Posted March 17, 2023 Share Posted March 17, 2023 After 3 months and $3,000 I received structural engineering for my high wall, and a plan review and engineer’s stamp on the rest of my hand drawn plans. I printed out two sets at staples and submitted them to Mohave county. I just received an email stating that my permit has been approved and is ready for use upon pick-up and payment of fees ($1,900). Yippee! Time to get this project in gear… I have been preparing the build site by expanding our chain link fence. I added 100’ and relocated 150’. Whoever put the original fence in back in the 80’s went a little crazy with the concrete post anchors. Some had blobs of concrete 2’x3’ and weighed probably 300 lbs. Yikes. Those were some big holes to re-dig and you pretty much just got one shot to drop it in where you wanted it. The relocated section isn’t quite as straight and pretty but it keeps dogs in and coyotes out. Yippeee!!!! Congrat's! And I see the '81 is doing fence-stretching duty. Link to comment Share on other sites More sharing options...
grumpin Posted March 17, 2023 Share Posted March 17, 2023 After 3 months and $3,000 I received structural engineering for my high wall, and a plan review and engineer’s stamp on the rest of my hand drawn plans. I printed out two sets at staples and submitted them to Mohave county. I just received an email stating that my permit has been approved and is ready for use upon pick-up and payment of fees ($1,900). Yippee! Time to get this project in gear… I have been preparing the build site by expanding our chain link fence. I added 100’ and relocated 150’. Whoever put the original fence in back in the 80’s went a little crazy with the concrete post anchors. Some had blobs of concrete 2’x3’ and weighed probably 300 lbs. Yikes. Those were some big holes to re-dig and you pretty much just got one shot to drop it in where you wanted it. The relocated section isn’t quite as straight and pretty but it keeps dogs in and coyotes out. Congratulations! Link to comment Share on other sites More sharing options...
Ford F834 Posted March 17, 2023 Author Share Posted March 17, 2023 Yippeee!!!! Congrat's! And I see the '81 is doing fence-stretching duty. Thank you gents! And yes, the ‘81 had fence stretching duty. Not to mention those 14 posts with monster blobs of concrete… those were removed from the ground courtesy of a tow chain, front hitch and 4wd Lo. Link to comment Share on other sites More sharing options...
Gary Lewis Posted March 17, 2023 Share Posted March 17, 2023 Thank you gents! And yes, the ‘81 had fence stretching duty. Not to mention those 14 posts with monster blobs of concrete… those were removed from the ground courtesy of a tow chain, front hitch and 4wd Lo. In my experience 4Lo will move anything. Link to comment Share on other sites More sharing options...
Ford F834 Posted July 7, 2023 Author Share Posted July 7, 2023 Thank you gents! And yes, the ‘81 had fence stretching duty. Not to mention those 14 posts with monster blobs of concrete… those were removed from the ground courtesy of a tow chain, front hitch and 4wd Lo. I dug my foundation with a two ton mini excavator. Now comes the much harder work of hand finishing the trenches to grade and setting the footing forms. It is tough going in the rocky desert alluvium and the temps have been as high as 112*F. The race is on to get the rebar placed and inspected, then concrete poured before monsoon storms start coming… that backhoe was small but deceptively heavy. The old ‘81 got quite a work out hauling it to and from the build site. 💪 Link to comment Share on other sites More sharing options...
Gary Lewis Posted July 7, 2023 Share Posted July 7, 2023 I dug my foundation with a two ton mini excavator. Now comes the much harder work of hand finishing the trenches to grade and setting the footing forms. It is tough going in the rocky desert alluvium and the temps have been as high as 112*F. The race is on to get the rebar placed and inspected, then concrete poured before monsoon storms start coming… that backhoe was small but deceptively heavy. The old ‘81 got quite a work out hauling it to and from the build site. 💪 Yippee!!! Progress! But be careful in that heat, please. As for working the 81, I sorta understand. I rented a man lift recently for work at church and it was heavy. But the trailer it came on was massive. While the 460 in Big Blue didn't seem to care, the weight of the rig, the little tongue weight it has, and the lack of brakes on the trailer made it a handful. Link to comment Share on other sites More sharing options...
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