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Plan Pricing

PDF File: $1,245.00
5 Sets: $1,145.00
5 Sets plus PDF File: $1,395.00
PDF File Unlimited Build: $1,945.00
Unlimited Build License issued on PDF File Unlimited Build orders.
CAD File: $1,245.00
Single Build License issued on CAD File orders.
CAD File Unlimited Build: $1,945.00
Unlimited Build License issued on CAD File Unlimited Build orders.

Need A Materials List?

It seems that this plan does not offer a stock materials list, but we can make one for you. Please call 1-800-482-0464, x403 to discuss further.

Right Reading Reverse: $195.00
All sets will be Readable Reverse copies. Turn around time is usually 3 to 5 business days.
Additional Sets: $50.00

Additional Notes

First Floor w/o porches: 44 x 44
Second Floor w/o porches: 44 x 30

NOTE that the picture shown is modified slightly from the floor plan. The garage apartment plan will match the floor plan layout.

Available Foundation Types:

Slab : No Additional Fee

Available Exterior Wall Types:

2x6: No Additional Fee

Prices subject to approval prior to fulfillment.

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Specifications

Total Living Area:	1660 sq ft
Main Living Area:	340 sq ft
Upper Living Area:	1320 sq ft
Garage Area:	908 sq ft
Garage Type:	Attached
Garage Bays:	5
Foundation Types:	Slab
Exterior Walls:	2x6
House Width:	66'0
House Depth:	58'0
Number of Stories:	2
Bedrooms:	2
Full Baths:	2
Half Baths:	1
Max Ridge Height:	30'9 from Front Door Floor Level
Primary Roof Pitch:	7:12
Roof Framing:	Truss and/or Stick
Porch:	1549 sq ft
FirePlace:	Yes
Main Ceiling Height:	12'
Upper Ceiling Height:	8'

Special Features:

2nd Floor Balcony

Plan Description

Garage Apartment Plan with Additional Carport

Apartment Over Garage Design 86568 is one of our most popular garage apartment plans. This carriage house plan has a two bedroom apartment on the upper level with 1,320 square feet of living space. In addition, the living space on the ground level is 340 square feet, and that includes a combination laundry room and bathroom. In total, there is 1,660 square feet of air-conditioned space. Interior garage parking area is 908 square feet, and it can accommodate 5 vehicles.

Note: The cover photograph which was provided after new construction shows a very slight variation from the actual blueprints. The only difference between the construction plans and the photograph is the man door that has replaced the original garage bay for the front elevation. Please review the black and white elevations and the floor plans on the website.

Apartment Over Garage Design Exterior Tour

Foundation dimensions are as follows:

house only: 44' wide by 44' deep
with concrete patios and post locations: 66' wide by 58' deep

A quick look at the floor plan, and you will see why this spacious carriage house design is considered a mover and a shaker. Two covered areas extend from the sides of the building like wings. The open carport has several benefits. Firstly, it provides quick shelter from a rain storm when you get home with armloads of groceries. Secondly, it helps to shade the side of the garage to keep it cooler. Thirdly, it will work great for storing things that can be left outside. For example, stack wood or get that grill you always wanted. Enjoy hamburgers and hot dogs with friends and family where you are sheltered from the sun on bright summer days.

Wood siding can be painted in any color that suites your fancy. The homeowner who provided the cover photo painted their garage apartment in a neutral brown shade with white trim and dark brown columns. The balcony side of Apartment Over Garage Design 86568 is impressive because it has a wall of windows. The balcony roof is vaulted and makes the 10' outdoor living space feel even bigger. We recommend building your garage apartment plan and orienting this balcony so that you can enjoy a great view. Install fans to make your outdoor experience even more comfortable.

Carriage House Plan with Upper Living Space

Five vehicles have plenty of room to park inside on the ground floor, not to mention that you can park more vehicles under the sheltered carport outside. Five garage doors are designed on the plans, and this makes access even easier because you can drive right through the building. If you're pulling a boat, you don't even have to back it up if you don't want to. Park the boat in the shaded carport while you hose it off after a jaunt in the ocean, then pull into the garage. In addition to parking, there is plenty of room for storage and for a workshop. The 3/4 bathroom and laundry room is on this level for your convenience.

Apartment Over Garage Design 86568 has two bedrooms. The master suite has a private full bathroom and great walk-in closet, and the smaller bedroom shares the full guest bathroom. The living space upstairs is open among the kitchen, dining area, and great room. The kitchen has an island with seating for four, and the dining area is large enough to add a small table. We love the cozy corner fireplace in the great room and the huge wall of windows that provides a view of the outdoors. In conclusion, this popular garage apartment plan has everything you need for an outbuilding plus living space on your property.

What's Included?

Our Plans include:
Detailed Elevations
Detailed Floor Plans
Foundation Plan
Floor Framing Plan
Roof framing Plan
Cross Sections
Electrical Plans
General Notes to cover entire project

Joist size, beam size, connections and hardware are shown. Materials list is not.

Modifications

Want to make changes to a house plan at Family Home Plans?

Receive a FREE modification estimate in one of 3 ways. Our modification team is ready to help you adjust any plan to fit your needs. The ReDesign process is simple and estimates are free!

1. Complete this On-Line Request Form

2. Print, complete and fax this PDF Form to us at 1-800-675-4916.

3. Want to talk to an expert? Call us at 913-938-8097 (Canadian customers, please call 800-361-7526) to discuss modifications.

Note: - a sketch of the changes or the website floor plan marked up to reflect changes is a great way to convey the modifications in addition to a written list.

We Work Fast!

When you submit your ReDesign request, a designer will contact you within 24 business hours with a quote.
You can have your plan redesigned in as little as 14 - 21 days!

We look forward to hearing from you!

Start today planning for tomorrow!

Q & A

Previous Q & A

Q: Hello, We are interested in purchasing this plan. Could you please confirm the garage door dimensions in plan 86568. Is the upstairs ceiling vaulted to match the deck soffit or is it a flat ceiling upstairs? thank you, Lea Ertz

A: Hello! Garage door dimensions from left to right on the front elevation: 8'x10', 10'x10', 10'x10' The upper level ceiling is a flat 8', it is not vaulted.

Q: How many square feet with out the exterior car port?

A: The square footage for the lower level is measured from the exterior walls of the house, the carport is not included in the square footage measurement.

Q: What is the ceiling height of the smaller garage space and could it be raised to be level with the rest of the garage?

A: Hello, The ceiling height of the smaller garage is 9'-4". If you would like to raise the ceiling height please fill out a modification request form. Thank you!

Q: What is the roof snow load per ft rating for this design ?? Can it be increased ?? Also what kind of beams support the 2nd floor floor joist...and can the floor joist be a different wood I beam other than Weyerhauser TJI 210 as long has they have the same structural strength ratings ??

A: 50 lb snow load glue lam beams yes you can switch joist (equal to or better) Thank you!

Q: Can you tell me more about the roof construction ? Can a ridge beam be used with rafters, and if so is there a need for ridge support logs in the center of the garage to support the ridge-beam or are collars ties used ? If trusses are used what kind of truss design is called out to save roof space....is it a scissor truss design...or are there load bearing walls in the upstairs to support some of the roof spans ?

A: Engineered trusses are called out for this roof plan, spanning left to right. Scissor trusses span from the front covered deck up till the back of the kitchen/great room area. Flat trusses span from the beginning of the bedroom/hallway/bathroom area to the end of the house.

Q: On the foundation, does it have a cross section that shows the steel? Are all the headers in the house sized or engineered? What size are the floor joists? What size are the post and beams in the garage?

A: -Yes the cross section does show the steel -All headers are sized -Floor joists are TJI 210 (16") -All posts in garage are 6x6 and all beams are noted in the drawings

Q: What is the finish of the ceiling throughout the garage area? What is the height of the two larger garage door bays front-to-back? May I install car lifts in either bay front-to-back?

A: Ceiling finish throughout garage area is 5/8" GYP. Board Type X: The taller garage bays are 10' high and car lifts may be installed Thank you, Rebecca

Q: what are the dimensions of this foundation?

A: Foundation Dimensions are as follows: House only: 44' wide by 44' deep w/ concrete patios and post locations: 56' wide by 58' deep

Q: I am looking at this plan. Can you confirm that the building picture doesn't exactly correspond to the Sketched Elevations and floorplans. I am looking specifically to the placement of the doors and carport/porch area.

A: That's correct. The picture shown is a version of this plan, with slight window/door changes. The carport/covered area is accurately depicted in the photo. The only real difference between this plan and the picture is the man door that has replaced the original garage bay for the front elevation.

Q: We are interested in plan # 86568. Is there a way to purchase a study plan that allows us to obtain bids from contractors so we can see if it is something we are able to afford to build? I was looking on another site that said they get stamped “not for construction” so a contractor cannot legally build from it. That would be wonderful if we can purchase something like that. We are not sure if it is something we can afford to build so I would like to be able to get some quotes from builders before we spend $1000 or more on the plans.

A: Thank you for your inquiry, unfortunately we do not offer study sets for our designs

Q: What is the height of the doors on the garage? Could they be changed?

A: Hello, The height of the garage doors are as follows: Three of them are 10' tall by 10' wide Two of them are 8' tall by 10' wide Yes, these heights can be changed Thank you!

Q: what is the height of the ceilings in front of the bathroom in the garage area and could you put a car lift in this area?

A: Hello, The height of the ceiling in the middle of the garage (in front of the bathroom) is at 12' You could put a car lift in this area, or if you are wanting to raise the ceilings, we can provide you a quote for that modification.

Q: Is the ceiling a cathedral ceiling for the great room, dinning, and the kitchen.

A: Hello, That is correct, the ceiling is vaulted for the great room, dining, and kitchen areas at a 4/12 pitch Thank you!

Q: What is the pitch of the lower roof sections ?

A: Hello, The roof pitch of the lower roof sections are both at 4/12 Thank you,

Q: Is there a 3 vehicle variant of this plan with 10' doors ? Are the floor joists engineered or milled ? Is it possible to support the floor joists with a beam in the center (front to back) with only 1 post in the center?

A: Hello, Here is the elevation for this plan, the photo shown on the website does not represent the third car garage door on the front. The 2 front and one rear garage doors in the center bay are 10', while the front and rear doors on the left side are 8'. The floor i-joists are engineered. We can redesign for a larger single post in the center to carry that load, this would require a 2 hour modification to the plan.

View Attached File

Q: Do these plans have a vaulted ceiling in the living room and kitchen area?

A: Hello, This plan does have vaulted ceilings in the family room and kitchen. Regards.

Q: HOW TALL ARE THE BIG GARAGE DOORS

A: The large garage doors are 10'X10', the smaller ones are 10'X8'.

Q: can the lower level wall in front of the bath be removed or is it load bearing? if the wall stays how deep is that bay?

A: The wall that is separates the garage and the entry area is a load bearing wall. The interior depth in the garage is 21'-4".

Q: Is this on monolithic slab pour with what depth (30 Inch below grade or more)? Or is it just slab? Would the plan need to be modified?

A: no... footing, stem wall with a floating slab...

Q: How wide is the stair area? My husband says a 4 foot stairway would be ideal. I'm guessing it's only 3 feet wide?

A: Stairs are 3'-6" measure from inside wall to inside wall. Modifications to this plan are also available if you would like stair width to be increased.

Q: What size is the large overhead garage door on rear elevation?

A: 10' high & 10' wide

Q: can this home be an 'offgrid' home ?.

A: YES!... GENERATOR OR SOLAR...

Q: Is there any way I could find out how much this would cost to build as far as materials go? If not who would I contact about this?

A: Hello... I built this house (at least the main part of it... if I were to guess on materials... vinyl windows... basic finishes... around 35k...; 5 years ago it cost me and I generaled the job 81k including the well & septic...

Thank you,

Glen

Common Q & A

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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If you find the exact same plan featured on a competitor's web site at a lower price, advertised OR special SALE price, we will beat the competitor's price by 5% of the total, not just 5% of the difference! Our guarantee extends up to 4 weeks after your purchase, so you know you can buy now with confidence.