Building the foundation

Forming

Things are starting to move. The surveyors were back to peg out the setback so the builder knows where the "edges" of construction can go (allowing us to maximize the available space without running afoul of the municipality). Next up was the geotech to produce a quick report for the municipality - fortunately it was A+... no seepage and ideal ground for footings... even despite a few weeks of rain!) .  The lumber arrived today (June 16) and within a few hours the forming was well underway. It seems so much bigger even once the walls go up!

After an initial burst of activity over the past week to build the forms and prepare for pouring, we ran into a hitch. The building inspector wasn't too excited about the size of the proposed basement/garage level. Now granted, we are trying to maximize the space (no question there!) but clearly we are either over the limit or right on the line. Some research and strategizing by the architect, followed by a quick visit to the District office resulted in some 'reallocation' of unused space, a building permit addendum, and the 'green light' for the building crew to start pouring... losing us a couple of days and a permit fee - but for huge added value.
Pouring the foundations
June 22 and finally the concrete is being poured. It really feels like we are now building and no longer planning or demolishing! Hopefully all the major foundation hurdles have been cleared and we are on our way to actually building the new house!

A day later the forms come off, and voila... new foundations and posts for the front entrance! Once dry, the damp proofing is applied. This black tar-like application prevents moisture rising up through the concrete and bringing corrosive ground salts with it. Looking great!

Laying the Drain Tile
Now the plumbing begins with new drain tile (or French Drain) being run around the foundations of the house. This is carefully buried in crushed stone to allow moisture to weep away from the house into the storm sewer system - very important when you live on a creek bank! The previous drain tile was made of concete tube segments, and seemed very dry when we excavated it, despite some heavy rains in the past month. So that's a great sign! You can see from the photos that the new drain tile is solid PVC piping with weeping holes drilled in the bottom connected back to the municipal stormwater services, along with the second PVC pipe, which will be connected to the downspouts from the roof and decks. They will be completely buried by compacted crushed rock, so should ensure a long lifetime of

After some minor delays, we're now back on schedule. Once the drain tile is down it, the main sewer piping will be run through the new foundations, and it will all be connected to the municipal sewer service at the street.

Connecting the plumbing services
June 8 and the drain tile and services out to the street have been completed. Much of the excavated dirt has been backfilled, and crushed rock compacted to form very effective drainage. We didn't have any drainage issues in the past... but there's no way we will in the future!! One item that has been added to the foundation and drainage strategy is a sump (technically known as an infiltration basin ;-).  All of our rainwater and groundwater run to this large concrete cylinder (big enough for Hamish to get into!!.. see below) before heading the to municipal stormwater services street connection. As well as ensuring we don't end up with groundwater flooding (can be a concern in Vancouver and on hills!), it really allows the water to centrally be collected and passed back to the underground acquifiers through the gravel underneath it. This is far more sustainable (and beneficial to the plants and trees around us) than sending it through the stormwater drains to the ocean!

We buried this in the centre of the driveway. It has a grate on top to facilitate run-off of rain water and water from washing the cars etc that collects on the driveway. Just doing our bit for the environment....!!

So finally, the foundations are complete and backfilled, the post holes dugs for the beams that will support the deck, and the new underground plumbing connected back to the street. On Monday the lumber arrives, and framing can begin. Still on track after the first month (and only a little over budget...)!!