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2019-10-10 - Stockstill, Ray - Model Home Precise Grading PlanFrom: Ray Stockstill <scnbeach@earthlink.net> Sent: Thursday, October 10, 2019 12:41 PM To: Amy Yu Cc: AJ Ortega Subject: RE: Model Home Precise Grading Plan EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. There were 16 homes built before the builder decided to mothball the development. Of the 16, 4 are Plan 1 floor plans. 4 of the 16 homes had water enter them on September 8, 2014 that caused damage. All 4 were the Plan 1 floorplans. Three of those have a revised precise grading plan on file with the City showing a second drainage system but none of the 4 homes have a second drainage system. Myself and an owner of one of the other Plan 1 homes had the same insurance company. I have been with them for around 25 years. They denied coverage to both of us. I have been at this now for more than 5 years because they denied coverage and it will likely be 2 more years before this is resolved and the home is finally restored. Their denial letter stated "Please complete the necessary repairs to prevent further damage, as failure to do so may jeopardize future coverage." I don't want to "fix" the courtyard drainage, have another event, have the claim denied and go through this again. I need a written record for my files showing that this subject (freeboard) was discussed in detail and that the City said what standards apply to the design of the courtyard since there are no codes. I also need it in case I ever sell the house. If we sell the house, I'll have to disclose all this. Discussing this on the phone won't work because I need a written record that says 1.) freeboard does make sense and is consistent with the City's standards that are on your precise grading plan checklist or 2.) 1 need a written statement that freeboard isn't necessary. From my insurer's September 12, 2014 denial letter. "Your interior courtyard and patio is exposed to exterior elements, and unfortunately rain water was unable to drain through the courtyard drainage system which caused the resulting water damage to your home. Enclosed is a copy of the inspection report for your records. After careful investigation and review of the facts of this claim, we must regrettably advise that your policy does not provide coverage for this type of loss." From: Ray Stockstill [mailto:rstockstill@dc.rr.com] Sent: Thursday, October 10, 2019 11:43 AM To: ayu@laquintaca.gov Cc: aortega@laquintaca.gov; scnbeach@earthlink.net Subject: RE: Model Home Precise Grading Plan I believe that there is only one precise grading plan checklist. It references Engineering Bulletin #06-16 Engineering Bulletin #06-16 Bottom of page 4 "One (1) foot of freeboard above 100 year water surface elevation to the basin rim and the adjacent building pads........." A street isn't mention as a condition. It also doesn't suggest it has to be in front of the building pad. It simply needs to be adjacent to the pad. That could be front, sides and/or back, right? Page 13 #18 Retention Basin Freeboard Requirement A street is not mentioned as a condition. Page 17 The freeboard in this illustration is measured from the 100 year flood elevation to the dwelling unit pad. If there wasn't a street in front of the house, wouldn't there still be a freeboard requirement because of the open channel? If there was an open channel in the backyard, wouldn't there be a freeboard requirement for the backyard? If there were channels on the side yards, wouldn't there be a freeboard requirement for the side yards? Wouldn't you agree that a freeboard requirement when a dwelling unit pad is involved isn't exclusively for the front yard and a street? GEP would seem to suggest that it would make sense to include a freeboard requirement anytime there is a 100 year water elevation adjacent to a dwelling pad, wouldn't you agree? Wouldn't you agree that my courtyard is adjacent to the pad? It is actually surrounded by the pad on all 4 sides. Since rainwater has to pool in the courtyard to create the pressure needed for the drainage system to work at a 100 year storm rate, there will be a water elevation in the courtyard that is literally contained by the pad surrounding the courtyard. Would GEP include freeboard as a design criteria or is it not necessary? I'm in La Quinta meeting with contractors today so I'm not going t be able to call. Please give all this some thought. This is about the City's standards since there are no specific codes. Plumbing Concepts new to include a primary drainage system and an OVERFLOW drainage system since there was nowhere for the rainwater to go if the primary drain was blocked in a storm. There wasn't a safe secondary overland route so Plumbing Concepts with an OVERFLOW drainage system and even labeled it on their drawing as OVERFLOW. That isn't in the plumbing codes. A secondary route of travel is on the City's checklist. It is a standard of the City's that Plumbing Concepts included in their design criteria. Wouldn't it make sense to include freeboard as a criteria as well given the circumstances/risks of property damage in the courtyard? This is a yes or no question that is a reasonable question to ask. My writing style is aggressive. I'm not mad. Everyone I have dealt with from the City has been extremely helpful and I sincerely appreciate the input. I've been at this over 5 years and it shows ............ but the end is close. Thanks. Ray Stockstill 949-622-0232 From: Ray Stockstill[maiIto: rstocksti11(aDdc.rr.com] Sent: Wednesday, October 09, 2019 5:40 PM To: 'ayu@laquintaca.gov' Cc: 'aortega@laquintaca.gov'; 'scnbeach@earthlink.net' Subject: Model Home Precise Grading Plan Amy, I received your voicemail and will give you a call tomorrow. You asked if I had seen the precise grading plan for my home. I have. It is on the model home precise grading plan. I'm in a tract development. The tract number is on the model home precise grading plan. It says in the last sentence on the below quote that "checklists for grading plans are available on the City's website Plan Check Checklist page." Which checklists are for tract development model home precise grading plans? Also, if you go to the last page of Engineering Bulletin #06-16, it shows a freeboard from the flood elevation to the pad of a home. It is not from the street to the pad. It is from the flood elevation. The retention basins (also in Engineering Bulleting #06-16) in our community have a freeboard requirement that is measured from the surface water elevation to the overflow spillway. Freeboard is measured from a water elevation to another object. ""Street" street doesn't appear to be a requirement. In order for there to be a freeboard requirement. It happens that the street is conveying runoff from the lots to the retention basins. It could be a bayou/storm channel in the front. Regardless of how the runoff is being conveyed, the freeboard is measured from the flood elevation to the pad. There is a flood elevation or surface water elevation in the courtyard (that is a sump condition) during a 100 year storm. Based on the applicable City checklists (standards), is there a freeboard requirement? Or are you saying that since there are no applicable codes for the courtyard, no drainage is required of any kind? One engineer was told by the city to use good engineering practices (GEP) for the courtyard. I have the contact's name but not with me. My question was whether or not including freeboard in the design of the courtyard was GEP or unnecessary? I know there aren't any codes. There is no code requiring one drain or two drains but an engineer would be liable if they chose not to include any since there isn't a code for one or two. All the plumbing code says if you can't use a gravity system for a sump condition, use a sump pump system. The engineer said it should be included and the other engineer said it wasn't necessary. The City's checklists are the City's industry standards for situation like this. GEP would be based on the City's standards. The City has a standard design requirement when there is a flood elevation or a surface water elevation and a pad, don't you? There's no mention of a street, is there? Thanks. Ray Stockstill 949-622-0232 The La Quinta Building Department's website provides the following: "Precise Grading improvement plans for tract developments and single family custom homes are the primary responsibility of the Building Department. Model Home Precise Grading improvement plans are also the primary responsibility of the Building Department. The Public Works Department assists the Building Department in reviewing precise grading plans that are the primary responsibility of the Building Department. Checklists for grading plans are available on the City's website Plan Check Checklist page.[']" �'l See Exhibit 4; see also https://www.laquintaca.szov/business/desilzn-and-development/development-services/process-flow-charts.