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Home My WebLink About04070299 Correspondence ,- ' Richard o. Albriuhl, P. E. Consulting Engineer October 10,2004 Mr, Bob Doss Ryland Homes 9025 North RiverRoad, Suite 100 Indianapolis, IN 46250 Re: Lot #167, Claybourne, Carmel Dear Mr. Doss: Of 07 om 430 North Rangeline Road (46032) POBox 742 Canne~ Indiana 46082'()742 317-581.8877 317-581-8856 Fax OC'1 3 <001 ,raIbI~umdy.rT.com As I was requested, I inspected the brick ledge on the west side of the garage of this new home, The foundation contractor had constructed a brick ledge on top of the short waIl where none was needed The framers had constructed an 8-inch high cripple wall for the entire 8 foot length. The cripple wall consists of top and bottom plates and 2x4 blocks on one-foot centers. The waIl is fastened to the concrete foundation with 3/8-inch expansion anchors. The wall will support only the one-story garage waIl and roof. In order to comply with Section R602.9 of the Indiana Residential Code, the cripple waIl should have a minimal thickness of plywood covering it from top to bottom. However, that section of the Code refers to a table that shows requirements for walls exposed to wind loads. Inasmuch as this low wall will be hacked up by solid concrete, and since the ends will be restrained against any rotation, in my opinion the wall will meet all the requirements of the Code and be structuraIIy stable with the instaIlation of the siding. Please let me know if you have any questions. Very truly yours, ~z~y Professional Engineer .... ;!'".......... (j~~~~12~. :l,e-%;\ <I- -- ~o 't.\ No. 7659 ) .\1il STp'::..:. OF ~"A. ,"-~/ \ <'l...:vOJA""~./."~.... -. J"S~ -......-~..~'f. .. ...... ONAl E.\\'>.... ..................... 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Ikc 5 y 5(/0 :Jt-t-7 ~ kT /6 ~ 6~,&7(//M/r IlXr;/ffr$': dl'/O.7v;z' 77 131 ( L- #~~C- /5 r/;/cc G7V6>/Vc?~c /'2t!lP(Jre-ZS / r;, -rdf:-C .C~e /<<ffc:.- IC()~ frf t:;"c €-C?7-' l~ -I- r/ev$S" Gr\(L~$/07U - /1/!/-r' qJC-1c-G-7 rt"tYl/ S- /' bt'-t'vE ~r--?'-//()cq-9f::: ~K<Ec': c---. ~ re=7/~ ~/'7/ - Y<P/U l . d dBl:lO VO Bl ~oo ... " o~v7o;Hq Amerisen Realty. 3510 E. 96th St.. Suite 38L. Carmel, IN 46032 . Tel: 317-496-4213 Fax: 317-571-8944 Email: Shiwudeng@vahoo.com October 21,2004 Mr. Bill Hohlt City Inspector Carmel, TN est, a Ryland Dear Mr. Hohlt: Thank you foryour coming to see I community, about 10 days ago. Ryland homes has provided us with an engmeering report, which deems that the bottom part of the west wall of the garage of lot 167 is strong enough to support the top wall and therefore conform to Indiana residential code. Bas'~d on this report, Ryland homes has told us that they are going to keep thatcripple wall and will not change anything for that part. First, as you can see, the engineering report addresses only the CURRENT strength of the 8-inch cripple wall. Secondly, even though the cripple wall is strong enough to support the top wall, it lll~y not necessarily conforms to the building code. The strength ofthe cripple wall is not what we are concerned with. We clearly recognize from the very beginning that the strength is not an issue. The issue is the potential future deterioration of the wood of the cripple wall due to moisture invasion, because the 8-inch cripple wall is too close to the ground and soil. In rainy weather, there is no doubt that water will get into that cripple wall. The engineering report fails to address the moisture issue. If the cripple wall was acceptable, then it would mean that the foundation walls around the house could all be lowered by 8 inches and replaced by 8-inch cripple walls. At least they would be strong enough to support the top walls at the beginning before their future deterioration. If strength was the only issue, then there would be no need for concrete foundation of basement walls. All foundation walls of the basement could be built with studs, which are temporarily strong enough to support the weight of the whole house. We believe concrete foundation walls should be a certain height above ground to keep moisture from getting to the studs installed on top of the concrete. That is the whole point of keeping the foundation walls to a certain height above ground. We hope you will support us in this issue. Without your support, we will have to go to court with Ryland Homes, which we will use as a last resort. Also, please keep in mind that all we want is the standard concrete walls. We are not asking anything extra. Ryland Homes made a mistake and they are supposed to correct that mistake in a proper way. Whatever engineering reports they may provide will not change the fact that the foundation walls are supposed to be concrete instead of wood. ~ ~ : ~~~ . ~~ . . - , . ~~ 1. ~f\\\~ Thank you once agam for your precIOUS tIme. "\J 'i:Jc,\ 1. Yaoyu Wang, the Buyer cr-u~ Sincerely Tom Deng, the Realtor ~~ I <j / '7.., / -po-tJ I k . riWf /7~ ~[~6 ~b~-\? r' I (j, [jf07vtf1 ~!!__lL.___.Ao. AIL.~ I.. D E: 1il~1ICil1I"'''''iI~~'''.':;~'''-,,?- -- "'1-.Ju ...""....; ........~...IO""" '-,,\J~ \',UV-J.;..j . '" ~-"....-', ,-,- Consulting Engineer Carmci, inOiana4ovo1;-\i{.h~ 3 J7-SH 1-8877 317.581-8856 Fax r3ibriont;.)~"av"rr>C-Om - _.____. .._ - __. __.__n______""'_._u___c-_____ October IlJ,LlJl!4 Mr. Bob Doss Ryland Homes 9 Rivc Suitc 1 00 Indi' N'40L)U eJ ear Mr. Doss: As 1 was rcauesled. I inspected the brick ledge on the west side 01 the garagc or tms new hnm" 111e foundation contractor had construl:ted a brick ledgc on top ofthe short wall where "'.'no "'e5.npNlpA ~nrer'!'l'bad constructed an 8-incb high cripple wall for the cntire 8 foot !eng'~". The cripple wall consists of top and bottom plates and 2x4 blocks on one-foot cenlers. The 'wall is fustened (0 the concrete foundation with 3/8-inch expansion anchors. The wall will support only the one-story garage wal\ll!'!mL@f. UJIOLCl& to comply with Section R602.9 of the Indiana Residential Code, the cripple w>lii should have a minimal thickness of plywood covering it from top to bottom. However, that section of the Coderefers to a table that shows requirements for walls exposed 10 wind loads. lnasmuch as this low wall will be backed up by solid concrete, and since the ends will be restrained against any rotation, in my opinion the wall will meet all the requiremcnts of the Code and be structurally stable with the installation oftJie!sUlIDg. Please let me know if you have any questions. Very truly yours, 4~a---~ Richard 0 Albright U Y Professional Engineer (j; ,,-;"iU"ij~'lit9"" q~.~lSIE'~8\~\ ( <r _'n, ,. ~. " . ria. 7659 1 '6.~) ST~'E ~F 1 i \'O~ / ...... .",' ~~..."'<'s 1\IOtA.....'~./<,'Y ......~/jilj,n~i\.;:':'.:. ................,.. Richard 0 Albright.1nc. ..- \...iI