INSPECTION REQUIREMENTS: FOUNDATIONS

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1 Foundations Page 1 of 9 Revision Date: 1/2/2018 DEVELOPMENT SERVICES BUILDING INSPECTION INSPECTION REQUIREMENTS: FOUNDATIONS INSPECTION CODE: 204 SCOPE: RESIDENTIAL APPLICABLE CODES: 2016 CBC, CRC, CPC, CMC, CEC, CALGreen, CEnC, and PAMC The information provided in this document is general and intended as a guide only. Each project is unique and additional requirements may be enforced as deemed appropriate. WARNING Failure to complete the items below prior to the City of Palo Alto (CPA) inspection will result in a reinspection fee. Gas and electric utilities will be removed if found to be unsafe at time of inspection. (CBC ) PRE-INSPECTION DEMOLITION Demolition permit shall be signed-off prior to scheduling a foundation inspection. o Exception: The demolition inspection may be scheduled with the foundation inspection if demolition requirements are completed. However, all sequential inspections and correction notices shall be completed and signed off. CONSTRUCTION HOURS SIGNAGE Ensure that there is proper posting of the Construction Hours sign. The sign(s) shall be posted 5 above ground level and be visible to the street at all entrances to the construction site. (PAMC ) STORM WATER POLLUTION PREVENTION Verify that a minimum 4 inch layer of crushed drain rock is installed at entrance(s) where construction equipment and vehicles access the site. (CPA Pollution Prevention) Verify that a washout pit has been constructed in a dirt area for surplus discharge of concrete or for the wash water from the concrete pump, concrete trucks, and cement/plaster mixer. (CPA Pollution Prevention) Violators of the above ordinances are subject to fines of up to $5,000 per day per City of Palo Alto Municipal Code (PAMC)

2 Foundations Page 2 of 9 Revision Date: 1/2/2018 UNDERSLAB PLUMBING See the Underslab/Slab Plumbing inspection checklist for requirements. Concrete slab or footing shall not bear directly on plumbing lines. Concrete shall extend 6 minimum below plumbing lines. Figure CPA 022 Plumbing in Slab or Footings FLOOD ZONES Foundations in Flood Zones require an inspection with a Public Works Inspector. Contact Denis Huegle at (650) , and inform him of the Building Inspector s name, date, and approximate time of inspection. The purpose of the joint inspection is to determine the correct location of the flood vents and establish the correct elevation of the bottom of the crawl space. o Exception: Small additions that do not reach the substantial improvement threshold. o Note: Sub-area grade and finish floor elevation shall be approved by Public Works and signature provided on job card prior to placement of sub-floor (see the Joist inspection checklist for additional requirements). The floor of the crawl space must be at or above the adjacent exterior grade on at least one side of the structure to allow water to escape (see Figure CPA 021). (FEMA TB 11) Flood vents are not allowed in fire rated walls (i.e. attached garage fire rated walls). Flood vents shall be listed for concrete encasement when attached to concrete.

3 Foundations Page 3 of 9 Revision Date: 1/2/2018 Figure CPA 021 Flood Vents INSPECTION GENERAL REQUIREMENTS Verify utility locations for electric, gas, sewer, and water. Stumps and roots shall be removed from the soil to a depth of at least 12 below and adjacent to building/foundation. (CBC ) o Exceptions to leave roots in foundation must be stated on CPA approved plans.

4 Foundations Page 4 of 9 Revision Date: 1/2/2018 SURVEY LETTER A survey letter is required at the foundation inspection for new structures and additions within 2 of setbacks or within 3 of property lines and at the wall steel inspection whenever there is a basement. (See the Survey Letter checklist for additional information.) (CBC 107.1, PAMC ) o Exception: If this is an addition where the layout of the wall that is parallel to the property line is in line with the existing house, a survey is not required. (i.e. the property line wall is an extension of the existing wall.) o The survey letter shall state how property corners were marked (see checklist regarding survey requirements). SPECIAL INSPECTOR REPORTS All special inspection activities shall be performed and written field report complete prior to the arrival of the Building Inspector. (CBC ) o All results of special inspections, field reports, and surveys shall be addressed to the City of Palo Alto with job address and permit number for inclusion in City records. Provide letter verifying that all requirements from the soils report have been met. This is specifically required for piers and footings, grade beam, basements, and projects west of the 280. (CBC ) Provide report for compacted soil from approved special inspection agency. (CBC ) See section below for manufactured shear assemblies and special inspections. WATERPROOFING AND VAPOR BARRIER CAPILLARY BREAK Provide letter from manufacturer s representative for waterproofing. (CRC R406.2) A capillary break shall be installed in compliance with the following (CALGreen , CRC R ): o A 4 thick base of 1/2" or larger clean aggregate shall be provided with a vapor retarder in direct contact with concrete o Other equivalent methods approved by the enforcing agency. o A slab design specified by a licensed design professional. No sand is allowed over vapor barrier GRADE Provide 1/4 (2%) slope and drainage away from building foundation. (CRC R401.3) o Exception. See your project Grading and Drainage plan for all drainage requirements. Where grade slopes more than 10%, footings shall be stepped-up.

5 Foundations Page 5 of 9 Revision Date: 1/2/2018 FORMS AND WOODEN STAKES Forms shall be substantial and sufficiently tight to prevent leakage of mortar. (ACI (c)) Forms shall be properly braced or tied together to maintain position and shape. (ACI (d)) Design of formwork shall include (ACI (a)): o Method of concrete placement o Rate of concrete placement o Construction loads, including vertical, horizontal, and impact o Avoidance of damage to previously constructed members o For post-tensioned members, allowance for movement of the member during application of the pre-stressing force without damage to the member In determining the time for removal of formwork, consideration should be given to the construction loads, in-place strength of concrete, and possibility of deflections greater than acceptable to the licensed design professional. (ACI 318 R ) Wooden stakes are not allowed at any foundation inspection when embedded in concrete. (PAMC ) o Warning: If wood stakes or forms are not removed, they shall be drilled and treated with copper green. ACCESS OPENINGS AND VENTS Access shall be provided to all under-floor spaces and shall be a minimum of 18 x24. (CRC R408.4) o Note: The number one correction at the joist inspection is ducts and pipes blocking the access openings. If necessary widen the access openings so that pipes, ducts and other nonstructural construction shall not interfere with the accessibility to or within under-floor areas. RAISED FOUNDATION At all exterior doors and where concrete is placed against a building, the foundations shall be raised or extended. Provide a 2 minimum vertical separation from concrete steps, porch slabs, patio slabs and similar horizontal surfaces (see Figure CPA 019). (CBC , CBC ) o If the raised foundation detail is not included in the approved plans, the Engineer of Record shall provide the contractor with an approved detail of the raised foundation prior to inspection. The raised foundation detail shall be on site at time of inspection. Wood framing members, including wood sheathing, that are in contact with exterior foundation walls and are less than 8 from exposed earth shall be of naturally durable or preservative-treated wood (see Figure CPA 019). (CBC )

6 Foundations Page 6 of 9 Revision Date: 1/2/2018 Concrete or paving landings, stairs, and locations where concrete or paving is against a building (i.e. porches and patios) shall have a raised foundation wall to protect against termite and water damage. o Exception: If the construction design requires level landings for example, when door swings to the outside or handicap access is required. If the exception applies, submit flashing detail/drawing to Inspection Supervisor Bud Starmer for approval and use Figures CPA 019, 023, or 024 as guidance (see the Concrete/Paving Entries and Exits inspection checklist). Aluminum flashing is not permitted. Figure CPA 019 Raised Foundation at New Construction MINIMUM FOUNDATION REQUIREMENTS AND WOOD TO EARTH CLEARANCE Minimum foundation requirements per Table (shown in Figure CPA 020). (PAMC R ) o Projects with soils or geotechnical reports and engineered foundation systems are not required to comply with the minimum foundation requirements as required by PAMC standards. o Also see Figure CPA 028 Stake/rebar spacing requirements. Verify that footing is widened at Simpson Strong wall locations. (ICC ESR 1267) Remove all trash, roots, debris, and loose dirt from bottom of footing. (CRC R408.5) Elevation of foundation above street gutter shall be 12 plus 2% of the distance. (CRC ) REINFORCEMENT Verify specified size and grade of steel against the drawings for compliance. Verify 3 minimum clearance when permanently exposed to earth. (ACI 318 Table )

7 Foundations Page 7 of 9 Revision Date: 1/2/2018 Refer to plans for lap splices. If not shown in the plans, lap splices shall be a minimum 12. (ACI 318 Table ) Verify splices are staggered a minimum of 24. (ACI 318 R ) Minimum reinforcement shall be (2) #4 bars at the bottom and (1) at top (see Figure CPA 020). (PAMC ) Vertical wall reinforcement that is interrupted by wall openings shall have additional vertical reinforcement of the same size placed within 12 of each side of the opening. (CRC R ) Steel shall be clean and free from oil, dirt and excessive rust. ANCHORAGE All hold-down bolt embedments, anchor bolts, and dowels shall be in place. Wet setting is not allowed. (ACI ) Verify anchor bolts and hold-down anchors are sized and spaced per the shear-wall schedule. Holddown anchors shall extend into footing. Minimum anchor bolt size shall be 5/8 diameter, 7 embedment, and 3 x3 washers. (CBC ) Anchor bolts shall have a 4 minimum and a 12 maximum clearance to the end of the sill plate. (CBC ) Anchor bolts shall not be spaced more than 48 on center with a minimum of (2) bolts for each piece of sill plate. (CBC ) MANUFACTURED SHEAR ASSEMBLIES If using a Hard Frame, per ICC ESR-2089 report, periodic special inspection must be provided by a third party agency or the Engineer of Record to verify proper hold-down anchor size and placement with respect to embedment length, spacing and edge distance; and snug-tight condition of bolting. The inspector must also verify proper connection to the member above. Hardy Frame X (HFX) Series require X-series bolt template and must install bottom bolt bracing bracket. Verify the required panel height (may need to raise foundation wall to comply with maximum blocking height requirement.)

8 Foundations Page 8 of 9 Revision Date: 1/2/2018 ELECTRICAL Verify that new structures and remodels have at least one of the following primary grounding electrode systems: o A Ufer that is made up of 20 of #4 rebar (CEC (A)(3)) Make sure that ground clamps, install on rebar, are marked as RB, which means that they are listed for rebar (CEC (B)) o 20 of minimum 4AWG bare copper wire (placed 3 from the bottom of the footing) o Two 5/8 by 8 ground rods spaced a minimum of 6 apart (CEC (A)(3)) Exception: Accessory structures and detached garages require only one ground rod or a Ufer connection when the main electric service is on the main house. Both ground rods should be placed at the service location whenever possible Figure CPA 020 Minimum Foundation and Anchorage Requirements

9 Foundations Page 9 of 9 Revision Date: 1/2/2018 Figure CPA 028 Stake/Rebar Spacing Requirements

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