HomeMy WebLinkAboutEngineer's Design Plan BASIC SITE OBSERVATION
Job# 2025-16566 (Client #: 318031)
96 Ranch Creek Lane
Carbondale, CO 81623
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 16566_96 Ranch Creek Ln_6-17-2025 Page 1 of 8
7/2/2025
As requested, a site visit and observation were performed at the property located at the address above on 6/9/2025
at approximately 11:30 a.m. by Kyle Lichty, PE. The purpose for the site visit and observation was to review the
structure for movement of the foundation.
The subject property is a single-family home with a crawlspace located in an established neighborhood. The building
is assumed to have been built in 2004 (based on an online search of the Garfield County Assessor’s records).
The foundation is constructed of concrete and is assumed to be on spread footings. The structure appears to be
constructed of wood with lap siding and partial stone veneer. The observation was visual and limited to the
accessible portions of the exterior and the interior of the structure. For purposes of this report, we assume that the
structure faces north.
OBSERVATIONS
• Zip-level readings indicate that the structure is approximately 2.4-inches out of level from the
highest point to the lowest point. The south wall of the residence is generally lower than the north
wall by 1”-2.4”
• Noticeable drop in the floor elevation in the vicinity of the southeast corner
• Cracking/ settlement of front patio slab
• Multiple vertical cracks in foundation on west side of garage
• Cracking of interior finishes in multiple areas around the residence:
• South wall around doors and windows
• South and west wall of garage
• Settlement/ cracking of garage slab along control joints
COMMENTARY
At the time of the observation, there were multiple areas of concern. The cracks observed in the walls were
likely caused by vertical movement of the foundation. The vertical movement was indicated by the cracks
in the interior finishes, cracks/ movement of the garage slab, the uneven floors, the cracks in the
foundation, and the zip-level measurements taken during the site visit. These movements were most likely
caused by contraction and expansion of the soil due to changing moisture content, as well as the vicinity of
the residence to a creek on the south side. Additionally, the homeowner indicated that a former structure
existing on the lot and was demolished in order to build the existing residence, indicating that the soil that
the foundation was founded on may not have had ideal compaction.
The following is a list of recommended repairs that should be made to stabilize the foundation, prioritized
by severity.
BASIC SITE OBSERVATION
Job# 2025-16566 (Client #: 318031)
96 Ranch Creek Lane
Carbondale, CO 81623
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 16566_96 Ranch Creek Ln_6-17-2025 Page 2 of 8
RECOMMENDED REPAIRS
• Install (16) new push piers under the east, south and west foundation walls to help mitigate future vertical
movement in these areas.
• Install (2) supplemental monoposts under the primary beams lines toward the south end of the residence.
BASIC SITE OBSERVATION
Job# 2025-16566 (Client #: 318031)
96 Ranch Creek Lane
Carbondale, CO 81623
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 16566_96 Ranch Creek Ln_6-17-2025 Page 3 of 8
SUGGESTED MAINTENANCE AND REPAIRS
• Monitor the structure for further signs of vertical movement. These signs may include new or worsening
cracks in the interior finishes, new or worsening cracks in the foundation, floors that become more out of
level, and/or doors and windows that become difficult to operate. If further signs of vertical movement are
observed, the building owner should contact DL Engineering for further assessment.
• Monitor the foundation for signs of lateral movement. These signs may include new or worsening cracks in
the foundation, subsiding of soil surrounding the foundation, damage to the basement interior finishes,
and/or moisture intrusion in the basement. If further signs of lateral movement are observed, the building
owner should contact DL Engineering for further assessment.
• It appears there has been some vertical movement of the basement slab. Polyurethane foam injection
beneath the slab could be utilized to help raise any areas of the basement slab that have settled. The
movement of the basement slab is not negatively affecting the structure.
• Ensure proper grading and drainage around the perimeter of the structure to help prevent excess moisture
accumulation in the soil surrounding the foundation. Doing so help will reduce soil volume fluctuations and
pressure on the foundation. See best practices for foundation maintenance for additional information.
• Due to the moisture intrusion, a perimeter drain may be helpful in controlling excess moisture around the
foundation.
• Patch and monitor any cracks in concrete and interior finishes. This will give a baseline for any new
movement. If new movement is observed, contact DL Engineering Inc. for further assessment.
• Differential vertical movement of the foundation is caused by several variables which are beyond our ability
to control or forecast. This observation only addresses the areas that appear to be actively moving and
includes recommendations to stabilize these areas. With any vertical foundation movement, the only way
to ensure complete stability is to fully underpin the entire foundation. The extent and aggressiveness of the
foundation repairs should be carefully considered by the Owner and will depend on thei r tolerance for risk,
the possibility of future damage, and cost.
• Lateral movement of the foundation is caused by several variables which are beyond our ability to control
or forecast. This observation only addresses the areas that appear to be actively moving and includes
recommendations to stabilize these areas. With any lateral foundation movement, the only way to ensure
complete stability is to fully brace the entire foundation. The extent and aggressiveness of the foundation
repairs should be carefully considered by the Owner and will depend on their tolerance for ri sk, the possibility
of future damage, and cost.
BEST PRACTICES FOR FOUNDATION MAINTENANCE
The following best practices are actions to maintain the service life of the foundation that can be applied to all
structures. Proper site drainage and placement of vegetation alone may not prevent movement of a structure;
however, they are prudent steps to avoid the contraction and expansion of the soil due to changing moisture
content. We share the following information, which is not property specific, with all our clients.
SITE DRAINAGE
The moisture around foundation elements must be controlled for the useful life of the building . Lack of proper
drainage is often a contributing factor to foundation damage observed . The site drainage around the structure must
be maintained such that precipitations will quickly drain away . The use of proper slope slabs-on-grade, moisture
BASIC SITE OBSERVATION
Job# 2025-16566 (Client #: 318031)
96 Ranch Creek Lane
Carbondale, CO 81623
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 16566_96 Ranch Creek Ln_6-17-2025 Page 4 of 8
barriers, swales, and surface/subsurface drainage systems are strongly recommended. Extensions should be
attached to properly functioning downspouts and roof drains such that they discharge a minimum of 10 feet away
from the structure.
SITE VEGETATION
The vegetation around the perimeter of the structure can eventually lead to foundation movements . Vegetation can
hold moisture in soil and create excessive pressure on the foundation system . In order to reduce the risk, bushes,
shrubs, and trees should be carefully removed by an experienced professional. Care should be taken to not further
disturb or damage the existing foundation system.
Planters and other surface features which could retain water should be eliminated and properly graded to reduce
the possibility of moisture infiltrating around the foundation.
BASIC SITE OBSERVATION
Job# 2025-16566 (Client #: 318031)
96 Ranch Creek Lane
Carbondale, CO 81623
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 16566_96 Ranch Creek Ln_6-17-2025 Page 5 of 8
SITE VISIT PHOTOS
Figure 1: Cracking/ settlement of front patio slab
Figure 2: Vertical crack in west wall of garage
BASIC SITE OBSERVATION
Job# 2025-16566 (Client #: 318031)
96 Ranch Creek Lane
Carbondale, CO 81623
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 16566_96 Ranch Creek Ln_6-17-2025 Page 6 of 8
Figure 3: Cracking of interior finishes adjacent to window on south wall
Figure 4: Cracking of interior finishes adjacent to window on south wall
BASIC SITE OBSERVATION
Job# 2025-16566 (Client #: 318031)
96 Ranch Creek Lane
Carbondale, CO 81623
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 16566_96 Ranch Creek Ln_6-17-2025 Page 7 of 8
Figure 5: Cracking of interior finishes adjacent to window on south wall where garage and habitable space meet
Figure 6: Cracking of interior finishes near southwest corner of garage
BASIC SITE OBSERVATION
Job# 2025-16566 (Client #: 318031)
96 Ranch Creek Lane
Carbondale, CO 81623
9100 W Jewell Ave STE. 200
Lakewood, CO 80232
720-440-9450
www.dlengineer.com
Observation Report - 16566_96 Ranch Creek Ln_6-17-2025 Page 8 of 8
DISCLAIMER
In as much as the site review of an existing structure for the purpose of observing the structure conditions requires
that certain assumptions be made regarding existing conditions and because some of these assumptions may not
be verifiable without expending additional sums of money or destroying otherwise adequate or serviceable portions
of the building, the Client agrees that, except for negligence on the part of the Engineer, the Client will hold harmless,
indemnify and defend Engineer from and against a ny and all claims arising out of the professional services we have
provided.
If you should have any further questions, please feel free to contact me at (720) 440 -9450 or
klichty@dlengineer.com.
Sincerely,
Kyle Lichty, PE
EXPIRES 10/31/2025
ACRONYMS:
(E)EXISTING
(N) NEW
H.P =HELICAL PIER
M.P.=MONOPOST
P.P =PUSH PIER
W.A.=WALL ANCHOR
W.B.=WALL BRACE
C.F.=CARBON FIBER
H.P. #x
(xxxx#)
LEGEND:
HELICAL PIER #
LOAD ON PIER
M.P. #x MONOPOST #
P.P. #x
(xxxx#)
PUSH PIER #
LOAD ON PIER
W.A. #x WALL ANCHOR #
M.P. & H.P. #x
(xxxx#)
MONOPOST & HELICAL PIER #
LOAD ON PIER
W.B. #x WALL BRACE #
C.F. #x CARBON FIBER #
1.Install (16) push piers under the foundation walls to mitigate future vertical movement:
1.1.(9) piers under the south wall
1.2.(5) piers under the east wall
1.3.(2) piers under the west walls
2.Install (2) supplemental monoposts under the primary beam lines toward the south
end of the residence.
BUILDER INFORMATION:
Groundworks, Grand Junction
2575 U.S. 6
Grand Junction CO 81501
United States
S1-1 GENERAL NOTES / LEGEND
S1-2 GENERAL NOTES
S1-3 GENERAL NOTES
S1-4 GENERAL NOTES
S1-5 GENERAL NOTES
S2-1 FOUNDATION LAYOUT
S3-1 TYP. PUSH PIER DETAIL
S3-2 TYP. MONOPOST
SCOPE OF WORK
INDEX OF SHEETS
Load Type Load Subcategory Load (psf)
Dead Loads
Floor 12
Roof 20
Walls 10
Live Loads
Floor, Residential 40
Roof 20
Snow Loads
Ground 40
Roof 40
Additional Design Criteria
Load Type Load Subcategory Value
Wind Loads
Risk Category 2
Exposure Category C
Basic Wind Speed 115 mph
Seismic
Loads
Seismic Design Category B
Site Class (per USGS)D
Earth Load Soil Bearing Capacity (assumed)1,500 psf
Design Criteria
Building
Code
2015 IBC, 2015 IRC
with Garfield County Amendments
DL ENGINEERING INC.
9100 W. JEWELL AVENUE
LAKEWOOD, CO 80232
720-440-9450
WWW.DLENGINEER.COM
FOUNDATION STABILIZATION AT
96 RANCH CREEK LANE
CARBONDALE, CO 81623
OWNER: GAGLIONE
DATE:6/17/2025
OF 8 ----S1-1
KL7/2/2025
2025-16566
JOB #:
DATE:
REV.
PAGE:CHECKED BY:
BY:
EXPIRES 10/31/2025
General Notes:
1.Construction documents are valid for a single use at the project location and shall not be reused, copied, or reproduced
without written approval of the registered design professional in reasonable charge.
2.The contractor is responsible for the methods, means and sequence of all structural erection except when specifically noted
otherwise in the construction documents. The contractor shall provide temporary shoring and bracing, providing adequate vertical
and lateral support during erection. Shoring and bracing shall remain in place until all permanent members are placed and all final
connections are completed.
3.The contractor agrees that, in accordance with generally accepted construction practices, the contractor will be required to
assume sole and complete responsibility for job site conditions during the course of construction of the project, including safety of
all persons and property. This requirement shall be made to apply continuously and not be limited to normal working hours. The
contractor further agrees to defend, indemnify and hold owner and engineer harmless from any and all liability, real or alleged, in
connection with the performance of work on this project, exempting liability arising from the sole negligence of engineer.
4.All existing sizes, dimensions and foundation damage shall be field verified by the contractor and owner prior to
construction. Discrepancies with the construction documents shall be reported to the structural engineer for additional
recommendations (if any).
5.The contractor shall stabilize the structure only unless otherwise requested by the owner. No attempt shall be made to lift or
plumb the foundation wall without approval from the owner and structural engineer.
Field Verification:
1.Contractor and Owner shall thoroughly inspect and survey existing structure to verify dimensions, elevations, framing, etc.
which affect the work shown on the drawings.
2.Report any variation or discrepancies to the structural engineer before proceeding with work.
Foundation Design:
1.All helical piles, push piers, helical anchor tiebacks, wall anchor tiebacks and connection hardware shall be designed and
installed by supplier, such that they provide the minimum allowable capacities as indicated on the drawings. All capacities shown
on the drawings are unfactored service loads and have not been reduced for live load reductions.
2.Design of individual and continuous footings is based on an assumed maximum allowable bearing pressure of 1500 lbs. per
square foot (dead load plus full live load), placed on the natural undisturbed soil, or compacted structural fill below frost depth.
Steel Helical Piers:
1.Grip-Tite (round shaft) Helical Pier, P/N GTRDS2875-0203 with FP3BA bracket assembly, unless noted otherwise. Piers to
conform with ICC-ES ESR-3533 Evaluation Report.
2.Install with Pro-Dig X9 torque head to a maximum of 4,800 ft-lbs torque.
3.Pier depth is dependent on depth of bearing soil adequate to provide the specified torque resistance, therefore, depth is not
specified. Pier to be advanced until torque is attained.
4.Installation torque serves as empirical verifications of pier capacity, yielding an onsite load test for each pier. Therefore,
soils testing is not necessary for generating a theoretical capacity.
5.Piers shall be 8” minimum helical piers, installed at locations shown on the plans.
6.It is assumed the each new pier will achieve penetration into bedrock or competent soil, and can be installed to the specified
capacity. Should bedrock or competent soil not be reached within reasonable depth this office should be notified for further
instructions.
7.Contractor is to maintain accurate pier depth and pressure / torque charts for each pier, showing depth and pressure /
torque at each shaft section. Charts shall be filled out in real time during installation, and maintained onsite for engineer review
during inspection. Charts shall be provided to engineer in final form upon completion.
Steel Push Piers:
1.IMG Push Pier Model No. IMG PP21617-34 system with PP21617-34B bracket assembly, unless noted otherwise. Piers to
conform with ICC PER-17107 and ICC-ES ESR-5005 Evaluation Reports.
2.Install with a calibrated hydraulic ram with known pressure-to-axial-force ratio.
3.Pier depth is dependent on depth of bearing soil adequate to provide the specified pressure resistance, therefore, depth is
not specified. Pier to be advanced until refusal is attained.
4.Installation pressure serves as empirical verifications of pier capacity, yielding an onsite load test for each pier. Therefore,
soils testing is not necessary for generating a theoretical capacity.
capacity. Should bedrock or competent soil not be reached within reasonable depth this office should be notified for further
torque at each shaft section. Charts shall be filled out in real time during installation, and maintained onsite for engineer review
believe this exemption falls under the scope of this project. The intention of the project is to improve serviceability and mitigate
cosmetic damage. There did not appear to be any life/safety risks that would need to be considered as part of the scope of this
cement. Concrete susceptible to freeze shall be formulated or maximum frost resistance in accordance with the ACI manual of
DL ENGINEERING INC.
9100 W. JEWELL AVENUE
LAKEWOOD, CO 80232
720-440-9450
WWW.DLENGINEER.COM
FOUNDATION STABILIZATION AT
96 RANCH CREEK LANE
CARBONDALE, CO 81623
OWNER: GAGLIONE
DATE:6/17/2025
OF 8 ----S1-2
KL7/2/2025
2025-16566
JOB #:
DATE:
REV.
PAGE:CHECKED BY:
BY:
EXPIRES 10/31/2025
The contractor is responsible for the methods, means and sequence of all structural erection except when specifically noted
otherwise in the construction documents. The contractor shall provide temporary shoring and bracing, providing adequate vertical
and lateral support during erection. Shoring and bracing shall remain in place until all permanent members are placed and all final
The contractor shall stabilize the structure only unless otherwise requested by the owner. No attempt shall be made to lift or
Design of individual and continuous footings is based on an assumed maximum allowable bearing pressure of 1500 lbs. per
Pier depth is dependent on depth of bearing soil adequate to provide the specified torque resistance, therefore, depth is not
It is assumed the each new pier will achieve penetration into bedrock or competent soil, and can be installed to the specified
5.Piers shall be installed at locations shown on the plans.
6.It is assumed the each new pier will achieve penetration into bedrock or competent soil, and can be installed to the specified
capacity. Should bedrock or competent soil not be reached within reasonable depth this office should be notified for further
instructions.
7.Contractor is to maintain accurate pier depth and pressure / torque charts for each pier, showing depth and pressure /
torque at each shaft section. Charts shall be filled out in real time during installation, and maintained onsite for engineer review
during inspection. Charts shall be provided to engineer in final form upon completion.
Carbon Fiber:
1.Rhino Carbon Fiber CFRP System, unless noted otherwise. Carbon fiber to conform with ICC-ES ESR-4071 Evaluation
Report.
Wall Braces:
1.Independence Materials Group (IMG) Intellibrace Foundation Wall Support System, unless noted otherwise. Wall braces to
conform with ICC-ES ESR-5010 Evaluation Report.
Wall Anchors:
1.Grip-Tite Wall Anchor System, unless noted otherwise. Wall anchors to conform with ICC-ES ESR-5055 Evaluation Report.
Monoposts:
1.IMG Intellijack Support Column, unless noted otherwise. Monoposts to conform with ICC-ES ESR-5007 Evaluation Report.
Structural Observations & Special Observations:
1.Structural Observations will be performed.
2.Per IBC Section 1704.2 Exceptions - “Special inspections and tests are not required for construction of minor nature”. We
believe this exemption falls under the scope of this project. The intention of the project is to improve serviceability and mitigate
cosmetic damage. There did not appear to be any life/safety risks that would need to be considered as part of the scope of this
project.
Cast-in-Place Concrete:
1.All concrete design is based on the “Building Code requirements for Reinforced Concrete” (ACI 318)
All structural concrete shall have a minimum 28-day compressive strength as follows:
1.1 Footings: 3,500psi
1.2 Slab on Grade: 3,500psi
1.3 Foundation walls: 3,500psi
2.Concrete shall be placed on proportioned utilizing Type 1 cement except, concrete exposed directly to soil shall use Type 2
cement. Concrete susceptible to freeze shall be formulated or maximum frost resistance in accordance with the ACI manual of
Concrete Practice.
3.Cold weather and or hot weather placing procedures shall be provided, if conditions warrant, as recommended in the ACI
manual of Concrete practice.
4.Existing concrete is assumed to have a compressive strength of 2,500psi.
Reinforcing Steel:
1.All detailing, fabrication, and placement of reinforcing steel shall be in accordance with the ACI Manual of Concrete Practice.
2.Reinforcing bars shall conform to ASTM A615-79 and shall be grade 60.
3.Except as noted on the drawings, minimum concrete protection for reinforcing shall be in accordance with ACI 318.
4.No. 5 or larger reinforcing bars shall not be re-bent.
5.Welding of rebar is not permitted unless procedure is approved by the Structural Engineer.
Structural Steel:
1.Structural Steel shall be detailed, fabricated and erected in accordance with AISC Specification for Structural Steel
Buildings, and “Code of Standard Practices”.
2.Structural Steel shall be confirmed to the following grades:
trusses, joists, or beams to other members at flush-framed conditions. Use maximum number and size of nails indicated in
responsible for annual surveys certifying project success. We would suggest that a baseline survey be conducted immediately.
Engineer should be present to observe the re-pressuring. A final report should be provided by the Geotechnical Engineer after
likely make future repairs more difficult and costly. Furthermore, it has been our experience that once a structure begins moving, it
will likely continue to so (unless action is taken) resulting in further settling, heaving, unsightly cracks, doors/widows not
functioning properly and possible foundation wall collapse. The extent and aggressiveness of the foundation repairs should be
carefully considered by the Owner and will depend on their tolerance for risk, the possibility of future damage, and cost.
movement is concentrated. Although this will address specific situations, it is possible that foundation movements will occur
would greatly reduce the risk of future foundation damage and movement. It is our understanding that the Owner would not like to
drainage is often a contributing factor to foundation damage observed. It is our opinion that site drainage around the structure must
be maintained such that precipitations will quickly drain away. The use of proper slope slabs-on-grade, moisture barriers, swales
and surface/subsurface drainage systems are strongly recommended. Extension should be attached to properly function
hold moisture in soil and create excessive pressure on the foundation system. In order to reduce the risk, bushes, shrubs and
trees should be carefully removed by an experienced professional. Care should be taken to not further disturb or damage the
DL ENGINEERING INC.
9100 W. JEWELL AVENUE
LAKEWOOD, CO 80232
720-440-9450
WWW.DLENGINEER.COM
FOUNDATION STABILIZATION AT
96 RANCH CREEK LANE
CARBONDALE, CO 81623
OWNER: GAGLIONE
DATE:6/17/2025
OF 8 ----S1-3
KL7/2/2025
2025-16566
JOB #:
DATE:
REV.
PAGE:CHECKED BY:
BY:
EXPIRES 10/31/2025
It is assumed the each new pier will achieve penetration into bedrock or competent soil, and can be installed to the specified
All detailing, fabrication, and placement of reinforcing steel shall be in accordance with the ACI Manual of Concrete Practice.
2.1 W- & WT- Shapes: ASTM A36, A992
2.2 Plates & Angles: A36
2.3 HSS: ASTM A500 gr B
2.4 Steel Pipe: ASTM A53 gr B
3.All bolts shall conform to the ASTM A325 except anchor bolts which shall conform to ASTM A307. Bolt Size shall be ¾”,
unless noted otherwise on the drawings.
4.All welding shall be by a certified welder in accordance with ACIS and AWS specifications and recommendation.
Structural Wood framing:
1.Except where noted otherwise, all 2” members shall be Hem-Fir No. 2 and better.
2.Except as noted otherwise, minimum nailing shall be provided as specified in Table No 2304.10.1 “Fastening Schedule” of
the IBC. All nails shall be common type, unless noted otherwise.
3.Unless noted otherwise, steel connectors such as those manufactured by Simpson Company, shall be used to join rafters,
trusses, joists, or beams to other members at flush-framed conditions. Use maximum number and size of nails indicated in
manufactures tables U.N.O. all nails holes shall be filled.
4.All multiple members shall be glued & nailed together.
5.All wood in contact with concrete or exposed to weather, shall be pressure treated Douglas Fir-Larch No. 2 or equal.
6.Structural members shall not be cut for pipes, etc. Unless specifically noted or detailed.
Periodic surveys:
1.Periodic surveys of the supported structures should be conducted to assure project success. The Owner should be
responsible for annual surveys certifying project success. We would suggest that a baseline survey be conducted immediately.
The owner shall submit all findings and reports to the Structural Engineer.
2.If vertical movement of the piers is discovered, the piers should be re-pressured. A representative of the Geotechnical
Engineer should be present to observe the re-pressuring. A final report should be provided by the Geotechnical Engineer after
observing the re-pressuring.
Foundation Stabilization:
1.Although observed foundation damage typically does not pose an immediate health and hazard risk, delaying mitigation will
likely make future repairs more difficult and costly. Furthermore, it has been our experience that once a structure begins moving, it
will likely continue to so (unless action is taken) resulting in further settling, heaving, unsightly cracks, doors/widows not
functioning properly and possible foundation wall collapse. The extent and aggressiveness of the foundation repairs should be
carefully considered by the Owner and will depend on their tolerance for risk, the possibility of future damage, and cost.
2.If the owner chooses to do so the foundation could be stabilized only at visibly damaged locations and areas where
movement is concentrated. Although this will address specific situations, it is possible that foundation movements will occur
elsewhere.
3.If the Owner chooses to do so, the entire foundation could be mitigated. A general system repair, although more costly,
would greatly reduce the risk of future foundation damage and movement. It is our understanding that the Owner would not like to
pursue this repair option, unless noted otherwise.
Site Drainage:
1.We believe that the moisture around foundation elements must be controlled for the useful life of the building. Lack of proper
drainage is often a contributing factor to foundation damage observed. It is our opinion that site drainage around the structure must
be maintained such that precipitations will quickly drain away. The use of proper slope slabs-on-grade, moisture barriers, swales
and surface/subsurface drainage systems are strongly recommended. Extension should be attached to properly function
downspouts and roof drains discharge a minimum of 10 feet away from the structure.
Site vegetation:
1.We believe that vegetation around the perimeter of structures can eventually lead to foundation movements. Vegetation can
hold moisture in soil and create excessive pressure on the foundation system. In order to reduce the risk, bushes, shrubs and
trees should be carefully removed by an experienced professional. Care should be taken to not further disturb or damage the
existing foundation system.
2.Planters and other surface features which could retain water should be eliminated and properly graded to reduce the
possibility of moisture infiltrating around the foundation. Irrigation systems and excessive moisture adjacent to structures can
introduce unwanted moisture, possibly resulting in settling and or heaving. The Owner should consider removing irrigation systems
certain assumptions be made regarding existing conditions and because some of these assumptions may not be verifiable without
expending additional sums of money or destroying otherwise adequate or serviceable portions of the building, the Client agrees
that, except for negligence on the part of the Engineer, the Client will hold harmless, indemnify and defend Engineer from and
against any and all claims arising out of the professional services we have provided.
DL ENGINEERING INC.
9100 W. JEWELL AVENUE
LAKEWOOD, CO 80232
720-440-9450
WWW.DLENGINEER.COM
FOUNDATION STABILIZATION AT
96 RANCH CREEK LANE
CARBONDALE, CO 81623
OWNER: GAGLIONE
DATE:6/17/2025
OF 8 ----S1-4
KL7/2/2025
2025-16566
JOB #:
DATE:
REV.
PAGE:CHECKED BY:
BY:
EXPIRES 10/31/2025
likely make future repairs more difficult and costly. Furthermore, it has been our experience that once a structure begins moving, it
would greatly reduce the risk of future foundation damage and movement. It is our understanding that the Owner would not like to
We believe that the moisture around foundation elements must be controlled for the useful life of the building. Lack of proper
drainage is often a contributing factor to foundation damage observed. It is our opinion that site drainage around the structure must
We believe that vegetation around the perimeter of structures can eventually lead to foundation movements. Vegetation can
possibility of moisture infiltrating around the foundation. Irrigation systems and excessive moisture adjacent to structures can
introduce unwanted moisture, possibly resulting in settling and or heaving. The Owner should consider removing irrigation systems
or simply not use them.
Disclaimer:
1.In as much as the site review of an existing structure for the purpose of observing the structure conditions requires that
certain assumptions be made regarding existing conditions and because some of these assumptions may not be verifiable without
expending additional sums of money or destroying otherwise adequate or serviceable portions of the building, the Client agrees
that, except for negligence on the part of the Engineer, the Client will hold harmless, indemnify and defend Engineer from and
against any and all claims arising out of the professional services we have provided.
DL ENGINEERING INC.
9100 W. JEWELL AVENUE
LAKEWOOD, CO 80232
720-440-9450
WWW.DLENGINEER.COM
FOUNDATION STABILIZATION AT
96 RANCH CREEK LANE
CARBONDALE, CO 81623
OWNER: GAGLIONE
DATE:6/17/2025
OF 8 ----S1-5
KL7/2/2025
2025-16566
JOB #:
DATE:
REV.
PAGE:CHECKED BY:
BY:
EXPIRES 10/31/2025
NOTES:
1.SEE SHEETS S1-1 THROUGH S1-5 FOR GENERAL NOTES.
2.M.P. #1 AND #2 ARE SUPPLEMENTAL, DO NOT REMOVE
EXISTING POSTS OR FOOTINGS
0'8'
1/8" = 1'-0"
FOUNDATION LAYOUT1
= P.P.
GARAGE /
SLAB
HOUSE/
CRAWLSPACE (E
)
B
E
A
M
(E
)
B
E
A
M
(N) P.P. #1
(12.5k)
(N) P.P. #2
(12.5k)
(N) P.P. #3
(12.5k)
(N) P.P. #4
(12.5k)
(N) P.P. #5
(12.5k)
(N
)
P
.
P
.
#
6
(1
2
.
5
k
)
(N
)
P
.
P
.
#
7
(1
2
.
5
k
)
(N
)
P
.
P
.
#
8
(1
2
.
5
k
)
(N
)
P
.
P
.
#
9
(1
2
.
5
k
)
(N
)
P
.
P
.
#
1
0
(1
2
.
5
k
)
(N) P.P. #11
(12.5k)
6'
-
0
"
6'
-
0
"
6'
-
0
"
6'
-
0
"
8"
6'-0"6'-0"6'-0"6'-9"7'-0"
8"
1
S3-1
N
FRONT OF HOUSE
(E) POSTS
TYP OF (8)
4'
-
0
"
6'
-
0
"
(N
)
M
.
P
.
#
2
(N
)
M
.
P
.
#
1
= M.P.
2
S3-2
(N
)
P
.
P
.
#
1
3
(1
2
.
5
k
)
(N
)
P
.
P
.
#
1
4
(1
2
.
5
k
)
(N) P.P. #16
(12.5k)
(N
)
P
.
P
.
#
1
5
(1
2
.
5
k
)
8"
(N
)
P
.
P
.
#
1
2
(1
2
.
5
k
)
8"6'-4"6'-4"
6'
-
0
"
DL ENGINEERING INC.
9100 W. JEWELL AVENUE
LAKEWOOD, CO 80232
720-440-9450
WWW.DLENGINEER.COM
FOUNDATION STABILIZATION AT
96 RANCH CREEK LANE
CARBONDALE, CO 81623
OWNER: GAGLIONE
DATE:6/17/2025
OF 8 ----S2-1
KL7/2/2025
2025-16566
JOB #:
DATE:
REV.
PAGE:CHECKED BY:
BY:
EXPIRES 10/31/2025
0'1'0'1'0'1'
1" = 1'-0"
TYP. PUSH PIER DETAIL1
PUSH PIER BRACKET
P/N: IMG PP21617-34B (N) PUSH PIER,
SLEEVE AND BEARING CAP
P/N: IMG PP21617-34
5' MIN. DEPTH AND DEPTH
TO ACHIEVE REFUSAL
NOTCH FOOTING TO BE
FLUSH WITH EDGE OF STEM
WALL, MINIMIZE EXTENT OF
CUT BEYOND EDGES OF PIER
(E) FOUNDATION
WALL
0'1'
(E) CRAWLSPACE
FIELD VERIFY
B.O. (E) FOOTING
DL ENGINEERING INC.
9100 W. JEWELL AVENUE
LAKEWOOD, CO 80232
720-440-9450
WWW.DLENGINEER.COM
FOUNDATION STABILIZATION AT
96 RANCH CREEK LANE
CARBONDALE, CO 81623
OWNER: GAGLIONE
DATE:6/17/2025
OF 8 ----S3-1
KL7/2/2025
2025-16566
JOB #:
DATE:
REV.
PAGE:CHECKED BY:
BY:
EXPIRES 10/31/2025
0'2'0'2'
(N) INTELLIJACK MONO POST
BY INDEPENDENCE MATERIALS GROUP
FIELD CUT TO LENGTH
(E) BEAM
(E) JOISTS
INTELLIJACK TOP PLATE IJ-TP
ATTACH THE TOP PLATE TO THE
BEAM PER MANUFACTURER
INSTRUCTIONS OR
MIN. (4) SIMPSON 2" SDWS OR
EQUIV. FASTENERS.
FIELD VERIFY
B.O. (E) BEAM
FIELD VERIFY
T.O. (E) GRADE
(N) FOOTING
CRUSHED ROCK
2' x 2' x 2'
CRUSHED ROCK TO CONFORM TO
REQUIREMENTS PER IRC R403.4.1
AND ASTM C33
1/2" = 1'-0"
TYP. MONOPOST DETAIL1
(N) PRECAST CONCRETE PAD FOOTING
DIAMETER: 14"
DEPTH: 6"
EMBED IN THE CRUSHED ROCK BASE
INTELLIJACK BOTTOM PLATE IJ-BP
ATTACH PER MANUFACTURERS SPECS
WITH 5 8"x414" SLEEVE ANCHOR
DL ENGINEERING INC.
9100 W. JEWELL AVENUE
LAKEWOOD, CO 80232
720-440-9450
WWW.DLENGINEER.COM
FOUNDATION STABILIZATION AT
96 RANCH CREEK LANE
CARBONDALE, CO 81623
OWNER: GAGLIONE
DATE:6/17/2025
OF 8 ----S3-2
KL7/2/2025
2025-16566
JOB #:
DATE:
REV.
PAGE:CHECKED BY:
BY:
EXPIRES 10/31/2025