16-106014 Building - Single aniily
City orFederal Way Permit #:16-106014-00-SF
Community Development Dept.
33325 8th Ave S
Federal Way,WA 98003 Inspection Request Line: (253)835-3050
Ph:(253)835-2607 Fax:(253)835-2609
Project Name: NORPOINT HEIGHTS LOT 8
Project Address: 2541 SW 353RD PL Parcel Number: 612500 0080
Project Description: NEW-Construction of a 2-story, 3,017 square foot single family residence with a 35 square
foot covered entry and a 470 square foot attached garage,including plumbing and mechanical.
*** 4 bedrooms; $350,000 estimated selling price***
Owner Applicant Contractor Lender
LANDMARK HOMES INC JULIE FISONLENNAR LENNAR NORTHWEST INC OWNER IS LENDER
2715 64TH AVE NE NORTHWEST INC 33455 6TH AVE S SUITE 1-B
TACOMA WA 98422 33455 6TH AVE S UNIT 1-B FEDERAL WAY WA 98003
FEDERAL WAY,WA 98003
Census Category: 101 -New Single Family House
Includes: #1 #2 #3 #4
Occupancy Class: R-3
Construction Type: Type V-B
Occupancy Load:
Floor Area(sq.ft.) 0.00
Additional Permit Information
New/Additional Sq.Feet- 1st Floor 1574 New/Additional Sq.Feet-2nd Floor 1443
New/Additional Sq.Feet-3rd Floor 0 Occupancy#1 -Area(Sq.Feet) 0
New/Additional Sq.Feet-Basement 0 Basic Plan? No
Occupancy#1 -Construction Type Type V-B New/Additional Sq.Feet-Deck 0
New/Additional Sq.Feet-Garage 477 Mechanical to be Included? Yes
Plumbing Work Valuation? 20000 Mechanical Work Valuation? 10000
Number of Stories 2 New/Additional Sq.Feet-Other 35
Plumbing to be Included? Yes New/Additional Sq.Feet-Total 3529
Will Certificate of Occupancy be Issued? Yes Occupancy#1 -Use Residence(1 or 2
family)
Comprehensive Plan Designation SF-High-Density Zoning Designation RS 7.2
Residential
Total Valuation:361,834.31
![:11nt i s f+ ,moi »�4 0
00111
PAS
Ducting 1 Fans 6 Fireplace Inserts 1
Furnaces 1 Gas Piping 4 Gas Pipe Outlets 4
Hot Water Tanks 1
y "fin r�a�£5 � }"i'5 /,�y/;7//'i sx'- 1r!i✓/�//���r � 3a� .fi. �$�' Igrz.
_ ,.,.; ep vy; 7 y v Y.,
,.s`iti „a..;E;.,, a,.6,r, ,..,- mitaiF,F fix,rar,7W , t23,.. .„ r ...-.x w
Bathtubs 3 Dishwashers 1 Laundry Washer Outlets 1
Lavatories 5 Sinks 1 Water Closets 3
Hose Bibbs 2
CONDITIONS:
1. A minimum of 5 tree units shall be planted prior to final building inspection. For questions see
approved tree calculation worksheet.
- PERMIT EXPIRES Monday, 7 August,2017 -
Permit Issued on Wednesday, February 8,2017
I hereby certify that the above information is correct and that the construction on the above described property
and the occupancy and the use will be in accordance with the laws, rules and regulations of the State of
Washington and} the City of Federal Way.
Owner or agent: i' L \ c\gi p - f jY , v i 1 �'� (Of C/d 0'15 Date: c� /
City of Federal Way
Certificate of Occupancy
This Certificate issued pursuant to the requirements of Section 111 of the International Building Code or Section
R110 of the International Residential Code is certifying that at the time of issuance,this structure was in
compliance with the various ordinances of the City regulating building construction or use.This certificate is valid
ONLY when endorsed by City staff.
Tenant Name: NORPOINT HEIGHTS LOT 8 Permit# 16-106014-00-SF
Address: 2541 SW 353RD PL
Includes: #1 #2 #3 #4
Occupancy Class: R-3
Construction Type: Type V-B
Occupancy Load: 0.00
Floor Area(sq.ft.) 0.00
Owner Name: LANDMARK HOMES INC
Owner Address: 2715 64TH AVE NE
TACOMA WA 98422
l
7124 11-
Building Official Date
The priority focus in the review and inspection made by the City prior to issuance of this Certificate was on those matters which
experience has shown most severely affect the health and safety of the general public. Although the City has made as complete
a review and inspection as is reasonably possible(within budgetary time and personnel limitations), the City neither guarantees
nor warrants to the owner/occupant or to any other person that this Certificate evidences strict compliance with each and every
ordinance or regulation of the City or the State of Washington affecting the construction or use of said structure or the land upon
which it is situated. Such compliance is the responsibility of the owner and/or occupant of the premises.
D `'TE INSPECTOR AREA AND TYPE OF INSPECTION
�l 3 / 14nJ r, o S-t-C II
�{-
1S477 C.(r- .P a is -&,--c.. s�,
THIS CARD IS TO REMAIN ON-SITE .
CITY Construction Inspection Record
Federal Way INSPECTION REQUESTS: (253)835-3050
PERMIT#: 16 106014 00 Address: 2541 SW 353RD PL
Project: LANDMARK HOMES INC FEDERAL WAY WA 98023
Scheduled inspections may be failed if this card is not on-site. DO NOT LOSE THIS CARD. Inspections are listed as close to sequential order as possible
(read left to right,top to bottom). Please schedule inspections as appropriate. Work must not be covered until it is approved. Check with your inspector if
you are unsure about any of the inspections or the inspection sequence. On-going inspections are logged on the back of this card.
Q SWM Precon Site Mtg(4400) ® Initial Erosion Control(4365) 0 Footings/Setback(4110)
Approved To be done PRIOR to breaking ground Approved to place concrete
By Date By Date By Date
0 Foundation Wall(4115) El Drainage/Downspout(4040) 0 Plumbing Groundwork(4190).
Approved to place concrete Approved to backfill Approved to cover ,9u+V.v1 Ci'
C-S Date .. -0— .7 By Date SI/NIii By eil.vj Date 31/(di
El Slab/Concrete Floor(4255) ® Underfloor Framing(4285) El Floor Sheathing(4105)
Approved to place concrete Approved to sheath floor Approved to install flooring
By Date By riDate 3/9.2.1'"i By Date
Shear Walls(4245) Roof Sheathing(4220) 0 Rough Plumbing(4230)
'tF Approved to install siding Approved to install rooting Approved
By Date ,1�1/7By pri,..) Date ''3/' By Date 't LO I I J
El Mechanical Rough-in(4165) Ill Gas Piping(4125) Fire/Draft Stops(4095)
Approved Approved to release test Approved
By Date 14/2,61/7 By Date By Date
L'' 1 Interim Erosion Control(4370) Prior to scheduling a Framing inspection; N, �7 Framing(4120)
Approved Electrical,Plumbing&Mechanical Rough-in Approved to insulate
and Fire/Draft Stop inspections must be signed- i d
B Date off and approved. IBC 109.3.4
Y By Date I'
Q Insulation(4150) 111 Gypsum Wallboard Nailing(4130) 111 Final Erosion Control(4375)
Approved to install wallboard Approved to install mud&tape Approved
By Date €/41'7 By Date 5/5I )' ) By Date
Q Final-Mechanical(4065) El Final-Plumbing(4075) 0 Final-Building(4050)
Approved Approved Approved
By $4fb Date —1 111 -(1`' By IT Date By Date
El Rough Electrical El Final Electrical 0 Right of Way
Approved Approved Approved
By Date By Date By Date
_ • '...
. �` PERMIT EXPIRES Monday, 7 August, 2017 •
Permit Issued on Wednesday,February 8, 2017
I hereby certify that the above information is correct and that the construction on the above described property
and the occupancy and the use will be in accordance with the laws, rules and regulations of the State of
Washington and the City of Federal Way.
Owner or agent: `/j a0C6- it e ,Ar .z.�.. � 7�it
rf ate: 02, Ito-� - I
City of Federal Way
Certificate of Occupancy
This Certificate issued pursuant to the requirements of Section 111 of the International Building Code or Section
R110 of the International Residential Code is certifying that at the time of issuance,this structure was in
compliance with the various ordinances of the City regulating building construction or use.This certificate is valid
ONLY when endorsed by City staff.
Tenant Name: NORPOINT HEIGHTS LOT 8 Permit# 16-106014-00-SF
Address: 2541 SW 353RD PL
Includes: #1 #2 #3 #4
Occupancy Class: R-3
Construction Type: Type V-B
Occupancy Load: 0.00
Floor Area(sq. ft.) 0.00
Owner Name: LANDMARK HOMES INC
Owner Address: 2715 64TH AVE NE
TACOMA WA 98422
Building Official Date
The priority focus in the review and inspection made by the City prior to issuance of this Certificate was on those matters which
experience has shown most severely affect the health and safety of the general public. Although the City has made as complete
a review and inspection as is reasonably possible(within budgetary time and personnel limitations), the City neither guarantees
nor warrants to the owner/occupant or to any other person that this Certificate evidences strict compliance with each and every
ordinance or regulation of the City or the State of Washington affecting the construction or use of said structure or the land upon
which it is situated. Such compliance is the responsibility of the owner and/or occupant of the premises.
Building - Single'Vranfily
• tIly of Federal Way Permit #:16-106014=00-SF
Community Development Dept.
33325 8th Ave S
Federal Way,WA 98003 Inspection Request Line: (253)835-3050
Ph:(253)835-2607 Fax:(253)835-2609
Project Name: NORPOINT HEIGHTS LOT 8
Project Address: 2541 SW 353RD PL Parcel Number: 612500 0080
Project Description: NEW-Construction of a 2-story, 3,017 square foot single family residence with a 35 square
foot covered entry and a 470 square foot attached garage,including plumbing and mechanical.
***4 bedrooms; $350,000 estimated selling price***
Owner Applicant Contractor Lender
LANDMARK HOMES INC JULIE FISONLENNAR LENNAR NORTHWEST INC OWNER IS LENDER
2715 64TH AVE NE NORTHWEST INC 33455 6TH AVE S SUITE 1-B
TACOMA WA 98422 33455 6TH AVE S UNIT 1-B FEDERAL WAY WA 98003
FEDERAL WAY,WA 98003
Census Category: 101 -New Single Family House
Includes: #1 #2 #3 #4
Occupancy Class: R-3
Construction Type: Type V-B
Occupancy Load:
Floor Area(sq.ft.) 0.00
Additional Permit Information
New/Additional Sq.Feet-1st Floor 1574 New/Additional Sq.Feet-2nd Floor 1443
New/Additional Sq.Feet-3rd Floor 0 Occupancy#1 -Area(Sq.Feet) 0
New/Additional Sq.Feet-Basement 0 Basic Plan? No
Occupancy#1 -Construction Type Type V-B New/Additional Sq.Feet-Deck 0
New/Additional Sq.Feet-Garage 477 Mechanical to be Included Yes
Plumbing Work Valuation? 20000 Mechanical Work Valuation? 10000
Number of Stories 2 New/Additional Sq.Feet-Other 35
Plumbing to be Included? Yes New/Additional Sq.Feet-Total 3529
Will Certificate of Occupancy be Issued? Yes Occupant -Use Residence(1 or 2
family)
Comprehensive Plan Designation SF-High-Density Zo ation RS 7.2
1
Residential �//��
Total Valuation:361,834.3l7kai. TirA n$'CGI/ve)
...._.. 7£ Wt
6'0,141;:11:45460i40;t • / enaTicai U eS 3,
, 3ar .. s.41 > >. , 's
/.b.�b ..�...
Ducting 1 Fans 6 Fireplace Inserts 1
Furnaces 1 Gas Piping 4 Gas Pipe Outlets 4
Hot Water
Tan
k,s£�s .Sf1
L, .3fi 7//N 9 1 % 5;4110. umbangF
t////�� , r �
Bathtubs 3 Dishwashers 1 Laundry Washer Outlets 1
Lavatories 5 Sinks 1 Water Closets 3
Hose Bibbs 2
CONDITIONS:
1. A minimum of 5 tree units shall be planted prior to final building inspection. For questions see
approved tree calculation worksheet.
'' REC /ED • 3017 fi?
,..._ .41111\t.
DEC 212016 PERMIT APPLICATION
CITY OF
Federal Waycm'OF FEDERAL WAY
CDS —j/
7
PERMIT NUMBER / {.(/ - / 0 6 0 / V -S F TARGET DATE / _d
3
SITE ADDRESS SUITE/UNIT#
2541 SW 353rd Place Federal Way,WA
PROJECT VALUATION ZONING ASSESSOR'S TAX/PARCEL#
$ 175,000.00 RS7.2 6 1 2 5 0 0 - 0 0 8 0
TYPE OF PERMIT E 'BUILDING ❑PLUMBING 0 MECHANICAL 0 DEMOLITION ❑ ENGINEERING 0 FIRE PREVENTION
NAME OF PROJECT Norpoint Heights Lot 8
Building a new SFR 3017 SF.
PROJECT DESCRIPTION
Detailed description of work to
be included on this permit only
NAME PRIMARY PHONE
Lennar Northwest Inc. 253-590-2213
PROPERTY OWNER MAILING ADDRESS E-MAIL
33455 6th Ave S., Unit 1-B julie.fison@lennar.com
CITY STATE ZIP
Federal Way WA 98003
NAME Lennar Northwest Inc. PH253-590-2213
MAILING ADDRESS E-MAIL
CONTRACTOR 33455 6th Ave S., Unit 1-B julie.fison@lennar.com
cITYFederal Way sTAWA ZIP 98003 FAX
WA STATE CONTRACTOR'S LICENSE# EXPIRATION DATE FEDERAL WAY BUSINESS LICENSE#
CC LENNNANI893QG 11/ 7 /2017
- - - -- -
NAME --- PRIMARY PHONE
Julie Fison 253-590-2213
APPLICANT MAILING ADDRESS E-MAIL
33455 6th Ave S., Unit 1-B julie.fison@lennar.com
CITY STATE ZIP98003 FAX
Federal Way WA
NAME PRIMARY PHONE
PROJECT CONTACT Garrett Gibson 253-590-2209
(The individual to receive and MAILING ADDRESS E-MAIL
respond to all correspondence
33455 6th Ave S., Unit 1-B garrett.gibson@lennar.com
concerning this application) C1TYederal Way SWA 2198003 FAX
J
NAME
PROJECT FINANCING ® OWNER-FINANCED
When value is$5,000 or more MAILING ADDRESS,CITY,STATE,ZIP PHONE
(RCW 19.27.095)
I certify under penalty of perjury that I am the property owner or authorized agent of the property owner.I certify that to the best
of my knowledge,the information submitted in support of this permit application is true and correct.I certify that I will comply with
all applicable City of Federal Way regulations pertaining to the work authorized by the issuance of a permit.I understand that the
issuance of this permit does not remove the owner's responsibility for compliance with local, state, or federal laws regulating
construction or environmental laws,
I further agree to hold harmless the City of Federal Way as to any claim(including costs,expenses,and attorneys'fees incurred in
the investigation and defense of such claim),which may be made by any person,including the undersigned,and filed against the city,
but only where such claim arises out of the reliance of the city, including its officers and employees, upon the accuracy of the
information supplied to th„:746,a part of this application. y/�L / /
SIGNATURE: ..-://1//tDATE 2 J V EC ZO I I
PRINT NAME; June .Son
Bulletin#100—February 22,2016 Page 1 of 2 k:\Handouts\Permit Application
VALUE OF MECHANICAL WORK
MECHANICAL PERMIT $ 10,000.00
Indicate how many of each type of fixture to be installed or relocated as part of this project.Do not include existing fixtures to remain.
AIR HANDLING UNITS ( FANS 4 _ GAS PIPE OUTLETS OTHER(Describe)
i AIR CONDITIONER T FIREPLACE INSERTS HOODS(commercial)
BOILERS 1 FURNACES 1 HOT WATER TANKS(Gas)Tankless
COMPRESSORS GAS LOG SETS REFRIGERATION SYST
1 DUCTING 4 GAS PIPING WOODSTOVES
VALUE OF PLUMBING WORK
PLUMBING PERMIT
$ 20,000.00
Indicate how many of each type of fixture to be installed or relocated as part of this project.Do not include existing fixtures to remain.
3 BATHTUBS for Tun/shower combo) 5 LAVS(Hand Sinks) TOILETS WATER PIPING
1 DISHWASHERS RAINWATER SYSTEMS URINALS OTHER(Describe)
DRAINS SHOWERS VACUUM BREAKERS
DRINKING FOUNTAINS 1 SINKS(Kitchen/Utility) WATER HEATERS(Eked(
2 HOSE BIBBS SUMPS 1 WASHING MACHINES 16 TOTAL FIXTURES
GENERAL INFORMATION
CRITICAL AREAS ON PROPERTY? WATER PURVEYOR SEWER PURVEYOR VALUE OF EXISTING IMPROVEMENTS
N/A Lakehaven Utilty District N/A
EXISTING/PREVIOUS USE LOT SIZE(In Square Feet) EXISTING FIRE SPRINKLER SYSTEM? PROPOSED FIRE SUPPRESSION SYSTEM?
Vacant 7,200 ❑Yes N No 0 Yes 0 No
fire sprinkler?
RESIDENTIAL - NEW OR ADDITION
AREA DESCRIPTION(in square feet) EXISTING PROPOSED TOTAL FOR OFFICE USE
EASEMENT
FIRST FLOOR(or Mobile Home) 74 1574
SECOND FLOOR 0 1443 1443
COVERED ENTRY 0 35 35
BECK
GARAGE E' CARPORT 0 0 477 477 —
OTHER(describe), — —
Area Totals 3529
PROPOSED •TOTAL _ i-
3529 3529
.**NW HOMES 0.hu *
ESTIMATED SELLING PRICE$ 350,000.00 [#OF BEDROOMS 4 –
COMMERCIAL—NEW/ADDITION
AREA DESCRIPTION Area Occupancy Group(s) Construction #of Additional Information
Square Feet Type Stories
ADDITION
COMMERCIAL—REMODEL/TENANT IMPROVEMENTS
AREA DESCRIPTION Area is Occupancy Group(s) Construction #of Additional Information
Square Feet TyP-e Stories
TOTAL BUILDING
TENANT AREA ONLY •
PROJECT_ARE'A ONLY 1
Bulletin#100–February 22,2016 Page 2 of 2 k:\Handouts\Permit Application
• •
R, SUBMITT
Earth
DEC 017 I Solutions
• OF FEDERAL WA. N W"`
e• MUNITY DEVELOPME.
mow
January 18, 2017 Earth Solutions NW LLr
ES-4908.02 RESUBMITTED • Geotechnical Engineerinrn
Lennar NW • Construction Monitoring
JAN 2 0 2017 • Environmental Sciences
33455 - 6th Avenue South, Unit 1-B
Federal Way, Washington 98074 CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT
Attention: Mr. Garrett Gibson
Subject: Geotechnical Addendum Letter - Lot 8
Norpoint Heights
2541 Southwest 353`d Place
Federal Way, Washington
Reference: J. Eric Schuster, et al.
Geologic Map of the Tacoma Quadrangle, Washington, November 2015
GeoResources, LLC, Geotechnical Engineering Services Report,
Job: LandmarkHm.Norpoint.RG, dated January 16, 2008
United States Department of Agriculture
Natural Resources Conservation Service
Online Web Soil Survey (WSS) resource
Barghausen Consulting Engineers Inc.
Norpoint Heights Grading Exhibit, dated November 21, 2016
Dear Mr. Gibson:
In accordance with your request, Earth Solutions NW, LLC (ESNW) has prepared this
geotechnical addendum letter for Lot 8 of the Norpoint Heights residential development.
Pertinent geotechnical recommendations are provided within this letter.
Introduction
In preparation of our geotechnical addendum letter, ESNW reviewed the previously completed
geotechnical engineering study as well as performed a site visit to observe current conditions.
Based on our review, the majority of the geotechnical information provided within the
completed study is still applicable to current development plans. Additional pertinent
geotechnical information is also included within this letter. We anticipate continuing
development of the subject building lot (Lot 8) will mostly be limited to minor grading activities
and building pad preparation. Based on our field observations, current conditions within the
subject lot should prove suitable for the continuation of lot grading activities.
1305 -136th Place N.E.,Suite 201 • Bellevue,WA 98005 • (425)449-4704 • FAX(425)449-4711
i
Lennar NW ES-4908.02
January 18, 2017 Page 2
Project Description
The Norpoint Heights residential development is located at the intersection between Norpoint
Way Northeast and Southwest 353rd Place in Federal Way, Washington and consists of a
single tax pael (Kg CntPe . 2520908coveripmte0ace
The site has been rcpainrtiallyoudevelopedy with utility installation, stormwaater managementaly3. facilities r
and the onsite roadway (Southwest 353l rd Place).1Lot 84is)) located at the east central extent osfs.
the site.
We understand that continuing developmentarcNowithin 3-Lot 8 will includeng cutsproxiand fills on the5 order
of one to two feet to reach design grade. Based on our experience with similar projects and
our understanding of the proposed project, we anticipate that the new residential structure will
be two to three stories in height and constructed utilizing relatively lightly-loaded wood framing
supported on a conventional foundation. We estimate perimeter foundation loads will be on
the order of 1 to 2 kips per lineal foot and slab-on-grade loading of 150 pound per square foot
(psf).
If the above design assumptions are incorrect or change, ESNW should be contacted to review
the recommendations in this letter. ESNW should review final designs to confirm that our
geotechnical recommendations have been incorporated into the plans.
Surface Conditions
At the time of ESNW's site visit (December 2016), grading activities in the form of utility
installation, pond construction and grading and paving of Southwest 353rd Place had already
occurred. Based on our knowledge of the site and observations collected, grading within the
individual building site has been limited to minor cuts and fill placement (anticipated as
temporary placement of material cut from the grading of southwest 353rd street). At the time of
our site visit, final grading of Lot 8 had not been completed.
Subsurface Conditions
ESNW was onsite to view current site conditions as well as observe, log, and sample three
shallow subsurface explorations, excavated using a hand auger boring (HA) tool, along the
proposed building pads for the purpose of assessing soil and groundwater conditions. HA-1
will be used to characterize representative subsurface conditions for the subject Lot 8. The
hand auger boring was advanced to a maximum exploration depth of three-and-one-half feet
below existing grades. The following is a general description of the soil and groundwater
conditions encountered at the hand auger location. Please refer to the attached hand auger
boring logs for a more detailed description of the subsurface conditions.
Earth Solutions NW,LLC
• •
Lennar NW ES-4908.02
January 18, 2017 Page 3
Topsoil was primarily encountered underlying shallow fill material at HA-1 and was observed to
be approximately 18 inches thick. The topsoil was characterized by a dark brown color, the
presence of fine organic material, and small root intrusions. Fill material was encountered at
HA-1 and primarily identified as brown silty sand with gravel in a medium dense to dense and
moist condition. In general, the fill material was observed extending one-and-one-half feet
below existing grades. We anticipate that fill within the area can be attributed to road grading
activities, with current grades in the area not accurately reflecting final design grades.
Native soil conditions encountered were preliminarily identified as silty sand with trace to
significant gravels. The native silty sand was observed extending to the termini of the
subsurface exploration location and was generally encountered in a medium dense to dense
and moist condition.
Geologic Setting
The referenced geologic map indicates the subject site is underlain by glacial till deposits (Qvt),
locally referred to as Vashon till or hardpan. The referenced Web Soil Survey (WSS) resource
indicates soils of the Alderwood gravelly sandy loam series (Map Unit Symbol: AgC) across the
subject site. The Alderwood series formed in glacial till on ridges and hills. Soil conditions
likely to be encountered during construction activities are anticipated to be as outlined within
this section.
Groundwater
During our subsurface exploration completed on December 28, 2016, groundwater seepage
was not encountered at the hand auger boring locations. However, localized discrete zones of
groundwater seepage may be encountered within site excavations. It is noted groundwater
seepage rates and elevations fluctuate depending on many factors, including precipitation
duration and intensity, the time of year, and soil conditions. In general, groundwater flow rates
are higher during the wetter, winter months.
Site Preparation and Earthwork
Based upon the referenced Grading Exhibit, we anticipate cuts and fills on the order of one to
two feet will be necessary to bring the proposed Lot 8 building site to design grade. From a
geotechnical standpoint, the native soils encountered at the hand auger boring location can be
considered suitable for use as structural fill and foundation support. Soils encountered during
our subsurface exploration are considered sensitive to moisture and will degrade rapidly when
exposed to excessive moisture during construction disturbances. In this respect, a contingency
for soil amendment or import should be included in the earthwork budget.
Earth Solutions NW,LLC
• •
Lennar NW ES-4908.02
January 18, 2017 Page 4
Foundations
Based on the result of our evaluation, new foundations for the Lot 8 residential structure may
be supported on conventional foundation systems bearing on competent native soil or
structural fill used to establish building lot elevations. Where loose or unsuitable soil conditions
are exposed at foundation subgrade elevations, compaction of the soils to the specifications of
structural fill, or overexcavation and replacement with structural fill will be necessary. Any
topsoil within the building pad should be removed and the area restored (as needed) using
suitable structural fill as recommended by the geotechnical engineer at the time of lot grading
and construction. Based on the subsurface soil conditions observed during our field
exploration, we anticipate competent native soil suitable for foundation support will be exposed
at a depth of approximately three to four feet below existing grade across the majority of the
subject lot. Loose material exposed at foundation subgrade elevations should be re-
compacted or overexcavated and replaced with suitable structural fill. ESNW should observe
the exposed foundation subgrade conditions, prior to the placement of concrete formwork, to
confirm that acceptable bearing conditions have been achieved and to provide supplementary
recommendations, if necessary.
Provided that the structure will be supported as described above, the following parameters can
be used for design of the new foundations:
a Allowable soil bearing capacity 2,500 psf
• Passive earth pressure 300 pcf(equivalent fluid)
• Coefficient of friction 0.35
A one-third increase in the allowable soil bearing capacity may be assumed for short-term wind
and seismic loading conditions. With structural loading as expected, total settlement in the
range of one inch and differential settlement of about one-half inch is anticipated. The majority
of the settlements should occur during construction as dead loads are applied.
Retaining Walls
Retaining walls, if utilized, should be designed to resist earth pressures and applicable
surcharge loads. The following parameters can be used for retaining wall design:
• Active earth pressure (yielding condition) 35 pcf(equivalent fluid)
• At-rest earth pressure (restrained condition) 55 pcf
• Traffic surcharge (passenger vehicles) 70 psf (rectangular distribution)
a Passive earth pressure 300 pcf (equivalent fluid)
• Coefficient of friction 0.35
• Seismic surcharge 6H*
* Where H equals the retained height(in feet)
Earth Solutions NW, LLC
• •
Lennar NW ES-4908.02
January 18, 2017 Page 5
Drainage should be provided behind retaining walls such that hydrostatic pressures do not
develop. If drainage is not provided, hydrostatic pressures should be included in the wall
design.
Retaining walls should be backfilled with free-draining material that extends along the height of
the wall, and a distance of at least 18 inches behind the wall. The upper one foot of the wall
backfill can consist of a less permeable soil, if desired. A perforated rigid drainage pipe should
be placed along the base of the wall, and should be connected to an approved discharge
location.
Drainage
During our subsurface exploration, groundwater was not encountered within the hand auger
boring location. As such, we do not anticipate significant groundwater intrusions during site
construction activities. Should groundwater be encountered, temporary measures to control
groundwater and surface water runoff during construction will likely involve passive elements
such as interceptor trenches and sumps, as necessary.
Surface grades must be designed to direct water away from buildings, temporary/permanent
slopes and walls. The grade adjacent to the structure should be sloped away from the
structure to a suitable area, as practical. In our opinion, footing drains should be installed at or
below the invert of structural footing elements.
Preliminary Infiltration Evaluation
As part of our addendum letter preparation, we preliminarily investigated the hydrologic
capacity of site soils based on our shallow subsurface exploration, the previously prepared
study, and anticipated site conditions. Silty sand with gravel (glacial till) was primarily
encountered during our shallow subsurface exploration. In general, glacial till deposits exhibit
poor infiltration characteristics and should not be considered suitable for full infiltration
implementations. However; utilization of limited infiltration facilities or Low Impact Development
(LID) implementations may prove feasible, with successful use heavily depending on in-situ
conditions. As such, if individual lot infiltration is to be pursued, ESNW should be retained in
order to further evaluate the hydrologic capacity of the site soils.
Seismic Considerations
The 2015 IBC recognizes ASCE for seismic site class definitions. If the project will be
permitted under the 2015 IBC, in accordance with Table 20.3.1 of ASCE, Minimum Design
Loads for Buildings and Other Structures, Site Class D, should be used for design. In our
opinion, provided the proposed structure is supported as recommended in this letter,
liquefaction susceptibility is considered very low with respect to settlement impacts. The
absence of a uniformly established groundwater table and the relative density of the native
soils were the primary basis for this characterization.
Earth Solutions NW,LLC
Lennar NW ES-4908.02
January 18, 2017 Page 6
Additional Services
ESNW should also be retained to provide earthwork observation and testing, and further
consultation services during development and construction. The recommendations and
conclusions provided in this geotechnical addendum letter are professional opinions consistent
with the level of care and skill that is typical of other members in the profession currently
practicing under similar conditions in this area. A warranty is not expressed or implied.
Variations in soil and groundwater conditions observed at the hand auger boring locations may
exist, and may not become evident until construction. ESNW should reevaluate the conclusion
in this geotechnical addendum letter if variations are encountered.
We trust this geotechnical addendum letter meets your current needs. Should you have
questions regarding the content herein, or require additional information, please call.
Sincerely,` i i
EARTH SOLUTIONS NW, LLC { "- t t
B
.,
Raymond A. Coglas, P,E.
- 36018 , ,
tck lir ° '
r\s„,
Nicholas G. Stevens
Staff Geologist Principal
Attachments: Figure 1 — Hand Auger Boring Location Plan
Figure 2 — Hand Auger Boring Logs
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Hand Auger Boring Location Plan
1 ES-4908.02 Norpoint Heights ZSp. N
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