28x28 custom two story Chalet design. Input needed

[Tim_B]

Any input for me?

Looking at in-floor propane fired garage heating system with baseboard water upstairs.

14' walls with a 4 foot knee wall upstairs.

10" garage ceiling with two 8' garage doors.

Open layout above the garage with an additional loft on back end overlooking upstairs. with another set of stairs leading up to it.

Parallel beam trusses with 12/12 pitch. cathedral ceiling inside.

spray foam insulation unfinished downstairs. spray foam upstairs sheet rocked with tongue and groove pine or cedar ceiling.

Deck off the back 20'x8'.

10x8 breezeway.

bathroom upstairs with standup shower and sink and toilet. No kitchen.


ANy idea where I should be at on price/ sq ft?


any advice? Things i am not considering? thanks in advance

Tim

 

[matt_i]

I'm going to guess $100/sf. The glass, high ceilings, bathroom, finished 2nd floor is going to push it from a basic tight space into a "premium" category.

That said, looks like a very nice design.

 

[39 Chev]

Are you going to spray foam 12 inches thick? If so, BIG $$$. Keep in mind, spray foam is only about R5 per inch.

 

[Richard Cranium]

looks like it is going to be a great shop.

 

[Tim_B]

Are you going to spray foam 12 inches thick? If so, BIG $$$. Keep in mind, spray foam is only about R5 per inch.

Spray foam walls for sure. Yes probably three coats. The ceiling will more than likely be batt insulation due to truss design. Not sure if we are going with a rafter design or the parallel beam. Have to hear back from the engineers. I know someone right now with this similar design and they have rafters. Well see.

 

[Tim_B]

looks like it is going to be a great shop.

Thanks. I have a 14x24 cottage barn/shed that I am going to keep using for toy/tractor storage. After I decided to keep the "toy shed", my new garage size came down from 32x40 to 28x28. We are now looking at building this design with living space upstairs.

 

[Tim_B]

I'm going to guess $100/sf. The glass, high ceilings, bathroom, finished 2nd floor is going to push it from a basic tight space into a "premium" category.

That said, looks like a very nice design.

Wow! Well, this is the first rough quote I've gotten. I am getting an official quote from the builders in a week or so. I guess you took off the shock factor!

Either way, we are in a 1200sq/ft house and looking for more living space and car storage. Seems to fit that purpose. I will let you know what the official quote turns out to be.

 

[davejo]

Potential dumb questions: What square footage are you calling that? 28 feet squared times two plus the loft sf? Would some people call that a 1.5 story?

Not nitpicking as I also have a chalet 12:12 garage with living space and I don't know how to describe it...

 

[tomroblee]

Spray foam insulation is great stuff, but expensive. I've never heard of spray foam being installed in "coats". Are you talking about completely filling the wall cavities? Super insulating the walls isn't going to reduce the heat loss through the many doors, windows, and roof.

You mention a 14' wall height with 10' ceilings downstairs and 4' knee walls upstairs. That doesn't seem to allow anything for the ceiling/floor joists. Are you planning to insulate between the first and second floor? I realize that the entire building will be heated, but I think that adding insulation between the floors would be worth the relatively small added cost.

The builder who built my rural home also built a large garage/man cave of his own. He stick built a steep rafter roof using "I" joists as the rafters because he felt that they provided the best option for installing insulation. I would think that you would want to size the "rafters" based on the amount of insulation you want to install rather than on the size needed to support the roof load.

Will your garage doors be 8' tall or 8' wide (I can't read the dimensions on your drawings.) I once had 8' wide garage doors and absolutely hated them.

When you talk about the second floor being "living space", it will need to be isolated from the garage with fire rated materials. Fire rated drywall on the ceilings isn't going to be a problem. I would guess you need to think about whether you want an enclosed staircase with a fire door at the bottom and/or top.

With a living area upstairs, you need to consider some sort of egress for the upstairs in addition to the stairway in the garage.

If I was going to the expense of having a full bathroom upstairs, I would certainly consider having at least a wash sink (and maybe a urinal?) downstairs.