ADU Construction in Van Nuys
Van Nuys ADUs with a delivery route that spares the house's sewer under the driveway and gets steel, concrete and beams to the back. Aspenwell Construction.
Under a Van Nuys driveway there may be a clay sewer pipe laid for the weight of a parked car at most, and the route to the back of the lot has to keep it that way. So before planning how footing steel, concrete and lumber get to the unit, we find where that line runs and how deep it lies. Then we decide what can roll over it, what needs mats, and what should go around.
What rolls over the driveway
A loaded concrete truck is far heavier than anything a residential driveway was poured for, and the slab and the pipe under it can both crack. When the line is shallow or the slab is thin, the truck stays at the curb and a line pump sends concrete back by hose. Smaller loads move on a compact track loader over plywood and ground mats laid along the route. Where those mats cross the sewer, they spread the weight wider, and we keep heavy pieces from being set down on that stretch.
Getting the big pieces back
Some parts of a unit arrive too long or heavy to carry by hand, like a glulam beam over a wide opening or a bundle of roof trusses. If the side yard cannot take them, a crane at the street can lift them over the house, and that lift is planned for power lines, the roof edge and a clear landing spot. LADBS inspects the work at the back, but the route there is ours to plan, and we walk it with the owner before the first delivery.
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ADU Construction in Van Nuys: questions
Level yards mostly take a reinforced slab with its perimeter trenched deeper to serve as the footing, with depth and steel set by the engineer. A raised wood floor over concrete stem walls is the alternative where pipes need access or the soil asks for it. Anchor hardware goes in with the pour.
Not usually all the way. A garage built with a proper perimeter footing may keep most of it, with new anchors added. The stretches picked for bracing and the old door opening tend to need fresh concrete, which we confirm by digging beside the walls before quoting.
Van Nuys units qualify when they keep to one story and 500 square feet or less, detached in the yard, attached to the house or converted from a garage. On a Van Nuys lot the site plan shows the footprint, setbacks and the existing sewer route, which helps LADBS check the connection and helps us plan the delivery path.
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Describe the house and what it needs. We look at the structure first and send the quote in writing.