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Slowly but slowly.
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Hi gang,
After 5 months, we FINALLY got our soils report! Thankfully, it was worth the wait - as stated in the report, "based on our findings the site's soil conditions are appropriate for the proposed structure".
So, the schedule has probably slipped a little. We should be in for permits in Mid-July and hopefully we'll have a shovel in the ground in early September.
This delay has given us a lot of time to investigate systems and specifications. We're looking into a green roof for the carport and the LV, a hydronic (radiant floor) system for the lower level, solar panels and some home automation technology.
But for now, its just one foot after the other. The soils report is in to the City of Los Angeles for review, can't be expedited because it's a hillside, takes 6-8 weeks. Our structural engineer is revising the basic plans to accomodate the complexities of our foundation system. Our civil engineer is getting busy.
By the way, the soils report specified 24" friction piles embedded in bedrock...yes, they found some pretty good bedrock at 4'-8'. Of course, there will be full-time inspections required during the deep foundation work...
And we (reluctantly) took down a couple of big trees, including a big old eucalyptus. We'll plant two new trees in its place.
More soon. Peter
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Slab on Grade
It's very likely that the existing shack was sitting on a slab on grade...the interesting thing was that during the waterflows this winter, there was a substantial amount of water passing under the house.
We are planning to use the Horizon foundation finishing system by tremco to waterproof and insulate the lower level of the new house.
Dear Trailblazer
Hey Angeleno,
I find myself owning a hillside lot in LA and it looks like you’ve done much of the groundwork for me as far as an LVL home goes.
I just pulled out of a project with another manufactured home company. Their cost projections and the reality were off by a mile (many miles actually). The LVL with “basement”, in this case lower floor as I have a down-slope lot, seems like a perfect alternative solution.
I was on the verge of submitting for permits on my other project, so I pretty much have my ducks in a row with the city. I’m wondering how you are fairing on the engineering side of things. I’m also wondering if you’ve taken your preliminary plans into the city to determine if there are any unforeseen problems before you actually submit.
Are your cost estimates holding up? Does your contractor want to meet another potential customer? Is there anything that I might answer for you, given my recent experience with the city?
Great Team
Hi CHarwood -
I've got a great team...especially good engineer and builder. Happy to make an introduction.
We feel pretty comfortable with the City's review process as we've been through it numerous times. Thanks for your offer to help.
Again, let me know if you'd like any contact info for our team.
Peter
Team
Hi Peter,
I'd love the info. You can email me at ikarumba@hotdial.net.
Thanks for the offer and I'll continue to enjoy watching your postings.
Chris
referrals please
Me to on the builder/contractor/anyone-who-can-help-in-LA referrals.
diane @ fatbrain (dot) ca
makes you wonder
what was the existing house sitting on?