I was having my morning coffee on Friday when the phone rang. The lady was refinancing and things came to a halt till she obtained an Elevation Certificate. The site is in Ventura County, California. About a 40 minute drive from home. Told her I would email her a contract and be there in the morning. Showed up, she handed me a check and the garage door opener and left. Headed up the coast to Santa Barbara for the day. She said the car is unlocked. Close up when you are done and lock the garage door remote in the car (parked in the drive. Bench mark was about 1,800 feet away. Ran a loop to the site and closed back to the benchmark. Came within 0.02 ft.
Site was in Zone VE (13). The construction best fit Diagram #6. Everything was above the Base Flood, even the front garage slab (El. 13.14). However, the garage was a double wide and two bays deep. For some odd reason, the back garage bay was about 9" lower than the front bay. I think they had a problem with ceiling clearance when you go back 2% for 44 ft. The front bay had 8 ft. ceiling and the back bay 7 ft. If the garage slab went straight grade at 2%, they would have only had a 6.12 ft. clearance at the back of the garage bay where the door and steps up to the first floor level are. Dropping the slab would have given them the clearance to frame a doorway.
Since the back garage bay is below the Base Flood, do I treat it as an "enclosure". If so, do I fill in this lower slab elevation in C2(a) where it asks for the top of bottom floor (including basement, crawl space or enclosure floor)? I would appreciate any opinions.
> I was having my morning coffee on Friday when the phone rang. The lady was refinancing and things came to a halt till she obtained an Elevation Certificate. The site is in Ventura County, California. About a 40 minute drive from home. Told her I would email her a contract and be there in the morning. Showed up, she handed me a check and the garage door opener and left. Headed up the coast to Santa Barbara for the day. She said the car is unlocked. Close up when you are done and lock the garage door remote in the car (parked in the drive. Bench mark was about 1,800 feet away. Ran a loop to the site and closed back to the benchmark. Came within 0.02 ft.
>
> Site was in Zone VE (13). The construction best fit Diagram #6. Everything was above the Base Flood, even the front garage slab (El. 13.14). However, the garage was a double wide and two bays deep. For some odd reason, the back garage bay was about 9" lower than the front bay. I think they had a problem with ceiling clearance when you go back 2% for 44 ft. The front bay had 8 ft. ceiling and the back bay 7 ft. If the garage slab went straight grade at 2%, they would have only had a 6.12 ft. clearance at the back of the garage bay where the door and steps up to the first floor level are. Dropping the slab would have given them the clearance to frame a doorway.
>
> Since the back garage bay is below the Base Flood, do I treat it as an "enclosure". If so, do I fill in this lower slab elevation in C2(a) where it asks for the top of bottom floor (including basement, crawl space or enclosure floor)? I would appreciate any opinions.
I bet that first check really got the 'Yippies' going Dennis 🙂
It's a shame that a noob contractor did those garage slabs. 2% is pretty steep for an enclosed area that only gets wet from hosing it down. If the slab was poured at a 0.5% slope it would have made a much better finished product.
Congratulations!!
Suggest she have a wee bit of concrete poured, then call you back to finish the job. It will save her a ton of money and problems in the long run.