HomeMy WebLinkAboutBLDG-1276-2023 Stamped Plans_redactedN
Plot Plan
Note Schedule
Property Line
(E) Concrete Driveway
(E) First Story Rooflines
(E) Garage Footprint
(E) House Footprint
Area of remodel
(E) 100 AMP Panel
(E) Gas Meter
(E) Water 3/4" Meter and 3/4" Copper Service
(E) Sidewalk
(E) Underground Electrical
(E) Gas Line
(E) Sewer Lateral
(E) 2" Cleanout
(E) Sewer Easement
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55
66
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1313
1414
1515
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22
33
44
55
66
77
88
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1010
1111
1212
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1414
1515
SHEET:
PROJECT:
DATE:
8/4/2023
Designed By:
Denise Kneeskern
1560 Santa Rita Road
Tempelt
on, CA 93465
(805) 434-3339
denise@gannageconst
ruct
ion.com
ANNAGE
GDESIGN & CONSTRUCTION
ALL DESIGN, IDEAS, SPECIFICATIONS
AND OTHER INFORMATION ON THE
DRAWINGS ARE FOR USE ON THE
SPECIFIED PROJECT AND ARE NOT TO
BE REPRODUCED, CHANGED OR
COPIED IN ANY FORM OR MANNER
WITHOUT THE WRITTEN CONSENT OF
GANNAGE DESIGN & CONSTRUCTION.
THEIR USE SHALL BE RESTRICTED TO
THE ORIGINAL SITE FOR WHICH THEY
WERE PREPARED.
DRAWN BY:
Denise Kneeskern
AS-1
Property Owner
Tristan Scoble
94 Palomar Dr.
San Luis Obispo, CA 93401
Lot Description
APN:052-591-003
Address:94 Palomar Dr.
Zoning:R-1
Lot Number:003
Lot Area:6000 SF
Occupancy & Construction Type
Single Family Residence:R-3 Fire Sprinklers: NO
Garage:U-1 Fire Sprinklers: NO
Construction Type:V-B
Stories: Existing Split Level
Scope of Work
General Notes
Code Compliance
THIS PROJECT HAD BEEN DESIGNED IN ACCORDANCE WITH AND MEETS THE CITY OF
SAN LUIS OBISPO ADOPTED CODE AND ORDINANCE REQUIREMENTS INCLUDING, BUT
NOT LIMITED TO, THE CALIFORNIA STATE ACCESSIBILITY STANDARDS AND I/WE WILL
BE RESPONSIBLE FOR ALL CLARIFICATIONS DEEMED NECESSARY DURING THE
CONSTRUCTION PHASES.
This project shall comply with the following model codes:
2022 California Building Code
2022California Residential Code
2022 California Mechanical Code
2022 California Electrical Code
2022California Plumbing Code
2022California Energy Code
2022 California Fire Code
1.THE CONTRACTOR SHALL VISIT PROJECT SITE PRIOR TO BIDDING AND VERIFY ALL
EXISTING CONDITIONS. FIELD VERIFY ALL DIMENSIONS PRIOR TO FABRICATION OR
ORDERING OF ANY ITEMS. VERIFY ALL WORK TO BE DONE WITH THE OWNER
PRIOR TO CONSTRUCTION.
2.VERIFY WHICH ITEMS, FIXTURES OR APPLIANCES SHALL BE SUPPLIED OR RE-USED
BY THE OWNER AND EXACT LOCATION OF SAID ITEMS. UNLESS OTHERWISE NOTED,
ITEMS TO BE SAVED WILL BE MARKED WITH BLUE TAPE.
3.THE CONTRACTOR SHALL TAKE CARE DURING DEMOLITION AND CONSTRUCTION
NOT TO DAMAGE ANY EXISTING CONSTRUCTION AND PLANTING WHICH IS TO
REMAIN. ANY DAMAGE OF
EXISTING CONDITIONS SHALL BE REPLACED AT NO COST TO THE OWNER.
4. ALL MATERIALS TO BE REMOVED SHALL BE DISPOSED OF AT AN APPROPRIATE
LOCATION AWAY FROM THE SITE UNLESS OTHERWISE ARRANGED.
5. PROVIDE ALL NECESSARY TEMPORARY SUPPORTS, SHORING AND BRACING
REQUIRED DURING CONSTRUCTION. CONTRACTOR SHALL BE RESPONSIBLE FOR
MAINTAINING STRUCTURAL INTEGRITY AND SAFETY.
6. MATCH EXISTING FINISH MATERIALS, TEXTURES AND FINISHES UNLESS
OTHERWISE NOTED.
7. NEW WALLS, CEILING AND FLOORS INTERSECTING EXISTING WALLS, CEILINGS AND
FLOORS SHALL BE FLUSH, CLEAN AND LEVEL. ALL TIE-INS SHALL BE ADEQUATELY
SECURE FOR STRUCTURAL INTEGRITY AND SAFETY.
8. PROVIDE CASING BEADS AT ALL EXPOSED DRYWALL EDGES. PROVIDE ALL OTHER
MISC. METAL TRIM AS REQUIRED FOR A COMPLETE AND PROPER INSTALLATION.
9. CONTRACTOR SHALL USED WRITTEN DIMENSIONS ONLY. ALL DIMENSIONS ARE TO
BE FACE OF STUDS UNLESS OTHERWISE NOTED.
10.STREET NUMBER OR ADDRESS SHALL BE PLAINLY VISIBLE AND LEGIBLE FROM THE
STREET OR ROAD FRONTING THE PROPERTY AND SHALL BE A MIN. OF 4 IN HIGH
WITH A MIN. STROKE OF 1/2 IN.
ENLARGED SITE PLAN
1"=10'
Not to scale
VICINITY MAP
General Contractor
Mikhail Gannage Lic:778043
Gannage Design & Construction
1560 Santa Rita Road
Templeton, CA 93465
C: 805-550-6331
O:805-434-3339
EXISTING STRUCTURE:
1. HOUSE 1792 SF
2. GARAGE 491 SF
PROPOSED STRUCTURE:
1. HOUSE 2,052 SF (260 SF CONVERSION)
2. GARAGE 231 SF
HIGHEST RIDGE:21 FT
LOT SF:10000 SF
BUILDING FOOTPRINT:1563 SF
LOT COVERAGE:26%
Area Tabulations
Project
Overview
Per FEMA's flood map. This property is not in a flood hazard area.
Layout Page Table
Label Title Description Comments
AS-1 Project Overview
T-1 General Notes
T-2 Cal Green Checklist
T-3 Cal Green Checklist
T-4 Title 24 Calcs
T-5 Title 24 Calcs
A-1 Existing Layout Demo Plan
A-2 Fixture Schedules
E-1 Electrical Layout
Structural
Structural
Structural
Structural
Structural
Structural
Structural
Structural
Energy Engineer
Carstairs Energy
2238 Bayview Heights Dr STE E
Los Osos, CA 93402
(805) 904-9048 - Partial Garage conversion to living
City of San Luis Obispo Engineering Notes
1 All work located within the public right-of-way or within the jurisdiction of the Utilities and Public
Works Departments shall comply with the most current edition of the Engineering Standards and
Standard Specification.
2 Any sections of damaged or displaced curb, gutter & sidewalk, or driveway approach shall be
repaired or replaced to the satisfaction of the Public Works Director.
3 A separate encroachment permit is required for any work in the public right-of-way, within city
easements, or for connections to public utilities. Work requiring an encroachment permit includes but
is not limited to demolitions, utilities, water, sewer, and fire service laterals, curb, gutter, and sidewalk,
driveway approached, sidewalk under-drains, storm drain improvements, street tree planting or
pruning, curb ramps, street paving, and pedestrian protection, or construction staging tin the right of
way.
4 Contact the Public Works inspection hotline at 805-781-7554 with at least a 48-hour notices for any
required encroachment permit inspection or final inspection requests.
5 The adjoining street shall be cleaned by sweeping to remove dirt, dust, mud and construction debris
at the end of each day.
6 A traffic and pedestrian control plan shall be submitted to the Public Works Departments for review
and approval prior to encroachment permit issuance.
7 Any existing survey monuments shall be protected in place or shall be tied out by a licensed land
surveyor prior to disturbance and then replaced prior to occupancy in accordance with Section 8771
of the CA Business and Professions Code.
8 Erosion control measures shall be implemented and maintained to the satisfaction of the Building
Official and Public Works Director during all demolitions, construction and ground disturbing
activities.
9 One 15-gallon street tree is required for each 35LF of frontage or fraction thereof. Tree species and
planting requirements shall be per city engineering standards.
Scoble- Garage Conversion
94 Palomar Dr.
San Luis Obispo, CA 93401
Existing: 3 bedroom, 2 bathroom
Proposed: 4 bedroom, 3 bathroom
LOT 3 OF TRACT NO. 545, SERANO SIRCLE, IN THE CITY OF SAN LUIS OBISPO, COUNTY
OF SAN LUIS OBISPO, STATE OF CALIFORNIA, ACCORDING TO MAP RECORDED AUGUST
11,1977 IN BOOK 9 PAGE 37 OF MAPS, AND AMENDING MAP RECORDED MARCH 7, 1978 IN
BOOK 9 PAGE 52 OF MAPS, IN THE OFFICE OF THE COUTNY RECORDED OF SAID COUNTY
ALSO KNOWN AS: 94 PALOMAR AVE, SAN LUIS OBISPO, CA 93405
August 28, 2023
November 1, 201 November 2, 201 November 6, 201 November 8, 201
REVIEWED FOR
CODE COMPLIANCE
City of San Luis Obispo
Building & Safety Division
CARPENTRY:
SAWN LUMBER DESIGN IS BASED ON THE NATIONAL DESIGN SPECIFICATION, LATEST EDITION. SAWN LUMBER
SHALL CONFORM TO WEST COAST LUMBER INSPECTION BUREAU OR WESTERN WOOD PRODUCTS
ASSOCIATION GRADING RULES. ALL LUMBER NOT SPECIFICALLY NOTED TO BE D.F. #2 OR BETTER. ALL WOOD
IN PERMANENT CONTACT WITH CONCRETE OR CMU SHALL BE PRESSURE TREATED UNLESS AN APPROVED
BARRIER IS PROVIDED. FRAMING ACCESSORIES AND STRUCTURAL FASTENERS SHALL BE MANUFACTURED BY
SIMPSON STRONG-TIE COMPANY (OR ENGINEER APPROVED EQUAL) AND OF THE SIZE AND TYPE SHOWN ON
THE DRAWINGS. HANGERS NOT SHOWN SHALL BE SIMPSON HU OF SIZE RECOMMENDED FOR MEMBER. ALL
HANGERS AND NAILS IN CONTACT WITH PRESSURE TREATED LUMBER SHALL BE SIMPSON Z-MAX HANGERS OR
STAINLESS STEEL. ALL SHEAR WALL SHEATHING NAILS SHALL BE COMMON NAILS ALL FRAMING NAILS SHALL
BE COMMON NAILS. OR HOT DIPPED GALVANIZED BOX NAILS. FRAMING NAILS SHALL BE PER IBC TABLE
2304.9.1 OR IRC TABLE R602.3(1).
PLYWOOD PANELS SHALL CONFORM TO THE REQUIREMENTS OF "U.S. PRODUCT STANDARD PS 1 FOR
CONSTRUCTION AND INDUSTRIAL PLYWOOD" OR APA PRP-108 PERFORMANCE STANDARDS. UNLESS NOTED,
PANELS SHALL BE APA RATED SHEATHING, EXPOSURE 1, OF THE THICKNESS AND SPAN RATING SHOWN ON
THE DRAWINGS. PLYWOOD INSTALLATION SHALL BE IN CONFORMANCE WITH APA RECOMMENDATIONS. ALLOW
1/8" SPACING AT PANELS ENDS AND EDGES, UNLESS OTHERWISE RECOMMENDED BY THE PANEL
MANUFACTURER.
ALL ROOF SHEATHING AND SUB-FLOORING SHALL BE INSTALLED WITH FACE GRAIN PERPENDICULAR TO
SUPPORTS, EXCEPT AS INDICATED ON THE DRAWINGS. ROOF SHEATHING SHALL EITHER BE BLOCKED,
TONGUE-AND-GROOVE, OR HAVE EDGES SUPPORTED BY PLYCLIPS. SHEAR WALL SHEATHING SHALL BE
BLOCKED WITH 2X FRAMING AT ALL PANEL EDGES. NAILING NOT SPECIFICALLY IDENTIFIED ON THE DRAWINGS
TO CONFORM WITH IRC TABLE R602.3(1).
GLUED LAMINATED MEMBERS SHALL BE FABRICATED IN CONFORMANCE WITH U.S. PRODUCT STANDARD PS
56, "STRUCTURAL GLUED LAMINATED TIMBER" AND AMERICAN INSTITUTE OF TIMBER CONSTRUCTION, AITC
117. EACH MEMBER SHALL BEAR AN AITC OR APA-EWS IDENTIFICATION MARK AND BE ACCOMPANIED BY A
CERTIFICATE OF CONFORMANCE. ONE COAT OF END SEALER SHALL BE APPLIED IMMEDIATELY AFTER
TRIMMING IN EITHER SHOP OR FIELD. GLULAM HANGERS NOT SHOWN SHALL BE SIMPSON EG. BEAMS SHALL
BE VISUALLY GRADED WESTERN SPECIES INDUSTRIAL GRADE, AND OF THE STRENGTH INDICATED BELOW:
COMBINATION
DEPTH SYMBOL SPECIES USE
ALL 24F - V4 DF/DF (SIMPLE SPAN)
ALL 24F - V8 DF/DF (CONT. OR CANTILEVER)
PREMANUFACTURED WOOD JOISTS: PREMANUFACTURED WOOD JOISTS SHALL BE OF THE SIZE AND TYPE
SHOWN ON THE DRAWINGS, MANUFACTURED BY THE TRUS JOIST COMPANY, OR AN ENGINEER APPROVED
EQUAL. PROVIDE BRIDGING IN CONFORMANCE WITH THE MANUFACTURERS RECOMMENDATIONS. JOISTS
AND BRIDGING SHALL BE CAPABLE OF RESISTING THE WIND UPLIFT NOTED ON THE DRAWINGS. THE JOIST
MANUFACTURER SHALL VISIT JOB SITE AS REQUIRED AND VERIFY THE PROPER INSTALLATION OF JOISTS IN
WRITING TO THE ARCHITECT/ENGINEER. PREMANUFACTURED WOOD JOIST ALTERNATES WILL BE
CONSIDERED, PROVIDED THE ALTERNATE IS COMPATIBLE WITH THE LOAD CAPACITY, STIFFNESS,
DIMENSIONAL, AND FIRE RATING REQUIREMENTS OF THE PROJECT, AND IS ICBO APPROVED.
LUMBER SPECIES:
A.POSTS, BEAMS, HEADERS, JOISTS, AND RAFTERS TO BE DF-#2
B.EXPOSED ARCH BEAMS TO BE DF-#1 OR BETTER
C.SILLS, PLATES BLOCKING, AND BRIDGING TO BE DF-#2.
D.ALL STUDS TO BE DF#2 OR BETTER.
E.PLYWOOD SHEATHING SHALL BE AS FOLLOWS:
ROOF SHEATHING SHALL BE 1/2'' CDX INT-APA RATED 32/16.
WALL SHEATHING SHALL BE 1/2'' INT-APA RATED 32/16 OR 7/16'' OSB.
FLOOR SHEATHING SHALL BE 3/4'' T & G INT-APA RATED OSB.
F. ' I ' JOISTS SHALL BE MANUFACTURED BY TRUS JOIST OR
ENGINEER APPROVED EQUAL.
G. ALL WOOD IN CONTACT WITH CONCRETE SHALL BE PRESSURE TREATED.
LUMBER SPECIES:
1.POSTS, BEAMS, HEADERS, JOISTS, AND RAFTERS TO BE DF-#2.
2.EXPOSED ARCH BEAMS TO BE DF-#1 OR BETTER.
3.SILLS, PLATES BLOCKING, AND BRIDGING TO BE DF-#2.
4.ALL STUDS TO BE DF#2 OR BETTER.
5.PLYWOOD SHEATHING SHALL BE AS FOLLOWS:
A. ROOF SHEATHING SHALL BE 5/8" PLYWOOD OR 9/32 OSB.
B. WALL SHEATHING SHALL BE 1/2'' INT-APA RATED 32/16 OR 7/16'' OSB.
C. FLOOR SHEATHING SHALL BE 3/4'' T & G INT-APA RATED OSB.
NAILING NOTES: (PER CRC TABLE R602.3(1))
JOIST TO SILL OR GIRDER TOE NAIL (3)-8d
BRIDGING TO JOIST TOE NAIL EA. END (2)-8d
SOLE PLATE TO JOIST OR BLK'G FACE NAIL 16d @ 16"OC
STUD TO SOLE PLATE TOE NAIL (4)-8d, END NAIL (2) 16d
TOP PLATE TO STUD END NAIL (2)-16d
DOUBLE STUDS FACE NAIL 16d @ 24" OC
DOUBLE TOP PLATES FACE NAIL 16d @ 16" OC
CONTINUOUS HEADER, TWO PIECES 16d @ 16" OC ALONG EA. EDGE
BUILT-UP HEADER, TWO PIECES
W/ 1/2" SPACER 16d @ 16" OC ALONG EA. EDGE
TOP PLATES, LAPS AND INTERSECTIONS FACE NAIL (2)-16d
CEILING JOISTS TO PLATE TOE NAIL (3)-8d
CONTINUOUS HEADER TO STUD TOE NAIL (4)-8d
CEILING JOISTS, LAPS OVER PARTITIONS FACE NAIL (3)-10d
CEILING JOISTS TO PARALLEL RAFTERS FACE NAIL (3)-10d
RAFTER TO PLATE TOE NAIL (2)-16d
1" BRACE TO EACH STUD AND PLATE FACE NAIL (2)-8d
BUILT-UP CORNER STUDS 10d @ 24" OC
2" PLANKS (2)-16d @ EA.BRG.
1/2" PLYWOOD ROOF AND WALL EDGES 8d @ 6" OC
SHEATHING INTERMEDIATE 8d @ 12" OC
3/4" PLYWOOD SUBFLOOR EDGES 8d @ 6" OC
INTERMEDIATE 8d @ 12" OC
2x MULTIPLE JOISTS - STAGGER @ 15" OC
W/(2) @ EA. END OR SPLICE
(3) OR FEWER 16d NAILS
(4) OR MORE 1/2" DIA M.B. W/ STANDARD NUT AND
WASHERS
GENERAL PLUMBING & HVAC NOTES:
1.METALLIC GAS PIPE, WATER PIPE, AND FOUNDATION REINFORCING BARS SHALL BE BONDED TO THE
ELECTRICAL SERVICE GROUND.
2.DRYER, WATER HEATER, KITCHEN AND BATHROOM VENTING SHALL EXHAUST TO THE OUTSIDE OF THE
BUILDING AND BE EQUIPPED WITH A BACK DRAFT DAMPER.
3. ALL GAS LINES SHALL BE SIZED FOR APPLIANCE LOAD. "BLACK" PIPE SHALL BE USED INSIDE THE BUILDING,
"GREEN" PIPE WHERE UNDERGROUND OR EXPOSED TO WEATHER. ALL JOINTS SHALL BE TAPED WHERE
BURIED OR EXPOSED TO WEATHER.
4.TUBS/SHOWERS SHALL BE PROVIDED WITH INDIVIDUAL CONTROL VALVES OF THE PRESSURE BALANCE OR THE
THERMOSTATIC MIXING TYPE. THE WATER TEMPERATURE SHALL BE AT A MAXIMUM OF 120*F.
WATER SOFTENER UNIT SHALL CONDITION WATER BEFORE ENTERING THE WATER HEATERS AND THE COLD
WATER SOURCE.
5.EACH HOSE BIBB SHALL BE EQUIPPED WITH A BACK FLOW PREVENTION DEVICE.
HEAT DUCTING SHALL BE SECURED, SEALED AND INSULATED AS APPROPRIATE.
6.INSTALL NON ABSORBENT SURFACE AT ALL WATER SPLASH AREAS TO MINIMUM 72" ABOVE SHOWER DRAINS.
7. DRAINAGE PIPING SERVING FIXTURES WHICH HAVE FLOOD LEVEL RIMS LOCATED BELOW THE ELEVATION OF
THE
NEXT UPSTREAM MANHOLE COVER OF THE PUBLIC OR PRIVATE SEWER SERVING SUCH DRAINAGE PIPING
SHALL
BE PROTECTED FROM BACKFLOW OF SEWAGE BY INSTALLING AN APPROVED BACKWATER VALVE.
8. ALL EXCAVATIONS ALL BE COMPLETELY BACKFILLED AS SOON AFTER INSPECTION AS
PRACTICABLE. A LAYER OF SAN SHALL BE PLACED IN ALL SEWER TRENCHES TO PROVIDE A
LEVELING AND LAYING BED FOR PIPE. ADEQUATE PRECAUTION SHALL BE TAKEN TO INSURE
PROPER COMPACTNESS OF BACKFILL AROUND PIPING WITHOUT DAMAGE TO SUCH PIPING.
TRENCHES ALL BE BACKFILLED IN THIN LAYERS TO 12 INCHES ABOVE THE TOP OF THE PIPING
WITH CLEAN EARTH WHICH SHALL NOT CONTAIN STONES, BOULDERS, CINDERFILL, FROZEN
EARTH, CONSTRUCTION DEBRIS OR OTHER MATERIALS WHICH WOULD DAMAGE OR BREAK THE
PIPING OR CAUSE CORROSIVE ACTION. slomc 15.04.060.b
9. JOINING METHODS AND MATERIALS FOR BUILDING SEWERS SHALL BE AS PRESCRIBED IN THIS
CODE AND SHALL ONLY HAVE JOINTS THAT ARE GLUED, SOLVENT CEMENTED, HEAT FUSED OR
WELDED. slomc15.04.060.c
10. STORM WATER DRAINAGE MAY BE DIRECTED TO AN APPROVED RAINWATER HARVESTING
SYSTEM AND USED AS AN ALTERNATE SOURCE OF WATER FOR NON-POTABLE USES AS
APPROVED BY THE BUILDING OFFICIAL AND THE SLO COUNTY ENVIRONMENTAL HEALTH
DEPARTMENT. THE INSTALLATION AND USE OF SUCH A SYSTEM OR SYSTEMS MUST BE
DESIGNED TO NOT INTERACT WITH THE POTABLE WATER SYSTEM, THE BUILDING SANITARY
SEWER OR DRAINAGE SYSTEMS THAT FLOW TO ANY CREEK. RAINWATER HARVESTING
SYSTEMS MUST BE MAINTAINED IN SUCH A MANNER AS TO NOT CAUSE DAMAGE TO
NEIGHBORING PROPERTIES. slomc 15.04.060.D
VENTILATION NOTES:
1.ALL COMBUSTION APPLIANCES WILL BE VENTED DIRECTLY TO THE EXTERIOR.
2.FURNACE FIREBOX AND TANKLESS WATER HEATER SHALL HAVE OUTSIDE COMBUSTION AIR SUPPLY
PURSUANT TO REGIONAL AND LOCAL CODES.
3.ATTIC SHALL HAVE VENTILATION EQUAL TO 1 SQ. FOOT PER 150 SQ. FEET OF ATTIC SPACE. VENTILATION
SHALL BE
PROTECTED FROM SNOW AND RAIN AND SHALL BE COVERED WITH GALVANIZED WIRE SCREEN.
OPENINGS SHALL BE LOCATED TO PROVIDE CROSS VENTILATION. IF THE ATTIC IS EQUIPPED WITH HIGH
AND LOW VENTILATION OPENINGS WITH 50% OR MORE IN HIGH; VENTILATION SHALL BE EQUAL TO 1 SQ.
FEET PER 300 SQ. FEET OF ATTIC SPACE.
4. EXHAUST ALL VENTS AND FANS DIRECTLY TO OUTSIDE VIA METAL DUCTS. 50 CFM (MIN) FANS
5. AIR CHANGES PER HOUR IN BATHS CONTAINING TUB AND / OR SHOWER AND IN LAUNDRY ROOMS.
6. UNDER FLOOR SPACES SHALL HAVE VENTILATION EQUAL TO ONE SQ. FOOT PER 150 SQ. FEET OF FLOOR
SPACE.
7. VENTS SHALL BE CAST INTO THE CONCRETE STEM WALLS AND COVERED WITH GALVANIZED WIRE
SCREEN. VENTS SHALL BE LOCATED TO PROVIDE CROSS VENTILATION.
SHEET:
PROJECT:
DATE:
8/4/2023
Designed By:
Denise Kneeskern
1560 Santa Rita Road
Tempelt
on, CA 93465
(805) 434-3339
denise@gannageconst
ruct
ion.com
ANNAGE
GDESIGN & CONSTRUCTION
ALL DESIGN, IDEAS, SPECIFICATIONS
AND OTHER INFORMATION ON THE
DRAWINGS ARE FOR USE ON THE
SPECIFIED PROJECT AND ARE NOT TO
BE REPRODUCED, CHANGED OR
COPIED IN ANY FORM OR MANNER
WITHOUT THE WRITTEN CONSENT OF
GANNAGE DESIGN & CONSTRUCTION.
THEIR USE SHALL BE RESTRICTED TO
THE ORIGINAL SITE FOR WHICH THEY
WERE PREPARED.
DRAWN BY:
Denise Kneeskern
T-1
Lead Safe Work Practices
REMOLDING PRE-1978 STRUCTURES WITHOUT USING LEAD SAFE WORK PRACTICES IS IN VIOLATION OF THE
CALIFORNIA HEALTH AND SAFETY CODE SECTION 105256. CONTRACTORS, REMODELORS AND PAINTERS ARE
REQUIRED TO USE LEAD SAFE WORK PRACTICES PURSUANT TO TITLE 17, CA CODE OF REGULATIONS SECTIONS
26050.
CONSTRUCTION DEBRIS KNOWN TO CONTAIN LEAD-BASED PAINT MUST BE DISPOSED AT AN APPROVED
LOCATION. CONTACT UTILITIES CONSERVATION AT 805-781-7213.
1.NAILS SHALL BE DRIVEN PERPENDICULAR WHERE POSSIBLE
INSTEAD OF TOENAILS.
2.ALL NAILS SHALL BE COMMON WIRE NAILS UNLESS NOTED
OTHERWISE. ALL NAILING SHALL CONFORM TO TITLE 24 (2016)
TABLE 2304
3.NAILING NOT NOTED ON PLANS SHALL BE IN ACCORDANCE TO
THE CBC 2016 EDITION TABLE 2304
4.GREEN VINYL SINKERS DO NOT MEET THE NAILING
REQUIREMENTS FOR MOST "BOX AND COMMON NAIL"
CONNECTIONS
INSULATION NOTES:
1.ATTIC INSULATION OF ALL NEW CONDITIONED SPACES TO HAVE R-38 & FLOOR INSULATION TO HAVE R19, U.O.N
2.ALL NEW EXTERIOR WALLS OF CONDITIONED SPACES TO HAVE R-15, U.O.N.
3.WATERHEATER TO HAVE R12 WRAP
4.DUCTWORK PER CHAPTER 6 OF THE CMC
5.3/4" OR LARGER HOT WATER MAINS TO BE INSULATED WITH R4 OR GREATER UNDER SLAB AND WITHIN WALLS
ADDRESS NOTES:
BUILDINGS SHALL HAVE APPROVED ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED
BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE
STREET OR ROAD FRONTING THE PROPERTY. THESE NUMBERS SHALL CONTRAST WITH THEIR
BACKGROUND. ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR ALPHABETICAL LETTERS.
NUMBERS SHALL BE A MINIMUM OF 5" IN HEIGHT WITH A MINIMUM STROKE WIDTH OF 1/2". WHERE
ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING ADDRESS CANNOT BE VIEWED FROM
THE PUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE
STRUCTURE.
Project
Notes
Scoble- Garage Conversion
94 Palomar Dr.
San Luis Obispo, CA 93401
DOOR AND WINDOW NOTES:
EVERY BEDROOM SHALL BE PROVIDED WITH AN EGRESS WINDOW WITH CLEAR OPENING HEIGHT NOT
GREATER THAN 44" ABOVE THE FINISH FLOOR HEIGHT AND SHALL HAVE A MINIMUM CLEAR OPENING
AREA OF 5.0 SQ. FT ON GROUND LEVEL AND 5.7 SQ. FT FOR SECOND STORY AND ABOVE. EGRESS
WINDOWS SHALL NOT HAVE AN CLEAR OPENING LESS THAN 20" WIDE OR 24" HIGH.
ALL WALK-THRU DOORS SHALL BE SOLID CORE
INTERIOR DOORS SHALL BE PAINTED. ENTRY DOOR TO BE DEFINED BY HOME OWNER PRIOR
ORDERING
DOORS BETWEEN GARAGE AND LIVING AREA SHALL BE 1-3/4" TIGHT FITTING SOLID CORE DOORS
WITH A RATING OF 60 MINUTES. DOOR SHALL BE SELF CLOSING
EXTERIOR EXIT DOORS WILL BE 36" MIN. NET CLEAR DOORWAY SHALL BE 32" MIN. DOOR SHALL BE
OPENABLE FROM INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT.
GLAZING IN DOORS SHALL BE DUAL PANE SAFETY GLASS WITH MIN. U-VALUE OF 0.60
GARAGE DOORS TO BE SECTIONAL, OVERHEAD DOORS
ALL WINDOWS TO BE U-Factor: .34, SHGC: .30, VT: .57
EXTERIOR FINISH NOTES:
1.EXTERIOR FINISH TO MATCH EXISTING.
2.ROOFING TO BE 30 YEAR ASPHALT OVER 30# FELT, 5/8 CDX PLYWOOD/OSB.
3.DECKING TO BE TREX OR WOOD. FINAL MATERIAL AND COLOR BY OWNER.
4.CHIMNEYS ARE DECORATIVE AND PROVIDE FOR VENTING OF GAS FIREPLACES ONLY.
5.DOWNSPOUTS TO BE COLLECTED AND ROOF RUN OFF TO BE DIRECTED AWAY FROM
STRUCTURE PER THE SITE PLAN.
6.FINISH GRADE SHALL SLOPE AWAY FROM STRUCTURE MIN. 1/2" PER FOOT OF RUN FOR 4' MIN.
7.BASALT RETAINING WALLS TO MATCH EXISTING RETAINING WALL.
FINISH NOTES:
RENDERINGS ARE NOT TO SCALE; ALL RENDERINGS ARE FOR ARTISTIC DEPICTION ONLY. PLAN
UPDATES MAY NOT BE REFLECTED IN RENDERINGS. RENDERINGS SHALL NOT BE USED FOR
CONSTRUCTION.
FINAL FINISHES SHALL BE CONFIRMED WITHIN CO-CONSTRUCT SPECIFICATIONS PRIOR TO
INSTALLATION.
FOUNDATION NOTES:
SLOPE CRAWL SPACE TO DRAIN. MAXIMUM SLOPE IS 2 HORIZ., 1 VERT. BETWEEN FOOTINGS AT DIFFERENT
ELEVATIONS.
ALL FOOTINGS TO REST ON CLEAN, FIRM UNDISTURBED SOIL. STEP FOOTINGS A REQUIRED TO MAINTAIN
REQUIRED DEPTH BELOW FINISH GRADES.
CONCRETE STRENGTH,
2500 PSI AT 28 DAYS FOR ALL SLABS. (FOUNDATION DESIGN BASED ON 2,500 PSI).
2500 PSI AT 28 DAYS FOR ALL OTHER CONDITION.
MAXIMUM SLUMP, 4"
USE ASTM A-615 GRADE 60 DEFORMED REINFORCING BARS UNLESS NOTED OTHERWISE
CONCRETE EXPANSION ANCHORS SHALL BE 'SIMPSON WEDGE-ALL STUD ANCHORS' OR ENGINEER
APPROVED EQUAL. EPOXY TO BE SIMPSON "SET" ADHESIVE OR APPROVED EQUAL.
INFILTRATION, ALL OPENINGS IN THE EXT. BLDG. ENVELOPE SHALL BE SEALED AGAINST AIR INFILTRATION.
THE FOLLOWING AREAS MUST BE SEALED.
* JOINTS AROUND WINDOW AND DOOR FRAMES
* JOINTS BETWEEN WALL CAVITY AND WINDOW/DR. FME.
* JOINTS BETWEEN WALL AND FOUNDATION
* JOINTS BETWEEN WALL AND ROOF
* JOINTS BETWEEN WALL PANELS
* UTILITY PENETRATIONS THROUGH EXTERIOR WALLS
August 28, 2023
November 1, 201 November 2, 201 November 6, 201 November 8, 201
REVIEWED FOR
CODE COMPLIANCE
City of San Luis Obispo
Building & Safety Division
SHEET:
PROJECT:
DATE:
8/4/2023
Designed By:
Denise Kneeskern
1560 Santa Rita Road
Tempelt
on, CA 93465
(805) 434-3339
denise@gannageconst
ruct
ion.com
ANNAGE
GDESIGN & CONSTRUCTION
ALL DESIGN, IDEAS, SPECIFICATIONS
AND OTHER INFORMATION ON THE
DRAWINGS ARE FOR USE ON THE
SPECIFIED PROJECT AND ARE NOT TO
BE REPRODUCED, CHANGED OR
COPIED IN ANY FORM OR MANNER
WITHOUT THE WRITTEN CONSENT OF
GANNAGE DESIGN & CONSTRUCTION.
THEIR USE SHALL BE RESTRICTED TO
THE ORIGINAL SITE FOR WHICH THEY
WERE PREPARED.
DRAWN BY:
Denise Kneeskern
T-2
Cal Green
Checklist
Scoble- Garage Conversion
94 Palomar Dr.
San Luis Obispo, CA 93401
August 28, 2023
November 1, 201 November 2, 201 November 6, 201 November 8, 201
REVIEWED FOR
CODE COMPLIANCE
City of San Luis Obispo
Building & Safety Division
SHEET:
PROJECT:
DATE:
8/4/2023
Designed By:
Denise Kneeskern
1560 Santa Rita Road
Tempelt
on, CA 93465
(805) 434-3339
denise@gannageconst
ruct
ion.com
ANNAGE
GDESIGN & CONSTRUCTION
ALL DESIGN, IDEAS, SPECIFICATIONS
AND OTHER INFORMATION ON THE
DRAWINGS ARE FOR USE ON THE
SPECIFIED PROJECT AND ARE NOT TO
BE REPRODUCED, CHANGED OR
COPIED IN ANY FORM OR MANNER
WITHOUT THE WRITTEN CONSENT OF
GANNAGE DESIGN & CONSTRUCTION.
THEIR USE SHALL BE RESTRICTED TO
THE ORIGINAL SITE FOR WHICH THEY
WERE PREPARED.
DRAWN BY:
Denise Kneeskern
T-3
Cal Green
Checklist
Scoble- Garage Conversion
94 Palomar Dr.
San Luis Obispo, CA 93401
August 28, 2023
November 1, 201 November 2, 201 November 6, 201 November 8, 201
REVIEWED FOR
CODE COMPLIANCE
City of San Luis Obispo
Building & Safety Division
SHEET:
PROJECT:
DATE:
8/4/2023
Designed By:
Denise Kneeskern
1560 Santa Rita Road
Tempelt
on, CA 93465
(805) 434-3339
denise@gannageconst
ruct
ion.com
ANNAGE
GDESIGN & CONSTRUCTION
ALL DESIGN, IDEAS, SPECIFICATIONS
AND OTHER INFORMATION ON THE
DRAWINGS ARE FOR USE ON THE
SPECIFIED PROJECT AND ARE NOT TO
BE REPRODUCED, CHANGED OR
COPIED IN ANY FORM OR MANNER
WITHOUT THE WRITTEN CONSENT OF
GANNAGE DESIGN & CONSTRUCTION.
THEIR USE SHALL BE RESTRICTED TO
THE ORIGINAL SITE FOR WHICH THEY
WERE PREPARED.
DRAWN BY:
Denise Kneeskern
T-4
Title 24 Calcs
Scoble- Garage Conversion
94 Palomar Dr.
San Luis Obispo, CA 93401
August 28, 2023
November 1, 201 November 2, 201 November 6, 201 November 8, 201
REVIEWED FOR
CODE COMPLIANCE
City of San Luis Obispo
Building & Safety Division
SHEET:
PROJECT:
DATE:
8/4/2023
Designed By:
Denise Kneeskern
1560 Santa Rita Road
Tempelt
on, CA 93465
(805) 434-3339
denise@gannageconst
ruct
ion.com
ANNAGE
GDESIGN & CONSTRUCTION
ALL DESIGN, IDEAS, SPECIFICATIONS
AND OTHER INFORMATION ON THE
DRAWINGS ARE FOR USE ON THE
SPECIFIED PROJECT AND ARE NOT TO
BE REPRODUCED, CHANGED OR
COPIED IN ANY FORM OR MANNER
WITHOUT THE WRITTEN CONSENT OF
GANNAGE DESIGN & CONSTRUCTION.
THEIR USE SHALL BE RESTRICTED TO
THE ORIGINAL SITE FOR WHICH THEY
WERE PREPARED.
DRAWN BY:
Denise Kneeskern
T-5
Title 24 Calcs
Scoble- Garage Conversion
94 Palomar Dr.
San Luis Obispo, CA 93401
August 28, 2023
November 1, 201 November 2, 201 November 6, 201 November 8, 201
REVIEWED FOR
CODE COMPLIANCE
City of San Luis Obispo
Building & Safety Division
Scoble- Garage Conversion
94 Palomar Dr.
San Luis Obispo, CA 93401
August 28, 2023
November 1, 201 November 2, 201 November 6, 201 November 8, 201
REVIEWED FOR
CODE COMPLIANCE
City of San Luis Obispo
Building & Safety Division
Scoble- Garage Conversion
94 Palomar Dr.
San Luis Obispo, CA 93401
August 28, 2023
November 1, 201 November 2, 201 November 6, 201 November 8, 201
REVIEWED FOR
CODE COMPLIANCE
City of San Luis Obispo
Building & Safety Division
Electrical Plan
ELECTRICAL PLAN
1/4"=1'
Electrical Plan
Scoble- Garage Conversion
94 Palomar Dr.
San Luis Obispo, CA 93401
August 28, 2023
November 1, 201 November 2, 201 November 6, 201 November 8, 201
REVIEWED FOR
CODE COMPLIANCE
City of San Luis Obispo
Building & Safety Division