Kentucky Mini-Barndo Planning Stages

[UserNameAttempt3]

Hope this is the right area.

Recently moved to Kentucky and we're in the middle of purchasing a house on a decently sized plot of land. I left my father in Arizona, where we lost my mom last September, and he's gotten to itch to follow us out east. He's tired of his close neighbors, the area, the weather, lonely and aging... and came up with an idea...

He'd like to sell his property and build a mini barndominium on our property. A shared garage/work space for him and me to share with a small studio living quarters for him, and for that he would leave everything to me after his departure. He's not asking for much, a 1 bed 1 bath apartment with a kitchenette and laundry. He has a project truck he's been working on (79 GMC 3500 Crew Cab Dually) that he'd like to complete in a proper work space, and I'd like to supervise so he doesn't hurt himself in the process

We are located in an unincorporated area, so permits and all legal stuff shouldn't be much of an issue, and will probably have a contractor run shot on everything start to finish. We have the space, but having trouble designing size and layout. I was thinking a 50x60x14 with a 40x20 living area at the back with a storage loft on top of the living area(10x20 for mechanical room) leaving a 40x50 work area. We'd like two 12x12 doors, a full length lean-to on one side for a covered entrance and porch. Also necessary is a dedicated entrance to the living space and at least 1 service door to the shop. Electric and low voltage requirements have been thought out on my part for any needs or future needs.

Big questions I have is, the whole building will be insulated and have HVAC, should we do a residential unit or go with a couple mini-splits?
What type of truss should we go with for maximum storage possibilities (racks, shelves etc.)

I haven't been on the forum in some time so I'm trying to read up on a lot in the mean time, but getting suggestions on these couple questions would help expedite some decisions and budget planning a lot. Thanks

 

[Tynee]

Man, I can't believe I'm the first to comment on this question from 6 weeks ago. I don't have much to contribute though, sorry. I just dropped in to see what part of KY you're in and welcome you to the Commonwealth.

 

[thammel]

Sounds like a great place for you and your dad! I'd do with mini split heat pumps. They are very efficient and will do the job easily. What will you do for water and septic? Tie into what you already have there?

As for the trusses, more info is needed. Is this going to be a stick built building? If you can go with attic trusses, that will give you the most room up top for extra storage. With a 14' ceiling height, his living area will probably have 8' ceilings. That would give you only 6' of headroom at the most above his area for a loft for mechanicals, etc. I'd want more than that. More thought needed, I think.

 

[NUTTSGT]

I would think about more of an open floor plan for the living area, except for the bathroom and bedroom. You may also want to design it as the area could be opened up as work space when he's passed or or living elsewhere. . . removeable walls. . . bathroom access from shop area.

 

[Higgins]

Welcome to KY

We moved to Shepherdsville KY several yrs ago, and pass on some of our experiences....
I use to be a contractor in N IL and we documented everything....

1, What ever you do, get an estimate, followed up with a signed acknowledgement / contract.

2. Don't pay for any services till the project is completed!! Saved the bacon on two projects

We've have had a number of projects done around the house and every project had skipped something.... or failed to return to finish he task ...... As i'm now 77, yes i can do the work but i'm too old to some of this **** !

AL

 

[CraigStu]

Sounds like a great idea but I'd make one change. Somehow I don't think I would want to live on the ground floor same level as the shop. Swap your storage area for the living area? I know you would want to accommodate aging Dad second story access so maybe an elevator in the design?

 

[theoldwizard1]

The whole building will be insulated and have HVAC, should we do a residential unit or go with a couple mini-splits?

The big advantage of multiple mini-splits (not just one compressor with multiple air handlers) is ease of installation and lower operating cost.

The down side is installation cost.

 

[UserNameAttempt3]

Man, I can't believe I'm the first to comment on this question from 6 weeks ago. I don't have much to contribute though, sorry. I just dropped in to see what part of KY you're in and welcome you to the Commonwealth.

We are out west of Etown by a good distance. Wife and I working from home has its advantages. Thanks for the welcome!

Welcome to KY

We moved to Shepherdsville KY several yrs ago, and pass on some of our experiences....
I use to be a contractor in N IL and we documented everything....

1, What ever you do, get an estimate, followed up with a signed acknowledgement / contract.

2. Don't pay for any services till the project is completed!! Saved the bacon on two projects

We've have had a number of projects done around the house and every project had skipped something.... or failed to return to finish he task ...... As i'm now 77, yes i can do the work but i'm too old to some of this **** !

AL

Working from home most the time I'll be checking in on everything almost every day. Not too worried about missing anything as I can be a staunch perfectionist. But thanks for the suggestions!

 

[UserNameAttempt3]

Sounds like a great idea but I'd make one change. Somehow I don't think I would want to live on the ground floor same level as the shop. Swap your storage area for the living area? I know you would want to accommodate aging Dad second story access so maybe an elevator in the design?

Well he is getting older and has a busted back so stairs are kind of out of the question, he's also such a busy body he'd get annoyed with waiting for a lift up and down all the time. But we can look into that more maybe. The other part of the apartment is the wife and I thinking of moving in there and leaving the main house to our son. Generational care and community built in.

 

[dscheidt]

You have to have fireproof walls between the living space and the garage space, so it's cheaper to make the living space one end of the building, from floor to the roof. Build so you don't have to change anything to accommodate a wheelchair, and generally for aging in place.

 

[UserNameAttempt3]

Sounds like a great place for you and your dad! I'd do with mini split heat pumps. They are very efficient and will do the job easily. What will you do for water and septic? Tie into what you already have there?

As for the trusses, more info is needed. Is this going to be a stick built building? If you can go with attic trusses, that will give you the most room up top for extra storage. With a 14' ceiling height, his living area will probably have 8' ceilings. That would give you only 6' of headroom at the most above his area for a loft for mechanicals, etc. I'd want more than that. More thought needed, I think.

Water is city water and we'd have it tied in with the house. As for septic, if what we have can support it we'll tie in, otherwise might have to dig another one. Mechanicals would be in a 10x20 space at the back behind the apartment area(living being 40x20 - building being 50x60) Just ideas.

6' height isn't an issue, most of the storage above would be for the wife's seasonal decore and misc, nothing that we'd be getting into very often or I wouldn't be anyway, but 16ft outside walls wouldn't be out of the question if it works with the budget.

For construction, not sure, stick might be cheaper unless there's steel that would fit the budget. Dad definitely wants a big 2 post lift so at least the footers poured for those would be done.

 

[UserNameAttempt3]

You have to have fireproof walls between the living space and the garage space, so it's cheaper to make the living space one end of the building, from floor to the roof. Build so you don't have to change anything to accommodate a wheelchair, and generally for aging in place.

Yeah, living would be along the back of the building with the shop area at the front attaching to our existing driveway. One side should include a full length leanto awning for a covered path to the apartment entrance.

 

[Smilodon]

I'm not an HVAC guy, so no expert opinion here. However, I'll put in my vote for a full-blown residential unit over the mini-splits. There are probably split setups that would work (again not an expert), but it is a large area, and a professional ducting setup and unit sizing has a lot to be said for it, particularly where it gets really hot and humid. Kind of a "cry once" sort of thing.