Thoughtful residential design and permitting,
code-compliant and construction-ready.
Construction Performed by Gannage Design & Construction
ABOUT
I’m known for finding square footage where others don’t see it, resolving layout inefficiencies, and helping clients make decisions that serve them long term, not just for today, but for how they’ll live five or ten years from now.
I collaborate closely with contractors and value their input early in the design process. The best projects happen when design and construction work together from the beginning.
My plans follow code, are practical, and carefully detailed. I regularly attend California Building Code update meetings to stay up to date with residential rules, including CRC standards for habitable space (R304) and egress (R310), plus local ADU regulations under Government Code 65852.2.
I’m a residential designer specializing in remodels, additions, and Additional Dwelling Units throughout San Luis Obispo County.
With eight years of design-build coordination and permitting experience, I bring creative problem-solving backed by solid construction knowledge. While I’m not an architect, I focus exclusively on residential projects and understand what it takes to move them from concept to permit approval.
I guide projects from early design through construction documents and permitting, serving as an authorized agent for homeowners and contractors.
I care deeply about space—how it flows, how it functions, and how it feels.
Design should feel
steady
clear
well tended
Design should feel steady clear well tended
Offerings
Phase 1: Conceptual & Schematic Design
Retainer-Based | $115/hour
This is where ideas take shape.
Phase 1 focuses on layout, flow, and overall direction. Whether you’re remodeling a kitchen, adding square footage, or planning an ADU, this phase allows us to explore options and refine a clear design path.
Services may include:
Existing conditions documentation (as needed)
Space planning and layout development
Remodel and addition strategy
Contractor collaboration
Early code considerations
Feasibility refinement
Every project is different. This phase is flexible by design — allowing thoughtful exploration before committing to full construction documents.
Phase 2: Construction Documents
Fixed Fee | Based on Project Scope
Once a design direction is approved, Phase 2 translates that vision into detailed, permit-ready drawings.
Includes:
Dimensioned floor plans and elevations
Site plan coordination
Structural coordination (with engineer as required)
Energy compliance coordination (Title 24 Part 6, when applicable)
Code integration per California Residential Code and local amendments
Plan check corrections
Pre-construction coordination meeting with contractor
Construction documents are developed specifically for residential projects and reflect current California Residential Code requirements, including habitable space standards (CRC R304), egress (R310), ceiling height (R305), and required life safety upgrades triggered by alterations (R314 & R315).
This phase is structured as a fixed fee based on project size, complexity, and jurisdiction requirements.
Additional Services
Permitting Representation
For clients who prefer full support during the permitting process, I offer representation services.
Includes:
Acting as authorized agent
Permit submission coordination
Communication with the building department
In-person meetings as needed
Plan check corrections are included in Phase 2. This service covers direct interface and representation.
Finish & Material Selection
For clients who want continuity from architectural planning through interior expression:
Interior finish guidance
Material and fixture selection
Cohesive palette development
Coordination with the contractor during the selection process
This service ensures your project feels intentional from structure to surface.
Design Observation Visit
$230 Minimum (Up to 2 Hours)
Periodic site visits are available during construction to support design intent.
Includes:
Review of design implementation
Finish verification
Clarification of field conditions
Brief written follow-up summary
This service supports alignment between drawings and construction. It does not constitute construction supervision or project management.