These designs packages usually run between three and five 24" x 36" sheets.
Working drawings usually comprises of the following:
Site plan at 1/8"=1'-0".
Foundation plan at 1/4"=1'-0".
Some plans have foundation options, client to specify at time of order.
Two cross sections at 1/4"=1'-0".
Details as required. Main floor plan at 1/4"=1'-0".
Second floor at 1/4"=1'-0", if applicable.
All four elevations at 1/4"=1'-0".
Structural floor / roof information indicated either on the floor plans or separate framing plans for complicated designs. Plans are engineered by a structural engineer, but not stamped or sealed. Ground snow load 40 psf. (or composite roof live load 32 psf, dead load 10 psf for total roof design load 42 psf) Floor live load 40 psf. Assumed soil bearing capacity 1560 psf.
Electrical fixtures / switches / smoke alarms by location on floor plans. Plumbing fixtures by location on floor plans. Windows are called out as generic nominal sizes on floor plans, opening directions indicated on elevations.
Items not including with plans: Interior cabinet elevations. Window schedules.
Situations beyond the scope of these drawings: High wind speeds. Seismic, shear walls, holddowns, nailing patterns. Energy code compliance.
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Cost To Build
Cost to Build Estimate
We are sorry, but an estimated cost build report is not available for this particular plan.
Previous Q & A
Previous Questions and Answers
Q:Is the base of the wall around the building concrete? Are the walls 16" on center? And are the rafters 16" on center? Do you sell an autocad option so I can have the plans engineered for CA?
A:Re: Design 76049.
1. The perimeter wall is a poured concrete stem wall sitting on a continuous poured concrete strip footing, with reinforcing called up in the wall and the strip footing.
2. The exterior wood framed walls are 2 x 6 studs at 16” o.c.
3. The roof joists are 2 x 12’s at 24” o.c.
4. I only have a PDF file version presently available for this design.
Thank you for your interest in one of my designs. Please email with questions or if you require any additional information.
Date Posted: 05-Nov-19
Q:is it possible to remove the wood post from the garage and keep the posts upstairs?
A:Yes it is possible to remove the wood post in the double garage area.
The easiest way would be to slide the existing wood post in the garage area back to the staircase wall. Then locate the only loft post directly above the lower post and redesign the loft ridge beam size accordingly.
Date Posted: 13-Mar-19
Q:Plan #76049 The concrete shown going up the side, is that part of the foundation? I can't seem to find anything about it in the notes. Also, why are there 6 x6 posts both below and above in the loft?
The original design location has a deep snow accumulation and the client wanted to protect his siding, hence the high concrete walls above grade.
The original design called for a rustic build so the client requested oversized heavy posts, floor support beams and heavy ridge beam all from rough sawn material.
If you wanted to eliminate all these features the design could be modified to incorporate engineered attic trusses which would clear span this width.
Thank you for your interest in one of my designs.
Date Posted: 05-Jan-18
Q:Can I make modifications to this plan?
A:Yes you can! Please click the "Modifications" tab above to get more information.
Q:What is the estimated price to build this plan?
A:The national average for a house is running right at $125.00 per SF. You can get more detailed information by clicking the Cost-To-Build tab above. Sorry, but we cannot give cost estimates for garage, multifamily or project plans.
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