Posted by Matt The following are optional changes that may be desired dependant upon our available budget. Increased cost Option: Add log accents to the plan. Change the posts in the front to two round logs(or 6x6+ Fir Beams) and add a log accent to the porch on the left side (I can provide a sketch of the proposed accents). Has anyone had any difficulty in meeting UBC with your plans designed to IRC? How long would it take to make modifications to the plans? What is your estimate on the number of hours/cost for these modifications? How tall are the ceilings in the garage and second floor? Are the exterior walls 6 in and the interior 4 inch? The snow load in the area is 80 pounds per square foot, I know the standard answer is this will be taken care of by the truss framers. Do you feel this will still be correct?
on 10/13/2006, 3:51 pm
My wife and I love your plans. We have a mountain property we would like to build on next summer. At this point in our lives we don’t have the money to build a second house but we would like to build a small garage with living space. We plan on using the living space above the garage as a weekend residence and later build the main house. We think we would like to build something in the IGS series in the future. Thus we would like to build one of the garages that matches this style. The GS767 would be our choice as a garage baseline but we would like to make some modifications listed below.
1.To build in our area we need a minimum of 800 sqft of living area on one floor. We would need to stretch the garage to make it 1 ft deeper. I assume this will make the second floor over 800 sq ft.
2.Flip the plan so the stairs are on the right.
3.Add 8 ft wide sliding glass doors (will this fit?) and a balcony off of the second floor on the left side (similar to the smaller garages).
4.The garage would be built into a hillside with the back and right corner toward the uphill side. We have been debating if we would like to make the entire first floor walls out of concrete or only the first 4 ft. The only windows in the garage would be on the left side below the balcony.
5.The back left side of the garage should be framed for a future breezeway to the main house.
6.Rearrange the second floor to provide the following features: On the front right create one small bedroom separated from the main area by a large sliding “barn door”. On the back right provide one area for a shower and a separate area for the toilet. On the back left in the dormer place two twin beds foot to foot for extra berthing. A small kitchen would be in the front dormer. The center area would contain a small dining table, a couch and chairs, and a freestanding stove. This might be clearer if I could send you a drawing.
7.Mechanicals: The heating of the living space will be primarily with the wood stove with additional heating from electric wall units. The hotwater would be provided by point of use on demand electric water heaters.
Reduced cost Option: Change the dormers and windows to a strait roof with rectangle windows(similar to D-Style). I like the look of the eyebrow style but the 50% more for the cost may make building prohibitive.
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