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Home My WebLink AboutSFRA2026-001795City of Grapevine Building - Residential i 'k 10i PO 63, 955, 104 Alteration Gvaoev ��e, Te�.as d 10 81' 4'0-3166 Project At 26-001795 Project Description: 11. S��a�! 7 p: 1�gE, eX,eC,; 2 elp:Of �Ez�,ECTPOMC REviEWt W, ISSUed 05 2", 202a �'� 1, 2 - 16 PM ADDRESS INSPECTIONS I S07 Pax; ,,,vcoo Dr - G,apcvine, TX '76105, I � Bu�dk,,cj Finav' LEGAL INFORMATION FIELDS Parkwood Aodil.;on Bilk 7 APPLfCANT ikJA%1E Jnd.',viduai, Jetlfei;(, Ellison Lot -31 S —APPLICANT PHONE NUMBER 214' 8,56 %34 `05842!66' APPLIC'ANT rE MAIL vicki@etitefoundationrepairs. HOLDER VALUATION 3095 J oft I Ic-c Elkson Souitc Foo"acie 2036 &te Foaada?�Cn, 'CONSTRU CTION TYPE VB ,310) 80 1 - 14 76 'OCCUPANCY GROUP R-3 COLLABORATORS DOCW, EIN T S INAIISC 0 1 Pc!,m:tApp"!cmcF ,807Pw1\,.,,,od.paf - joffeno Elksotl Cin� all, er�c,-� 1 80, 7 ParkwoodDi'05,08.26,nd Ewe Foz,,n,,Jatic! DOCU,'0ENTS MISC 02 pepau's 'ZONINIG DISTRICT R-7.5 `10�80 0 , 1 OWNERS FEE TOTAL PAID DUE - Chns.ophc, Wood Pcmr, Foc%. i$'! 50.00 S 1 5C00 Flw Foe) Sinvlo Xlerattlo,i 150,00 $ 115 0 , 0 TOTALS 1 1_110.(K) S 4150.00 S 000 U-nm0mr, I HEREBY CERTIFY THAT THE FOREGOING IS CORRECT To 71 HE BEST OF t.!Y KINOWLEDGE AND ALL WORK WILL BE PERFOR%1ED ACCORDING TO THE DOCU%4ENTS APPROVED BY THE BiJiLDfNG DEPARTJENT AND IN "'OtAPLIANCE WITH THE CITY OF GRAPEVINE ORDINANCE REGULATING CONSTRUCTION. IT IS UNDERSTOOD THAT T HE ISSUANCE OF THIS PER;%41IT DOES NOT GRANT OR AUTHORIZE ANY VIOLATION OF ANY CODE OR ORDINANCE OF THE CITY OFGRAPE ViNE, i FUPTHER%10RE UNDERSTAND THAT PLANS AND SPECIFICATIONS ARE NOT REVtEIVNED FOR HANDICAPPED ACCESSIBILJ7�' BY THE CITY AND THAT THE DESIGN PROFESSIONAL OWNER IS RESPONSIBLE FOR OBTAiNING SUCH APPROVAL FRONT THE APPROPRIATE STATE AND OR FEDERAL AGENCY?S. P a,: , e 1 2 May 21 2026 Sigoaturc Dwe City of Grapevine Building - Residential Alteration R-oject 4 26-001,795 NOTICES I; ALL w,-)Tk must be done m comphance wflh the 2021 iNTERNATdONAL BUILDING CODE. "ALL work ISSUED P110 —' tO Ja;Ma�'y I, 2024, mus< be done ji, compiiance vj;ih the 2006 INTERNATIONAL BUILDING CODE, 2,� C,,y Approved St,'imped PIUIS MHUSt b(' Orl-sits: for ALL INSPECTIONS, 1 Project: address MLISIL be crpdy posted at ihe ob site. NOTES > 24 HOUR INSPECTION NUMBER METRO (81 7t 410-3010. CUT OFF Tl%lE FOR Alk INSPECTION IS 71-30 Ahl--- CUT OFF TIME FOR P141, INSPECTION IS 12.30 RAI, > PERMIT ISSUED IN ACCORDANCE WITH APPLICATION ON FILE IN THIS OFFICE, Tt-flS PERMIT SHALL EXPIRE IF WORK IS NOT COMMENCED WITHIN i, 180 DAYS) OF ISSUANCE OR 1F WORK IS SUSPENDED OR ABANDONED FOR A PERIOD OF 1180 DAYS'i. THE ISSUANCE OR GRANTING OF THIS PERMIT AND OR APPROVAL OF PLANS. SPEC!FiCATIONS AND COMPUTATIONS SHALL NOT BE CONSTRUED TO BE A PERr'vIfT FOR, OR AN APPROVAL OF ANY VIOLATION OF ANY OF THE PROVISIONS OF THE CODES AND ORDINANCES OF THE CITY OF GRAPEVINE, THE ISSUANCE OF A PERMIT BASED ON PLANS, SPECIFICATIONS, AND OTHER DATA SHALL NOT PREVENT THE BUILDING DEPARTk4ENT FROM THEREAFTER REQUIRING THE CORRECTION OF ERRORS IN SAID PLANS, SPECIFICATIONS, AND OTHER OR REQUIRING CORRECTION OF THE CONSTRUCTION ffSELF. Page 1 of 7 - Date: May 8, 2026 Adam A. Green, P.E. (TX), MBA Austin | Dallas | Fort Worth | Houston |San Antonio | Waco (469) 751-7694 www.CrosstownEngineering.com Date: May 8, 2026 Attention: Elite Foundation Repairs (via email) & Property Owner Subject: Pre-Repair Foundation Repair Evaluation Slab Foundation 1807 Parkwood Dr., Grapevine, TX Good Afternoon: Crosstown Engineering (CE) was retained to inspect the subject foundation and to provide an opinion re- garding the performance of the foundation and opine as to whether or not Elite Foundation Repairs (the contractor) has prepared a reasonable limited repair plan. This report provides our reasonable professional opinion of the condition of the foundation on the date of our inspection and does not take into consideration any changes in the condition of the foundation or soils after that date. The contents of this report supersede any verbal comments made regarding the structure before, during or after the inspection. Scope of Work Limitations: This report is for informational purposes only and is not intended to provide a detailed inventory of defects or a technical evaluation of the property. The inspection excludes the framed superstructure, detached buildings, privacy or retaining walls, general site drainage away from the structure, material and soil sam- pling/testing, and verification of concrete reinforcement or knowledge of the location of interior grade beams, boxed structural members not in plain sight or previous repair work. Removal of floor coverings or performance of invasive tests or procedures is not included. Document Review: The contractor provided a limited repair plan that included the pier locations and pre-lift elevations for the structure for our review. No other information was provided regarding prior engineering reports, recom- mendations for foundation repairs or construction documents relative to this structure. If existing piers are shown in the limited repair plan, their locations were provided by the client and are approximated. We do not certify their performance or existence. If the reader would like to determine if they are present, they must contact the owner or contractor to obtain an engineering certificate for them. General Observations: For the purposes of this report directions will be described using the terms left, right, front, and back with the front referring to the side of the structure indicated on the limited repair plan. The structure is one story tall with a slab-on-grade foundation. The primary structural system of the struc- ture is a wood framed system with exterior brick veneer and interior drywall with various finishes. The foundation was not exposed during our inspection and was covered with various floor-covering types. Page 2 of 7 - Date: May 8, 2026 Adam A. Green, P.E. (TX), MBA Austin | Dallas | Fort Worth | Houston |San Antonio | Waco (469) 751-7694 www.CrosstownEngineering.com Grading, Drainage, Erosion and Vegetation Observations: The terrain immediately surrounding the structure was visually observed during the inspection. We ob- served the following: • The gutter system is adequate. • The drainage system is adequate. • The terrain is landscaped with grass, several trees, and some shrubbery. Some trees and/or shrubs are close to the foundation. Floor Elevation Discussion: A relative elevation floor survey was performed using a Ziplevel Pro-2000B to map the surface topography of the floor of the living area and garage (if present). The floor plans and the elevations are illustrated on the limited repair plan. The elevations were adjusted based on the flooring type encountered to be on the same plane as the base point floor type. If a garage was present, the garage ceiling was measured and adjusted to be on the same plane as the foundation. Garage floors are designed to slope and are not as effective in measuring foundation movement. Visual Observations: Brick cracks, drywall cracks, foundation cracks, garage brick separations and trim separations were ob- served. Based on our observations of the structure, the structure’s physical damage, and review of the elevation map, we believe the structure has experienced foundation movement over the life of the structure, resulting in differential movement of the slab-on-grade foundation. Damage observations were notable on the front and right of the structure and are correlated with floor elevation data. Foundation Repair Recommendations: Elite Foundation Repairs has recommended performing the following in the approximate locations of the structure as indicated on the limited repair plan: x Install 7 total pilings (5 exterior, 2 exterior with concrete breakouts). The foundation repairs are to meet or exceed the 2021 IRC. Upon review of the contractor’s elevation drawing and evaluation of the property and our visual inspection and verified elevation map, we believe the proposed limited repair plan to be a reasonable solution. This does not rule out the possibility of needing a limited foundation repair plan in the future should damages or foundation movement worsen or change. Re-evaluation of the structure in the future may be prudent. Maintenance Opportunities: We recommend pre-lift and post-lift plumbing tests be performed on the sewer and potable plumbing lines. The results of the tests should be immediately provided to our office. Page 3 of 7 - Date: May 8, 2026 Adam A. Green, P.E. (TX), MBA Austin | Dallas | Fort Worth | Houston |San Antonio | Waco (469) 751-7694 www.CrosstownEngineering.com Maintaining a fully functioning gutter system will minimize ponding, soil loss and erosion, and will help control seasonal movement near the foundation. The gutter system should direct storm-water discharge away from the foundation through downspouts to a well-drained area that is graded away from the founda- tion. Optimally, we recommend the gutter system discharge via in-ground solid pipe to a low-lying area far away from the foundation. Vegetation maintenance and a foundation and yard-watering program will also help control seasonal move- ment. Maintaining consistent moisture levels in supporting soils at all times of the year is necessary. It is important that the soils be stabilized and maintained with grass or ground cover around the perimeter of the structure to prevent erosion and an exposed or improperly embedded foundation. Large to medium-sized trees, and even large or numerous shrubs, growing too close to a foundation can dramatically effect the moisture content of the soils within the zone of influence beneath the structure. Root systems extract large quantities of water from underlying soils and result in large volumetric changes in the soils (shrinkage). As the tree absorbs water from the soil and the soil volume decreases, the foundation will settle in unsupported. If problematic roots are observed, we recommend removal or installation of tree root barriers. Grading of the soils around the foundation is a critical element to your foundations health. Sloping the soils away from the home and preventing water from ponding near the foundation is needed to prevent soil “heave”. If ponding is noticed near the foundation during the rainy season, consult with an engineer or a drainage contractor immediately. Over-saturated soils can cause “heave” or settlement and contribute to foundation movement. Expectations: The proposed limited repair plan is intended to provide a reasonable repair to improve the performance of the foundation and is not intended to level the foundation. The contractor shall determine the amount of elevation correction needed based on the reaction of the structure during the lift in order to minimize dam- ages and additional stress. The purpose of the piling installations is to support the failed areas and improve elevations in areas of differential settlement. Please see the limited repair plan for more information. Because the structure has endured pre-repair foundation differential movement, residual differential eleva- tion and perceptible floor slope or some leaning door frames/windows or other noticeable issues may remain following the foundation repairs. The soils beneath and surrounding the structure are known to shrink and swell as the seasonal soil moisture content fluctuates. Moving forward, we anticipate that some cracks in the interior and exterior walls will surface due to seasonal movement within the soils, even after foundation repair. Periodic repair of this type of cracking may be needed. Underpins (a.k.a. Pilings or Piers) are constructed of steel or concrete and cost and performance will vary. Generally speaking, the deeper a piling is installed, the better it will perform. Shallow installations may be acceptable if they are terminated into rock. This information is meant to serve as a guideline and the owner must decide a reasonable cost/benefit on the property. Piling design is best done with data from a site- specific soils investigation. Such an investigation was not provided and is not a part of this scope of work but we strongly recommend obtaining this data. If this data is not provided, our pier design is only intended to be a minimum standard based solely upon average soil conditions in the general location of the property and as such, may not necessarily provide maximum performance. Page 4 of 7 - Date: May 8, 2026 Adam A. Green, P.E. (TX), MBA Austin | Dallas | Fort Worth | Houston |San Antonio | Waco (469) 751-7694 www.CrosstownEngineering.com Disclaimer: We do not warrant the future performance of the subject foundation and the reader is urged to review the Disclosure & Disclaimer for other limitations and standard recommendations. The limit of liability is lim- ited to the fee paid for this opinion. No further agreement shall be made, altered, or varied except by written instrument. Neither Crosstown Engineering, its sub-contractors, nor Adam Green, P.E., are responsible for liability to the owner or others for acts or omissions of the contractor to carry out the repairs in accordance with their agreement or for the construction means, methods, techniques, sequences, procedures or the safety precau- tions incident thereto. The contractor is solely responsible for the warranty of the work they performed in accordance with their agreement. Please see the pier specifications (if provided) and limited repair plan for more information. Sincerely, Crosstown Land Development Services Texas Engineering Firm (F-15944) Adam Green, P.E., MBA Professional Engineer (TX #116597) 5/8/2026 Page 5 of 7 - Date: May 8, 2026 Adam A. Green, P.E. (TX), MBA Austin | Dallas | Fort Worth | Houston |San Antonio | Waco (469) 751-7694 www.CrosstownEngineering.com DISCLOSURE & DISCLAIMER It is known to knowledgeable professional engineers that the soils in this area are subject to movement due to expan- sion, contraction or densification of the soils etc. This soil movement could possibly cause the foundation to move after the remediation plan within the attached report has been implemented and may impact the stability of the foun- dation and cause damage. NO WARRANTY IS EXPRESSED OR IMPLIED BY THIS ENGINEER AS TO THE PERFORMANCE OF THIS FOUNDATION OR THE REPAIRS THERETO. Diligent foundation maintenance to maintain consistent soil condi- tions along the perimeter should reduce further problems after the recommendations within this report have been implemented. However, seasonal moisture variations, water leaks, erosion and other factors may affect the stability of the foundation and put it in danger of further damage. REPORT LIMITATIONS This report is written for informational purposes only and is not intended to be a detailed technical evaluation of the property or an inventory of defects. The opinions expressed in this report are based on a visual evaluation of current conditions observed at the time of the inspection. THERE IS NO WARRANTY, EXPRESSED OR IMPLIED, CON- CERNING THIS ENGINEERING REPORT. The information in this report supersedes any verbal comments, expressed or implied, made by Crosstown Land De- velopment Services or its principals, agents or employees. The client agrees that neither CLDS nor its employees or owners will be responsible for: 1. Knowledge of the subsurface conditions without extensive geotechnical data obtained from onsite drilling and testing of the recovered samples, 2. Knowledge of cracks, vertical differential displacement of floors without uncovering of the floor by the client; and 3. Any other element such as joists or beams and other structural members that is boxed or otherwise not readily available to CE for viewing, and releases CE from any liability attributable to such knowledge or conditions. Any prescribed repair or maintenance plan detailed by this report is based on observations of apparent performance of the facility at the time of this structural survey. Compliance with any code or specification other than as expressly noted is specifically excluded. The provided Floor Elevation Map and resulting recommendations are based on conditions as they now exist and DOES NOT IMPLY OR WARRANT THAT OTHER PROBLEMS AND OR AREAS MAY NOT MANIFEST IN THE FUTURE. This report was prepared expressly for the client and expressly for the purposes indicated by the client. Permission for use by any other person for any purpose, or by the client for different purpose is denied unless otherwise stated in writing by CE. CE SHALL HAVE NO LIABILITY FOR ACTS OR OMISSIONS BY THE CONTRACTOR OR HIS SUBCON- TRACTORS PERFORMING WORK ON THIS PROJECT, OR THE FAILURE OF THE CONTRACTOR TO PER- FORM THE WORK IN ACCORDANCE WITH THE REPAIR PLAN. CE IS NOT RESPONSIBLE FOR THE CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCE OR PROCEDURES OR THE PRECAU- TIONS INCIDENTAL THERETO. CE expressly DISCLAIMS ANY WARRANTY OF FITNESS FOR A PARTICULAR PURPOSE and the client expressly disclaims that it has contracted for or received any warranty of fitness for a particular purpose with respect to this report. THE REPORT UNDER THIS AGREEMENT IS THE OPINION OF CE AND THERE ARE NO WARRANTIES THAT EXTEND BEYOND THE DESCRIPTION ON THE FACE OF THIS AGREEMENT. SIDE VIEW FRONT VIEW EXISTING STRUCTURE FOUNDATION STEEL SHIMS CONCRETE CYLINDERS CONCRETE CAP OPTIONAL: TWO COLUMNS OF #3 OR #4 SCEDULE 60 REBAR EPOXY OR GROUT IN PLACE OPTIONAL: REBAR SHALL PREVENT LATERAL DISCONNECT BETWEEN CYLINDERS. 12", 18", OR 24" SECTIONS MAY BE USED 12" LENGTH 6" DIAMETER AND/OR 8" LENGTH 4" DIAMETER PILE SECTIONS PR E S S E D P I L I N G S S H A L L BE D R I V E N T O R E F U S A L MI N I M U M 3 0 0 0 P S I SOIL CROSSTOWN ENGINEERING FBPE FIRM F-15944 - WWW.CROSSTOWNENGINEERING.COM (972)-533-9203 - DALLAS METROPLEX CONCRETE PRESSED PILING SPECIFICATIONS 3$5.:22''5*5$3(9,1(7;05/08/2026 FRONT GARAGE MONO-0.2 -0.2 -0.2 -0.1 -0.1 -0.2 0.0 0.0 0.2 0.2 0.5 0.8 0.7 0.4 0.5 0.5 0.2 0.4 0.60.4 0.2 0.0 0.0 0.1 0.3 0.6 0.6 0.2 0.2 0.4 0.4 0.3 0.5 *MINIMAL LIFT ON ALL PILINGS CROSSTOWN ENGINEERING TBPE FIRM F-15944 - WWW.CROSSTOWNENGINEERING.COM (469)-751-7694 - DALLAS METROPLEX 1807 PARKWOOD DR., GRAPEVINE, TX LIMITED REPAIR PLAN *NOT TO SCALE - ALL LOCATIONS APPROXIMATE* PRE-LIFT ELEVATIONS BY CE (05.07.26) POST-LIFT ELEVATIONS BY CE (________) LEGEND ELEVATION BASEPOINT PROPOSED PAD/BLOCK EXISTING PIER PROPOSED BEAM EXISTING PAD/BLOCK PROPOSED BREAKOUT EXISTING BEAM PROPOSED PIER EXISTING BREAKOUT 0.0 (X.X) x INSTALL 7 TOTAL PILINGS (5 EXTERIOR, 2 EXTERIOR WITH CONCRETE BREAKOUTS). CONSTRUCTION NOTE: IF INTERIOR PILING LOCATIONS ARE SHOWN ON THIS MAP THEY ARE APPROXIMATED AND ARE LOCATED WITHOUT KNOWLEDGE OF THE LOCATIONS OF THE INTERIOR GRADE BEAMS. THE CONTRACTOR SHALL MAKE FIELD JUDGEMENTS BASED OFF OF THEIR GRADE BEAM INVESTIGATIONS AND OBSERVED SLAB QUALITIES TO FIELD LOCATE THE FINAL INTERIOR PIER LOCATIONS. FINAL SCOPE CHANGES SHALL BE APPROVED BY THE ENGINEER OF RECORD. PLEASE NOTE: THIS DRAWING IS PROVIDED FOR PRELIMINARY PERMITTING AND CONSTRUCTION PURPOSES ONLY. IF EXISTING PILINGS ARE SHOWN ON THIS MAP, THEIR LOCATION WAS PROVIDED BY THE CLIENT AND IS APPROXIMATE. CE DOES NOT CERTIFY THEIR PERFORMANCE OR EXISTENCE. IF THE READER WOULD LIKE TO DETERMINE IF THEY ARE ACTUALLY PRESENT, THEY MUST CONTACT THE OWNER OR CONTRACTOR TO OBTAIN AN ENGINEERING CERTIFICATE FOR THEM. 05/08/26