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Plan Pricing from $1,125.00

Plan Pricing

PDF File: $1,125.00
5 Sets: $1,290.00
5 Sets plus PDF File: $1,338.00
CAD File: $1,625.00
Single Build License issued on CAD File orders.
Concerning PDF or CAD File Orders: Designer requires that a End User License Agreement be signed before fulfilling PDF and CAD File order.
Materials List: $368.75
Right Reading Reverse: $200.00
All sets will be Readable Reverse copies. Turn around time is usually 3 to 5 business days.
Additional Sets: $35.00

Materials List may take 3-5 weeks to fulfill depending on availability.

Available Foundation Types:

Slab : No Additional Fee

Available Exterior Wall Types:

2x6: No Additional Fee

Prices subject to approval prior to fulfillment.

Shipping Policy

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Specifications

Total Living Area:	1559 sq ft
Main Living Area:	367 sq ft
Upper Living Area:	992 sq ft
Bonus Area:	200 sq ft
Garage Area:	625 sq ft
Garage Type:	Attached
Garage Bays:	2
Foundation Types:	Slab
Exterior Walls:	2x6
House Width:	32'0
House Depth:	31'0
Number of Stories:	2
Bedrooms:	3
Full Baths:	2
Max Ridge Height:	30'4 from Front Door Floor Level
Primary Roof Pitch:	3.5:12
Roof Load:	50 psf
Roof Framing:	Stick
Porch:	311 sq ft
2nd Floor Laundry:	Yes
Main Ceiling Height:	10'
Vaulted Ceiling:	Yes

Special Features:

2nd Floor Balcony
Entertaining Space
Front Porch
Open Floor Plan
Pantry
Storage Space

Plan Description

Popular Modern Garage Living Plan with 1559 Sq Ft, 3 Beds, 2 Baths and a 2 Car Garage

Buyers will love this carriage house plan because modern style is very popular in today’s real estate market. Popular Contemporary Garage Living Plan 40816 has 1,359 square feet of living space. In addition, the design has 3 bedrooms, 2 bathrooms, and a drive-under 2 bay garage. Special features include an angled roof, deck, covered entry porch, and artist’s loft.

Exterior materials include dark gray siding, stone, and abundant windows. The entry porch roof is angled to match the main roof. We love the warm wood tones and the stone bases of the columns. Wood accents are continued on the underside of the roof, exposed rafters, and on the deck.

Popular Contemporary Garage Living Plan With Drive-Under Garage

The ground level of Popular Contemporary Garage Living Plan 40816 consists of both finished and unfinished space. Garage area is 625 square feet and includes the storage area. It’s a two-bay garage and measures 21' wide by 19' deep. One man door leads into the living space. The second man door leads to the covered area under the deck which measures 24' wide by 10' deep.

Bedroom 3 is located on the ground floor along with a small storage closet for linens. This floor has a bathroom with a tub/shower combination. Use the bedroom for short-term rentals. Or use it for a guest room. Some homeowners simply use it for additional storage.

Modern Garage Apartment Plan With Art Loft

Upon entering the upper level of Popular Contemporary Garage Living Plan 40816, you will marvel at the family room. The family room has a dramatic sloped ceiling. In addition, it has wonderful natural light because of the high angled roof. The U-shaped kitchen includes everything you need, and there is seating for 5 at the counter bar.

Two bedrooms are located on the main floor, and they share the guest bathroom off the hallway. The bathroom has a tub/shower combination and room for the washer and dryer. This arrangement really saves space! Bedroom 2 has a small walk-in closet, and bedroom 1 has two standard-sized closets. You can access the art loft via a ship’s ladder from the main floor. Homeowners will use the art loft for a hobby room or a sleeping loft.

What's Included?

Plans include

a: Floor Plans: House plan drawings indicating dimensions for construction
b: Roof Plan: Drawings indicating roof slopes and unique conditions
c: Exterior Elevations: Drawings showing appearance and the types of materials used for the exterior finish
d: Building Sections: Drawings cut through important locations in the structure
e: Construction Details: Drawings showing specific construction of building elements at a large scale
f: Kitchen and bath elevations
g: Electrical Plans: Basic electrical layout (suggested locations of fixtures, switches and outlets)
h: Foundation Plan: Dimensioned drawings describing specific foundation conditions for the structure CRAWLSPACE

Plans are sent in AutoCAD 2000 format

Modifications

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

Plan modification is a way of turning a stock plan into your unique custom plan. It's still just a small fraction of the price you would pay to create a home plan from scratch. You will receive a FREE, no obligation, modification estimate to get exactly the home plan you've been dreaming of. Simply contact the modification department 1 of 3 ways:

Call 866-465-5866 and talk to a live person that can give you and FREE modification estimate over the phone!

Email Us - Please Include your telephone number, plan number, foundation type, state you are building in and a specific list of changes.

Fax: 651-602-5050 - Make sure to include a cover sheet with your contact info. Make attention to the FamilyHomePlans.com Modification Department.

Q & A

Ask the Designer any question you may have. NOTE: If you have a plan modification question, please click on the Plan Modifications tab above.

Previous Q & A

Q: One of the q&a says that the roof load is 50 and another says 150. I assume that's just a type. Please confirm that it's 50.

A: It is 50.

Q: Doesn't a roof style like this cause a kite effect with high wind storms? I would think it would be prone to roof wind damage?

A: House is designed with H2.5T Hurricane clips

Q: Hello, what is the rain load for the roof? Can a spiral or ergonomic staircase be added for the loft space instead of the ladder? Is there enough room for it?

A: The roof is designed for 150lb snow load. You could substitute a spiral stair for the loft ladder is you’d like

Q: Is this a stem wall slab? If not, can you quote to modify it to that?

A: This plan is a Stem Wall slab foundation

Q: Where would the mechanical room (water heater and furnace) be?Is there a plumbing plan to go with the plans ? Where would either a gas fireplace or pipe chasing for a wood/pellet stove be best located in the family room. Thinking of wanting to secure upper floor from second floor so could a secure door be installed at the top of the stairway entering the kithchen. Could an 8 foot wide deck be extended from the plan deck around the side of the structure on the upstairs bedroom side of the reverse plan to about the length of the bedroom? Thinking for this plan for a high snowfall area requiring 150 lbs/ft2 snowloading. Does this plan meet that criteria? Finally what is the designed pitch of the roof and recommended crossbeam material for the three main crossbeams?

A: There is ample room in the garage for mechanical and water heater. I believe that the plans can be changed as you have described through our modification team. Please click on the Plan Modifications tab found on the details page for this specific plan. There you will find the options for how to contact the group that modifies this specific plan, and you will get a no-obligation quote for the change(s).

Q: Hello, Can you build this on the CA Sierra's and does the plan include information for snow loads and seismic activity? Thank you

A: Yes! It’s designed to meet IRC codes. The roof is designed for 50lb snow loads. You will need a local professional to ensure it meets your local seismic needs.

Q: How large are the roof overhangs? They look to be about 30".

A: They are 36” and can be set at your preference in the field

Q: Can the snow load be increased to 100 lbs sq ft? Is that simply a matter of increasing the size of the rafters and decreasing the spacing between them? And maybe increasing the size of the walls where the beams go to distribute the weight?

A: You can go to 100lbs by increasing the rafter size. The wall size should not need to change, but you may need to resize some window headers. Your local lumberyard can help with that.

Q: Looking for this style of home and floor layout but need a front entry garage instead of the current side entry shown with this particular plan. Is there is a plan that already exists with the design we are looking for?

A: Yes, see plan 40863: https://www.coolhouseplans.com/house-plan-40863

Q: would it be possible to replace the garage door with a people door? Where is the boiler, furnace, AC, the utility room? Would this design work for radiant under slab heat? Where would the washer and dryer go?

A: Yes the garage door can be replace with a person door. The boiler, furnace, ac would be located in an area in the garage. You can certainly use radiant under slab heat. Currently the washer and dryer are located in the upstairs bath.

Q: What is the maximum snow load?

A: It was designed to carry 50lb snow load.

Q: Hi I'm interested on this model plan, is there an option for a fireplace? If yes, where would it be the location or possible locations?

A: We do not have the plan with a fireplace, but it could go anywhere you want. I suggest a wood burning stove, as it will require the least amount of space. With it you really wouldn’t need us to make modifications. Just install in the field.

Q: Does the materials list include the exterior siding and the exterior sheathing?

A: Yes it will

Q: How much does it cost to build this plan on average? Without the price of the lot

A: Use the cost to build link on right hand side of the plan page. It will use your location and calculate the costs for you.

Q: Regarding plan #40816, do you offer there ability to download a sample plan with dimensions for the purpose of determining if the house will fit in a lot without buying the full set. Obviously, I would purchased the full set once it was determined the house size would fit on the lot.

A: You can purchase the study set, or use the overall width and depth shown on the image

Q: I have a question about the differences in this plan and the 2 bedroom plan. One is a two car garage and this model says it has a 1 car garage but the 16’ x 8’ door measurement is the same in both floor plans. Also, is the loft area part of the 3 bedroom plan?

A: The garage areas are the same size, just called out differently on the website. Yes the loft is in both plans.

Q: Thank you so much for your prompt reply regarding the loft in plan 40816. I would like to verify the garage door of 8x16 will accommodate 2 cars. Thank you. Sharon

A: Yes! 16’ garage doors are common in garages. It can be enlarge if you want. Our minimum change fee is $300, but your builder can probably make the change in the field.

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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