Structural Work in Arcadia
What an Arcadia plan reviewer checks on a retrofit: anchor edge distance, listed hardware, panel nailing and the ties to the floor. Aspenwell Construction.
Edge distance is one of the first things a plan reviewer checks on an Arcadia retrofit. An anchor drilled too close to the edge of an old foundation can split the concrete out when it is loaded, so the drawings have to show where each bolt lands and how far it sits from the face. The reviewer also wants the anchor type named, with the maker's listing behind it.
What the reviewer reads
Beyond anchor placement, the reviewer follows the load from floor to soil. The sheets need the panel lengths on each wall line, the nail size and spacing at panel edges and the blocking behind seams. Connections from the cripple wall's top plate up into the floor framing have to appear, since bracing that stops short of the floor does little. Adhesive anchors can bring a special inspection requirement, and the drawings say so. Where the sill or the concrete is in poor shape, the repair belongs on the sheets too.
From plan check to sign-off
Arcadia plan check sits with the building department that has jurisdiction. Comments from that review come back as a list, and each gets answered on revised sheets by the engineer or by us. With approval, the permit is issued and work begins. The inspector visits before the bracing and anchors are covered, checking them against what was approved, and a final inspection closes the permit. The written quote shows which inspections the job expects, for Arcadia or for a house in Temple City or San Marino.
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Structural Work in Arcadia: questions
Houses with cripple walls take both. The bolts keep the sill seated on the foundation, while the plywood keeps the short walls under the floor upright. Houses whose floor framing sits on the foundation directly need bolting alone. From the crawlspace we can tell which kind the Arcadia house is.
Simple anchoring and cripple-wall sheathing can be permitted from the code's prescriptive sheets, which we prepare. Beams, footings and soft-story frames need calculations, so a licensed engineer draws those. The reviewer reads either set with the same load path questions in mind.
Concrete condition along the anchor lines. We look for cracks, crumbling edges and exposed steel along the top of the stem wall, since that is where bolts will go. Then the sill gets probed and the cripple walls get checked for existing plywood.
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Describe the house and what it needs. We look at the structure first and send the quote in writing.