HomeMy WebLinkAbout6101 PHEASANT CT - CORRESPONDENCE - 2/1/1998AKM Engineering Consultants, Inc.
Mr. David B. Higgins
Long & Jaudon, P.C. February 1, 1998
1600 Ogden Street Project No.
Denver, Colorado 80218 96-2864-F
Subject: Repair Recommendations
Homeowners: David Munn and Bonnie Munn Asido
Address: 6101 Pheasant Court, Lot 1, Paragon Point Subdivision,
Filing 43, Fort Collins, Colorado
Court Case: Munn v. The Genesee Company, Inc.
File Reference No.: 0112-2604
Reference: Soil and Foundation Investigation, Prepared by CTL Thompson,
Inc., Job No. 26,867, Dated December 16, 1997
Mr. Higgins:
The following recommendations are made to replace the basement concrete
floor slab with a structural floor and underpin the existing foundation
walls with new piers. Also included are recommendations to install a new
perimeter drain system and construct a new concrete front porch. The
basement structural floor framing plan is designed based on the
assumption that the subject structure was constructed in accordance to
the foundation plans prepared for the subject residence by Foundation
Engineering Consulting Engineers, Job No. 1713Z-1-1d-1, dated September
3, 1993. The superstructure framing members such as floor joists,
headers, beams, columns, etc. were not designed or checked by this
office.
The structural floor framing plan is designed based on the assumption
that the existing foundation walls were constructed to support lateral
pressure from the foundation backfill material.
No investigation was performed to determine the stability of the
foundation walls. Due to the expansive soils known to exist in this area
and the limitations listed above, there are no guarantees regarding the
future performance of the structure, including the new structural floor.
THE CONTRACTOR SHALL INSPECT THE PREMISES AND SHALL NOTIFY THE ENGINEER
OF ANY DISCREPENCIES PRIOR TO START OF CONSTRUCTION.
1. A copy of this report and the building permit card shall remain
on -site at all times.
14A West Dry Creek Circle • Littleton, Colorado 80120
Phone (303) 730-6816 • Fax (303) 730-8091
February 1, 1998
Project No.
96-2864-F
Page 2
2. The cleaning and storage of material in the subject residence
shall be performed by others.
3. The contractor shall schedule a pre -construction meeting with the
homeowner, engineer, contractor, and a representative of The
Genesee Company.
4. Contractor shall take necessary precautions to minimize dust in
the upper levels of the residence.
5. Contractor shall take necessary precautions not to damage the
landscaping material. Contractor shall take pictures and document
the existing landscaping and shall re -store any damaged
landscaping to its original condition.
6. Contractor shall perform the above project in accordance to
standard practice.
7. This report does not list all procedures and materials necessary
to complete this project. Contractor shall be responsible to
provide all materials and services necessary to complete the
project.
Concrete Slabs on Grade:
1. All exterior concrete slabs that are replaced shall have a minimum
compressive strength of 3,500 p . s . i . in 28 days and have minimum
1-1/4 inch deep control joints at a maximum of 8 feet on center.
All exterior concrete slabs that are replaced shall be isolated
from the exterior of the residence with a minimum of 1/2 inch
expansion material.
2. Remove and replace the front entry concrete sidewalk. The new
concrete sidewalk shall be constructed on thoroughly compacted
fill and shall be isolated from the new driveway concrete slab
with minimum of 1/2 inch expansion material.
3. Remove and replace the driveway and the garage concrete floor slab
and excavate backfill material as necessary to install new piers
and perimeter drain. The new floor slabs shall be isolated from
the foundation walls and superstructure with a minimum of 1/2 inch
expansion material. Provide control joints at a maximum of 10 feet
on center in the garage floor slab and driveway. Provide a control
joint in the garage floor slab, approximately 2 feet away from the
foundation walls.
4. Remove and replace the existing rear concrete patio with a new
concrete patio slab at its original dimensions. The new concrete
patio shall be isolated from the foundation walls and
superstructure and shall be constructed in accordance to the
detail on Sheet S-1.
February 1, 1998
Project No.
96-2864-F
Page 3
Re -leveling Residence:
1. Install 24" square cribbing and hydraulic jacks (20 tons minimum)
under the existing foundation walls at a maximum of 12 feet on
center.
2. A foundation elevation survey shall be performed by this office
prior to the re -leveling operation.
3. Re -level the foundation walls. At this point the contractor shall
raise the lower sections of the foundation walls to meet the
higher sections. This office should be notified to observe the
foundation wall re -leveling. It may be necessary to excavate the
foundation backfill material in order to re -level the foundation
walls.
4. The steel columns supporting the first floor steel beam should be
adjusted during the foundation re -leveling process to correct the
racked doors in the upper levels.
New Pier Construction:
1. Contractor shall locate all utility lines prior to drilling the
new piers.
2. Install (34) new 10 and 12 inch diameter concrete piers in
accordance to the details shown in the attached Sheet S-1. All new
piers shall be drilled to a minimum depth of 30 feet, with a
minimum penetration of 10 feet into competent bedrock. The final
location of the new piers shall be field verified. The final depth
of the new piers, pier length and bedrock penetration shall be
inspected and approved by CTL Thompson, Inc-..
3. New 10 inch diameter piers shall be reinforced with three #5 grade
60 reinforcing bars for the entire length of the pier. New 12 inch
diameter piers shall be reinforced with three #6 grade 60
reinforcing bars. Reinforcing bars shall be caged 2 feet from the
ends and a maximum of 6 feet on center. The concrete shall be
placed in the pier hole immediately after the completion of the
drilling operation if groundwater is encountered.
4. All concrete for the piers shall be pea gravel with a minimum
compressive strength of 7000 p.s.i. in 28 days. All concrete shall
be placed at a 6 to 7 inch slump.
5. The new piers should be connected to the existing foundation walls
in accordance to the pier haunch details on Sheet S-1. Saw cut and
remove the face of the foundation footing at the pier locations.
6. The Soil Engineer and a representative of this office should be
notified to inspect the installation of the new piers to assure
proper bedrock penetration and haunch construction.
February 1, 1998
Project No.
96-2864-F
Page 4
7. Install 6 inch void between the new piers under all the garage,
crawlspace and basement foundation walls.
Structural Floor Installation•
1. Provide temporary support for the furnace, water heater, and
basement staircase.
2. Remove the existing basement concrete floor slab. The foundation
walls should be braced using pipe jacks prior to the removal of
the existing floor system. The contractor is fully responsible for
providing adequate lateral supports for the basement foundation
walls to avoid any lateral movement .of these -foundation Walls-. We
are available to review the lateral support details upon request.
3.
Remove and replace underground sewer pipes, as necessary
in
compliance with the current Uniform Building Codes (UBC).
4.
Remove sufficient soil from the basement area to allow a minimum
of 22 inches of air space below the new structural floor
sheathing.
S.
Provide adjustable 3-1/2 inch, Schedule 40, steel pipe columns
in
accordance to sheets S-2 and S-3. The existing columns should
be
removed and the first floor system should be re -leveled prior
to
installing the new columns. The new steel columns under
the
structural floor shall be welded (1/4" fillet weld) to the steel
plate embedded in the new caissons. The existing columns may
be
altered and reused as necessary.
6.
Slope the soil under the foundation walls as indicated in
the
attached details. Special care should be taken not to change
the
recommended slope for the soil under the new structural floor.
7. Install a perimeter drain in the basement, crawlspace and garage
areas in accordance to the perimeter drain details on Sheets S-2
and S-3. The final location of the sump pit shall be field
verified by a representative of this office and the homeowner. The
"Little Giant" Model 8-CBA or equal sump pump shall be installed
in the new sump pit.
8. A new lateral "spider" drain system shall be installed in
accordance to Sheet S-2 under all of the applicable exterior
basement and garage foundation walls. Perforated pipes wrapped in
gravel and a filtering membrane shall be installed under the
existing basement foundation walls in an attempt to drain any
trapped water in the exterior excavations into the new interior
perimeter drain system.
9. Construct the basement structural floor as indicated in Sheets S-2
and S-3. The new floor shall consist of W6 x 9 steel joists spaced
February 1, 1998
Project No.
96-2864-F
Page 5
at 24 inches on center, unless otherwise noted. Construct double
steel joists under the water heater.
10. Provide mechanical ventilation for the crawlspace under the new
structural floor in accordance with the local building codes. The
ventilation should be properly designed and should contain a
minimum of two intake pipes and two exhaust fans (Fantech Model
FR150 or equal).
11. Provide a simplified lighting system in the crawlspace area under
the new structural floor. The crawlspace accesses should be
installed in the structural floor in accordance to the details on
Sheets S-2 and S-3.
12. Re -install the basement staircase so it is bearing on the
structural floor. The elevation of the structural floor should be
set so the existing basement staircase meets the Uniform Building
Codes. Modify the bottom 3 feet of the framing walls around the
staircase to compensate for the new structural floor. The final
elevation of the basement structural floor must be verified by
this office prior to construction.
13. Provide a metal drain pan under the water heater with a discharge
pipe connecting to the floor drain.
14. Re -install the finishing material to its original condition.
15. The above repairs may cause cosmetic damage to the superstructure.
The cosmetic damage should be repaired in a minimum of 45 to 60
days after the completion of the structural floor construction.
Adjust and repair as necessary all doors, including the main
garage door.
General Recommendations:
1. Remove the existing front porch and replace with a new structural
concrete porch constructed in accordance to the details on Sheet
S-2.
2. Re -level the first floor near the south wall cantilever. Attach
the cantilever -supporting double 2x10 beam to the existing first
floor steel beams in accordance to the details on Sheet S-2.
3. All foundation wall cracks will be evaluated and any cracks
greater than -1./32-of an inchshall- be epoxy -injected.
4. Remove and replace any damaged exterior brick veneer after
completion of the foundation repairs.
5. Exterior surface of all exposed basement foundation walls shall be
waterproofed prior to the backfilling operation.
February 1, 1998
Project No.
96-2864-F
Page 6
6. Backfill the excavation a minimum of 7 days after the placement of
the concrete with non -expansive fill containing a minimum of 50
percent clay. The backfill material should have a low permeability
rate and should be compacted to avoid future settlement.
7. The wood steps leading to the garage service door should be
removed and replaced with "hinged" steps.
8. The surface grading around the residence should be improved to
achieve a minimum slope of 10 percent in the first 10 feet away
from the foundation walls. The first 10 feet (5 feet minimum on
sides) of area surrounding the exterior foundation walls shall be
covered with landscape fabric and decorative rock. Relocate any
sprinkler heads which spray water within 10 feet of the foundation
walls. Equip all downspouts and hose bibbs with concrete splash
blocks a minimum length of 4 feet. The subject splash blocks shall
slope downward and away from the foundation walls. Exposure of
water to the foundation backfill material will apply exoas-aive
lateral pressure on the foundation walls and structural floor,
which may cause failure of the structural floor.
9. Relocate any sprinkler boxes or valves a minimum of 8 feet away
from the foundation walls.
A foundation elevation survey should be conducted at the time of the
cosmetic repair construction.
•.
Contractor shall notify AKM Engineering Consultants, Inc. to perform the
following observations:
a. Pre -construction meeting with the homeowner, contractor, and
a representative of the builder.
b. A foundation elevation survey prior to slab removal.
C. Foundation re -leveling observation.
d. Pier installation observations.
e. On -site observation after all the foundation walls have been
exposed.
f. Interior perimeter drain trench observation.
g. Interior perimeter drain material observation.
h. Structural floor observation prior to placement of the
plywood sheathing.
February 1, 1998
Project No.
96-2864-F
Page 7
i. Front porch reinforcing observation prior to placement of
concrete.
j. Initial re -grading observation and meeting.
k. Surface grading observation.
1. Final observation with the homeowner, contractor, and a
representative of the builder after all repair work is
completed. A final foundation elevation survey will be
conducted at this time.
LIMITATIONS•
The opinions and comments rendered in this report are based solely upon
information obtained from readily visible elements of the home (i.e.,
elements which do not require the removal of cladding, sheathing, or
covering of any kind) unless specifically noted. As a result of these
limitations, latent structural damages may exist which were not
detected. Due to the limitations noted above and the expansive soils
known to exist on this site, no warranties regarding the future
performance of the structure including the repaired areas are expressed,
implied, written or otherwise. The Client will hold harmless, indemnify
and defend the Engineer from and against any and all claims arising out
of the professional services we have provided.
Please contact us if you have any questions regarding this report or if
we can be of further assistance.
AKM Engineering Consultants, Inc. `••K K=F'
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