Architect Atascadero

Fire Department (CDF) Impacts in San Luis Obispo County and Other, Similar Counties

2008-10-30T22:38:00.000-07:00

When considering a new project - home, commercial or other type of construction - do check with your local fire department.

For example, if your property is located in a particular fire zone, which is determined by the fire department, types of construction can be required that will conform to their standards.This could affect framing, roofing, the type of glass in windows, road construction, access to property and, of course, use of fire sprinklers.

Your local fire jurisdiction could have other, far-reaching effects on your project, so check with with your local fire department agency to avoid unpleasant surprises.

Agencies Other Than the Building Department, Planning Department, and Environmental Department

2008-10-11T17:45:00.000-07:00

In an outlying area of an unincorporated area, the following agencies can have a profound effect upon your plans for your home, ranch, or accessory buildings.

1. Fire Department (C.D.F.)
2. Environmental outside a City
3. Fish and Game
4. Conservancies (Land Management)
5. Water purveyor
6. State requirements - soil, erosion, etc.

All of the above could determine your cost in time or money or both. An outstanding example: in this County, the Fire Department now requires any home larger than 3,000 square feet to be fire sprinklered. In some jurisdictions, all new construction must be fire sprinklered.
If remodeling, any addition to an existing home that creates more than 3,000 square feet requires that the entire project be retrofitted with fire sprinklers.
Check with your local city or county agencies.

The Frustrations of Obtaining a Building Permit continued

2008-08-29T11:05:00.000-07:00

As a further note to obtaining information from a Senior Planner in your area -

Ask if there are any other environmental issues, ordinances or requirements that might impact your project. This applies whether you are considering a home on acreage, on a city lot, a commercial project, or any other category of building.

Present issues which could affect your making a decision are:
1. Environmental - ask about the issues
2. Fire sprinklers
3. Water connection fees
4. Sewer connection fees
5. Well report requirements
6. School fees
7. All the other fees that the city or county requires to obtain a building permit
8. And again - be sure to hire an Architect to check and re-check the information obtained

Most governmental agencies try to be informed, but from personal experience, I have learned that one sector sometimes doesn't get all the information from another sector, which could affect your decision to proceed with your project.

Good luck - I hope your experience is positive!

Obtaining a Building Permit Can Equal Frustration

2008-08-12T17:39:00.000-07:00

Get Your Preliminary Information

It's important to know that as a property owner, you have no real property rights when you're developing your property. You are governed by layer upon layer of rules, regulations and ordinances: local, regional, state and federal.

It's best, therefore, to hire a knowledgeable Architect who is familiar with all of these very restrictive laws.

Also, as a property owner requiring to build a project on your property, it's best to check with your local Planning Department, to orient you to all of the requirements that pertain to you.

Be sure to keep complete notes of your meeting, and get the business card of the person who is giving you this information. It is best if this person is a senior planner. This is a preliminary meeting, and the information you receive about restrictions and fees can sometimes affect your decision to build or not to build.

If you would like to proceed, then you should see an Architect, who can help you with the myriad details of your project.

Pros and Cons of Wood Siding

2008-07-24T19:50:00.000-07:00

Pro
1. Siding comes in a variety of textures and thicknesses
2. Siding comes in wood and other, composite materials
3. Composite materials are less expensive
4. Composite sidings come pre-finished
5. Composite sidings are applied rapidly
6. All siding will cover large areas of walls and soffits rapidly
7. Siding material can be applied by same wood framing contractor
8. This is a clean material operation
9. Sidings can take a variety of paint colors
10. Siding debris can be recycled
Cons
1. Siding application is more expensive because of labor costs
2. Siding over frame construction requires a plywood or O.S.B. solid back
3. Material will show joints
4. Material will show nail or metal connections
5. Corners require extra care
6. Corners require caulking
7. Siding details at windows or doors require caulking
8. Siding requires periodic inspection for maintenance
9. Siding requires painting or staining every 4 to 5 years

Pros and Cons of Stucco

2008-06-19T12:23:00.000-07:00

Stucco in this blog means cement plaster with a stucco finish.

Pros:
1. This is a 3-coat process, with metal lath over an underlayment paper
a. The first coat is the Scratch Coat of cement plaster
b. The second coat is the Brown Coat, also of cement plaster
c. The finish coat, of stucco, has color and texture
2. Structurally, stucco adds stability to a wood or metal frame
3. The material is fluid and adapts to any architectural style needed
4. The material can have the color and texture desired
5. It is fireproof
6. It is maintenance free
7. It reflects quality of construction
8. Stucco has insulation qualities
9. It is environmentally friendly
Cons:
1. Stucco will generate minor expansion cracks, like concrete. These, however, can be tolerated, or they can be easily patched
2. It has a flat look from a distance, with no texture like siding
3. Stucco can be a messy operation
4. Stucco debris removal can cost extra

Raised Wood Foundations versus Concrete Slabs

2008-03-31T14:21:00.001-07:00

Concrete Slab
Pro
1. Less expensive
2. Faster to install
3. Can adapt to radiant floor system
4. Six inches above grade - no steps or low ramp
5. Convenient for handicap access
6. Garage access = same level
7. Easier for seismic frame transfer forces
8. Better termite protection
9. Longer house life
10. Fireproof
Con
1. Possibly harder on feet and back for standing
2. Will develop small cracks
3. Closer to ground - 6" minimum from grade
4. Has lower look, architecturally
5. No access below grade for utilities
6. Some utilities to be in attic

Raised Wood Foundations v. Concrete Slabs

2008-03-20T19:41:00.000-07:00

Raised Wood Foundation
Pro
1. Gives home a raised-platform look
2. Wood floor is easier on the feet
3. Can feel warmer with wood flooring over a sub floor
4. The crawl space required can pass utilities under the floor
5. Gives better access to plumbing and other utilities
Con
1. More expensive
2. Takes longer to frame
3. Uses wood members = expensive
4. Need concrete stem-walls
5. Required 18" minimum crawl space
6. Transfer of interior shear walls is tougher
7. Floor system sounds hollow
8. Tougher to insulate to Title 24; R-19 underside
9. Usually requires steps up to floor - handicap requires ramp
10.Usually requires steps to garage
11. In some areas, ground squirrels and gophers can be a problem
12. Not practical for radiant floor heating
13. If not installed properly, squeaky floors result

Next Week: Pros and Cons of Concrete Slabs

Pros and Cons of Steel Frame for Commercial Projects

2008-03-12T15:07:00.000-07:00

Pros
These are the same as steel framing for residential jobs, with two additions-
1. Light steel framing is faster than wood framing
2. Light steel framing is generally used in light commercial projects
Cons
1. There may be a learning curve, depending upon the contractor's experience
2. There may be an expense for renting or buying power tools like screw guns, power cutters, generators and compressors
3. Plywood is still used for floor and roof sheathing
4. Steel must be very precisely cut, unlike wood

Pros & Cons of Steel Frame for Residential Projects

2008-03-05T10:47:00.000-08:00

Pro
1. New code, C.B.C. 2007, can give certain advantages to the use of light steel framing
2. "Stick" steel is termed to be light U-channels
3. Two U-channels can be put together to form 2x4, 2x6, 2x8, etc.
4. Steel member walls are light in weight
5. Steel framing members usually have stamped openings for utilities to pass through
6. Steel framing is very quiet
7. Screw guns and power cutters are used
8. No waste of wood debris
9. Light steel framing can be faster
10. Low fire danger
11. Lower insurance costs
12. No termites
13. Whole metal house is grounded for lightening
14. Save trees
15. Steel is recyclable
16. Building departments look favorably on light steel construction
Con
1. Because light steel framing is fairly new, learning curve can be slow and expensive
2. General contractors or framing crews must obtain or buy new tools
3. Some building departments can be slow to adapt to light steel construction
4. Plywood still needs to be considered for roof sheathing
5. Wood rafter ends could take longer
6. Steel is difficult to trim, unlike wood

Pros and Cons of Stick (Wood) Framing for Commercial Projects

2008-02-27T19:47:00.000-08:00

Pro
1. Readily available throughout the United States
2. Easily worked with as a framing material
3. Experienced, licensed framers are familiar with wood
4. Experienced framers have all the tools for the trade
5. Most building departments and inspectors are familiar with the stick
assembly of homes
6. All licensed architects are very familiar with wood as a framing material
7. Wood is a good insulator in conjunctions with the proper insulation
8. Wood is a recyclable material
9. Recycling of wood waste is becoming mandatory by the governmental
jurisdiction in which the site is located
Con
1. The new code, C.B.C. 2007, puts new restrictions on the use of stick frame
and heavy lumber
2. Large stick members and beams are heavy and may need mechanical
equipment to place
3. Other trades may have to drill through stick framing members
4. Wood does absorb moisture
5. Wood is becoming more expensive
6. Wood does put a burden on the forests
7. Wood is becoming a scarcer material

Pros and Cons of Wood (Stick) Framing for Residential Projects

2008-02-21T11:00:00.000-08:00

Pros:
· Stick framing uses lumber for members
· Still readily available throughout the United States
· Easy to work with
· Experienced, licensed framers are familiar with the material
· Experienced framers have all the tools the material requires
· Most building inspectors are familiar with the stick assembly of homes
· All licensed architects are very familiar with stick framing
· Wood is a good insulator in conjunction with the proper insulation
· Wood is a recyclable material
· Recycling of wood waste is becoming mandatory by the governmental
jurisdiction in which the site is located
Cons:
· The new code, C.B.C. 2007, does put new restrictions on the use of wood for
framing
· Wood is cumbersome and heavy
· Electric, plumbing, and heating and ventilating contractors have to drill
through framing walls
· Wood does absorb moisture
· Wood is becoming more expensive
· Wood does put a burden on our forests
· Wood is becoming a scarcer material

Next Week: Pros and Cons of Wood (Stick) Framing for Commercial Projects

When TDCs Work

2007-11-20T17:26:00.000-08:00

TDC programs work well only when the residents of a designated Receiver Site are willing to accept the change in density in their area or neighborhood. That also typifies the democratic process. Otherwise, the process is a change in zoning made without the residents’ acquiescence.

Even though the adopted TDC program of San Luis Obispo County specifically states: “Support of the Community,” is necessary, violations of this Section persist.

Case in point: most recently, an area south of Atascadero was under consideration. Through an ad hoc committee, written surveys were sent to the property owners involved. More than 70 per cent responded, stating they wanted out of the TDC program; they wanted no community change.

The area has many problems for a greater population: substandard roads (unable to meet requirements of the greater traffic engendered); water shortages; drainage problems; need for septic systems and leach fields in spite of soils inadequacies; no natural gas available for new homes (propane or electric only); no city water (many on wells).

Still, the County Supervisors voted to make a significant modification to the zoning, from 2-1/2 acres to 2 acres. If everyone who could split his property did so, it would result in almost 100 new homes. Each of the Supervisors who voted for this change – against the advice of the Planning Commission - lives about 20 miles from the Receiver Site, and apparently not one of them had toured the area to see how it would be changed.

As a result, a community of acreages will undergo gradual change and greater impaction upon services and resources.

So, the question is: Is the TDC an effective vehicle to use existing land as an efficient environmental development tool?

Yes and No. Yes, if the involved area owners are in support of the process, and resources and services can support the increased density. Otherwise, the answer is an emphatic No.

What Are Transfer Development Credits?

2007-10-27T16:01:00.000-07:00

Lately, TDCs (Transfer Development Credits) have been in the news in our area. TDCs were devised to allow local ranchers or farmers to keep their acreage untouched, if they have property they could develop. Instead, they may take those lots and arrange to transfer the development rights to a so-called Transfer Site, through sales to developers.

Transfer Sites are areas where the County decides more development can theoretically be built without destroying the character and atmosphere of a neighborhood. The rancher/farmer sells his credits to a developer, realizing a profit from his land, and the developer then obtains the right to split a property within the Transfer Site area and build on the lots thus created.

Next Week: Who Wins, Who Loses?

Get Ready for the Building Inspector

2007-10-16T19:53:00.000-07:00

Before concrete is poured for any Project, a Building Inspector will visit the site to check the job. You should prepare for the following:
1. Have a signed Soils Report ready for him to read;
2. Any saturation of the soil in that Report will be checked;
3. He will check a stamped, approved set of drawings, which should always be ready
and accessible to all inspectors;
4. He will check the foundation plan against what is laid out in the foundation
a. Depth of footings and plate
b. Anchor bolt spacing
c. Holdown hardware
d. Shearwall lengths and placement
e. Slab steel and spacing
f. Steel slab concrete chocks to raise re-bar, for concrete to fully engulf
re-bar;
5. If any of the above is not to his satisfaction, he will leave a correction sheet
with items he feel must be corrected;
6. Usually, a telephone number is on the correction sheet, to call for re-
inspection.

Soils Reports Can Save Time & Money

2007-10-09T13:07:00.000-07:00

One of the most important parts of your construction job is the Soils Report, which is made before grading and construction begin.

A qualified Soils Engineer must investigate your site and prepare a soils report with a "perk test" added, if the project will be on a septic system. The perk test will determine the number of linear feet of the leach field required.

The report will also give you, as required by your County:

1. An expansion index, which indicates the amount of steel needed in footings and slab

2. The moisture content of the soil, which is very important to know before you pour any concrete

3. A liquefaction index, to indicate the possibility of sliding

4. Your seismic zone

The Soils Engineer will also inspect all placement of steel before pouring concrete, to assure that the local government inspector will "sign off" the inspection card under Concrete, and your job can continue.

Next Week: What Building Inspectors look for before concrete is poured

For additional architectural advice and articles, go to: http://www.rinaldiaia.com/tutorials.htm

Our Website Is Here

2007-09-21T16:55:00.000-07:00

I just wanted to announce that our website is finally here! Check back in a few days because I will have some insights as to what is going on around here in our community of Atascadero, the Central Coast at large, as well as out of our area.

We will be discussing building issues, water issues, and all kinds of topics that affect the building and construction industry.

I look forward to chatting with you very soon.