New Construction in Encino
New Encino houses with grading, gutters and footing drains that move water away, LADBS stormwater review planned in, and an ADU on the same drainage plan.
Footing drains and a finished grade that falls away from the walls keep water from collecting at the base of a new Encino house. Gutters feed solid pipe that carries roof water to the street or into a planter sized to hold part of it. When an ADU shares the lot, its downspouts join the same system, and the yard between the two buildings gets a shallow swale down its middle.
Holding some water on the lot
Los Angeles stormwater rules for new houses ask that part of the roof water be kept on site, through a planter, a dry well, rain barrels or permeable paving, chosen to suit the soils report. Where the soil drains poorly, a lined planter that releases water slowly is the better fit. Each downspout's route is drawn, overflow outlets are placed where they will not wash out a bed, and cleanouts sit where they can be reached with a hose. The ADU's roof is counted in the same calculation as the main house.
Openings that shed a storm
Dry months on an inland lot can end with a sudden heavy rain, so every opening in the walls is flashed to shed it. Window sills get pans that drain to the outside, exterior doors sit on sloped thresholds, and the roof edges carry drip flashing over the gutters. Under the slab, a vapor barrier keeps ground moisture out of the floors. LADBS reviews the drainage and stormwater sheets with the rest of the set, and the ADU is drawn to the same details at a smaller size.
New Construction in Encino: common questions
Encino parcels where an ADU is allowed are simpler to plan with both buildings drawn from the start. The unit's roof water, sewer and power then join the main lines, and its windows and patio can face away from the main house.
Survey and soils borings open the work, and their findings guide design, engineering and the drainage plan. LADBS plan check follows. An older home on the lot needs a demolition permit, issued after its gas and power are shut off. Footings come once the permit is approved.
Height, setbacks and floor area in Encino follow Los Angeles zoning. State building, energy and green codes govern the house, and the city's grading and stormwater rules, including its low impact development requirement, govern the site. An ADU must meet state and city ADU rules.
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