Santa Monica Room Additions With a Water Plan
Santa Monica home additions with a drainage plan for the new slab and roof, corrosion-resistant hardware and glass to the yard, by Palmcrest Contractors.
A new slab and a new roof both shed water, and in Santa Monica they have to send it away from the old walls as well. Gutters, downspouts and yard slope are drawn together with the room itself. Near the coast, damp air also works on fasteners and flashing, so the metal chosen for hidden connections matters as much as the siding that shows.
Where the rain goes
Rain from the new roof is gathered in gutters and carried to downspouts that discharge away from foundations, into planting areas or a drain line that leaves the lot. The patio outside the glass doors slopes gently away from the sill. A trench drain at the threshold can catch anything that overshoots. If the yard is flat, the drainage design may call for a swale or a dry well, and the engineer sizes it. Permeable paving and planting beds beside the patio help absorb water that would otherwise run toward the house, and they can look good as part of the garden design.
Hardware that lasts
Near the coast, hot-dip galvanized or stainless fasteners hold the framing connectors, and flashing is metal that does not corrode quickly. Door hardware and track finishes are chosen to resist damp air. If the lot lies inside the coastal zone, a coastal development permit may be required in addition to the building permit, and the city confirms that for the parcel. We check the map before the drawings are finished. Painted trim and metal parts get a fresh look at the end of the job, and a rinse now and then keeps salt deposits from building up.
Room Additions in Santa Monica: what people ask
Absolutely, with a few precautions. An engineer designs the beam above the opening, and the doors are chosen with tight seals and corrosion-resistant tracks for a damp-air location. Energy rules limit the glass area, so the plan weighs the garden side against the other walls.
Setback room and height limits shape this choice. If the lot sits in the coastal zone, review can add conditions, so that is checked first. A ground floor wing needs yard, and an upper floor needs sound footings and walls beneath, which an engineer confirms.
Where the new structure meets the old, work is hardest to foresee, so it carries its own price line. Counted inside it: where the roofs join, the opening through the old wall, extra flashing and the footing link. Drainage work at the join, and a complicated roof, will raise it.
Room Additions in other cities
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