Residential Garage Conversions

Policy and Procedure No.: B-04-17

Purpose

This handout establishes a procedure for complete plan review submittals when an existing garage in a single-family dwelling is converted to a habitable area (i.e., living room, bedroom, playroom, etc.). According to current code regulations and Elk Grove Municipal Code, permits are required when buildings are constructed, altered or improved. Therefore, the following guideline shall be reviewed before commencing any work.

For permit processing information, please visit our Minor Residential Building Permits webpage. 

Quantity

• A completed Application for Permit form. Upon submittal of plans they will be distributed to Building Inspection and Safety and Planning Review.
• A “wet or electronic signed” and stamped calculation prepared by a professional engineer licensed in the State of California (if required).
• A Title 24 energy report.
• Payment of plan review fees shall be made during the application submittal phase. The remaining permit fees will be collected prior to permit issuance. Upon approval, a permit technician will notify you of any outstanding items and the method of making any additional payments.

Information

1. Cover sheet - legal job address and APN (assessors parcel number); name, address and phone number of owner, contractor and contact person; name, address and phone number, title and registration information of project design professional; description of work including current applicable codes, type of construction (V-B), occupancy classifications for single family dwelling/garage (R-3/U-1), if installing / modifying a fire sprinkler system; total building area (sq. ft. breakdown for dwelling, garage, porches); zoning; index of drawings.
2. Plot plan - lot dimension and parcel size; building location with all setback distances to property lines, easements, and other buildings; north arrow; location of gas/electrical/water meters; septic/well systems (as applicable).
3. Architectural plans - floor plan layout showing existing and proposed uses; existing and proposed door/window types and sizes; minimum of two exterior elevations identifying finish materials, colors, and interior wall covering. For partial conversions when a garage space(s) will be maintained: show location and fire-rating detail of 1-hr occupancy separation wall. 1) The garage shall be separated and its attic area by a min. 1/2” gypsum board applied to the garage side (Garages beneath habitable rooms shall use a min. 5/8” Type X gypsum board or equivalent and 2) 1-3/8” thick, self-closing, solid wood door or 20-minute, self-closing door; and 3) Min. 26 gage sheet metal for ducting penetration within the 1-hr wall. When the conversion includes a bedroom: show location of smoke detector(s) and Carbon Monoxide Alarms; emergency egress clear openings of 5.7 sq. ft., 24” opening height, 20” opening width, and not more than 44” above floor opening directly to street/yard. For all other habitable spaces: show source of natural light/ventilation (min. of 8%/4% of floor area)
4. Structural plans - any proposed floor/wall/roof framing plan should include direction of framing, size (e.g., 2’ x 8’), spacing (16” on center), span (length between supports), and location/size of opening supports (headers). Shear wall OR braced wall panel schedule, location, length and detail references. If filling the existing garage door opening with a new wall, show an entire wall framing detail from foundation to roof members depicting load-path connections; bracing type; ceiling/wall/floor insulation values; ceiling height dimension. Provide a slab foundation detail with added supports if garage stem wall is retrofitted.
    

   Light Wood-Frame Construction

5. Plans for single family dwellings of light wood-frame construction (as defined by The CRC or CBC) may be prepared by any person. However, if the structure has unusual design features and deviates from conventional light- frame standards, it shall be designed following engineering standards. Engineered plans shall therefore be prepared by a professional architect or engineer, licensed in the State of California.

6. Mechanical, Electrical and Plumbing plans - identify size and location of main and sub- panels; receptacle outlets (arc-fault circuit interrupter, combination type) installed to provide protection of the branch circuit. Required GFCI locations (in bathrooms), switches, light fixtures, plumbing fixtures and duct layout. *For new bathrooms: refer to the “Residential Bathroom Remodel” handout for specific requirements.
7. Energy compliance demonstration – for areas that are now conditioned. The energy compliance forms CF-1R shall be completed, signed and affixed to plans.
8. Elk Grove Zoning Code (Article IV, Chapter 23.58) requires a certain amount of on-site covered or enclosed parking spaces be provided. The addition of parking spaces must be depicted in the construction drawings. Please contact a planner at (916) 478-2265 for additional information.