2-Car Garage With Living Quarters

Specifications

Square Footage

Total Above-ground living area	750
Garage Level	750
Upper Level	750
Lower level living area
Footprint The dimensions shown are for the house only (indicating the smallest area needed to build). They do not include the garage, porches, or decks, unless they are an integral part of the design.	25 W x 30 D

Rooms

Above-ground bedrooms	1
Above-ground bathrooms	1
Master suite	Upper
Lower-level bedrooms	0
Lower-level bathrooms	0

Attributes

Stories	2
Parking	garage
Number of stalls	2
House height Traditionally, the overall height of a house is determined by measuring from the top of the finished floor on the main level, to the highest peak of the roof.	30.5
Ceiling heights Raising or lowering the height of the ceilings on one or more floors of a house is often a simple change that can be made by your builder. However, if you want to raise the ceiling of the main floor of a two-story home, there has to be room to add steps to the existing staircase.
Main level	11
Vaulted ceilings We consider a room to be vaulted if the ceiling - whether flat, angled, or curved - is above 10 feet at its highest point. If you prefer that one or more rooms not be vaulted in your new home, this is a very simple change that your builder can make for you. KEY TO SYMBOLS: LR = Living Room/Great Room DR = Dining Room FAM = Family Room FOY = Foyer STU = Study/Library/Den KIT = Kitchen SUN = Sunroom MBR = Master Bedroom MB = Master Bath LOF = Loft OFF = Office/Guest Room REC = Recreation/Game Room ALL = Entire Level

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Main Level Floor Plans For Garage With Living Quarters

Upper Level Floor Plans For Garage With Living Quarters

The ground level accommodates two cars and has a door that walks out to a side covered porch. The porch has a 10'–high ceiling and a colonnade of four posts that hold up the roof above.

Exterior stairs lead you to the upper apartment space. The entry door opens into the living space, which is open to the kitchen and dining area. A 6'–high wall helps delineate the entry space, and creates a nook for a built–in/entertainment center in the living room. A raised breakfast bar separates the kitchen from the living area, and provides additional eating and counter space. The full bath has a closet/storage space, and a secondary door that directly accesses the bedroom. The ceiling on this level is set at a lofty 9'6" while sloping down at the outer edges to 7' (except at the dormer in the living room, which retains the 9'6" ceiling height).

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Front Elevation For Garage With Living Quarters

Side 1 Elevation For Garage With Living Quarters

Brief Description

This two–car garage has wooden garage doors, an upper level one–bedroom apartment, and a covered side porch for enjoying the outdoors. With its simple exterior, this building could fit in almost any environment – from rural country to a more suburban setting.

Select One Plan Set Option

Explanation of Options

Clear selection

Select Optional Add-ons

Right-reading Reverse Sometimes the house you want will only work on your property if it is built in the reverse of the original design. The plans for this particular design can be reversed by the architect, with right-reading (not mirror-reverse) words and measurements. The fee will only be added to your original order. If you wish to order more reverse copies of the plans later, please call us toll-free at 1-888-388-5735.	$250
Additional Copies If you need more than 5 sets, you can add them to your initial order, or order them (by phone) at a later date. This option is only available to folks ordering the 5-Set Package.	$50 each
Mirror Reverse Copies Often views or site characteristics make it either advantageous or necessary to build a house in the reverse of the way the plans were originally drawn. When reversed, the front of the house continues to face in the same direction, but rooms that were on the right side of the house as you face it will now be on the left, and vice versa. The lettering and numbers will appear as they would if you held the plans up to a mirror, but this will not present a problem for your builders, as they are quite familiar with this process. We recommend that your order include both right-reading and mirror-reverse copies, since permit officials and lenders will need to see a right-reading version. There is a one-time cost of $50 to reverse the plans, whether you buy them all in your initial purchase, or a follow up order. The number you will need of each version is something your builder should advise you on. Please note: If a right-reading reverse version of the plans is offered, this is definitely the version you should purchase, whether you're interested in bonds, vellums, or electronic files (when available).	$50

SKU: AR-017
Or order by phone by calling 888-388-5735

Plan ID #

AR-017

Click on any item below to see full explanation

What is bond paper?
Bond paper
Printers stopped using blue ink many years ago - it was very difficult to read, and the fumes were dangerous to inhale. So what we used to refer to as blueprints are now called bond copies (black ink printed on white bond paper).
5-Set Construction or Bid Set
5-Set Construction or Bid Set
If you are building in an area that requires very few copies to construct a house, all you might need is the 5-Set Package. It's also best for folks wanting either a quick bid process, or bids from more than one builder. In either case, you can always purchase more bond copies later on if you need them, or upgrade to a Mylar, PDF or CAD version (your original cost will be deducted from the price of the upgrade). Bond copies cannot be duplicated, but they come with a formal Copyright License that gives you the legal right to construct the house, and to modify the plans beforehand to suit your needs. If allowed in your area, modifications can be "marked up" (some people refer it as "red-lining") right on the plans.
What is mylar?
Mylar
Vellum paper is no longer being manufactured, so we've switched to a vastly superior product called Mylar. These semi-transparent sheets are actually a thin-film composite that was designed for plan modification, using a simple electric eraser. The ink that is printed on them sits on the surface (instead of sinking into a coated vellum sheet), so lines and dimensions can be erased and redrawn quite easily by any design professional.
Plans printed on Mylar
Plans printed on Mylar
If you - like the vast majority of our other customers - intend to modify the plans before construction, and you are building in an area where plans can't simply be "marked up" with a red pen, the Mylar copy is definitely what you should order (unless of course you prefer the PDF version). After the changes have been made to this "master" copy, you or your builder can then print as many copies as you need, whenever you need them, on regular bond paper. That way everyone - you, your builder, his or her subcontractors, local permit officials, and your lender - will have the final version of the plans to work with. Even though they cost a bit more initially, they will definitely save you time and money later on. Mylar copies come with a formal Copyright Release giving you the legal right to modify them in any way you wish, and to make as many copies of the plans as you need to successfully build one house. Mylar copies are shipped with a free bond copy of the plans, so that you have something to look over and mark up before making final decisions about the changes you want made to the "master" set.
What are PDF electronic files?
PDF electronic files
The acronym PDF stands for Portable Document Format. These are electronic files that can be emailed from computer to computer. You can open them on your own computer as well as email them to others, and the Copyright Release you receive with them allows you to make as many copies as you need before and after modifications are made.
Plans in PDF format
Plans in PDF format
THE most popular way to purchase plans these days is in PDF format. It's no more expensive than the Mylar version, plus you save $30 in shipping fees because the plans are emailed to you. But the biggest reason why they're so popular is because they can be passed along to others via email. The builder can zip them to their sub-contractors, truss manufacturers, and (if needed) an engineer; you can open them on your own computer to view at your home or office; and you can zip them to your builder (or builders), lender, and anyone needing to approve the plans before construction. If you'd still like to make modifications on Mylar sheets, your Copyright Release allows you (or your builder) to do this locally, and you'll only need to print a handful of the most important sheets.
What are CAD files?
CAD files
The acronym CAD stands for Computer-Aided Design. Design software from AutoCAD and numerous other companies - ArchiCAD, SoftPlan, VectorWorks, etc. - is used to draw plans in a format (DWG - short for drawing) that can be easily manipulated and modified on a computer. This can speed up the process of modification dramatically - for example, a change in one part of the plans creates an automatic change throughout the drawings -- potentially saving the person making the changes quite a bit of time, and thus saving you quite a bit of money!
Plans in CAD format
Plans in CAD format
Plans purchased in this electronic format are emailed, so you get them right away, and there's no shipping fee. Like the Mylar and PDF options, these plans come with a formal Copyright Release giving you the legal right to modify them in any way you wish, and to make as many copies of the plans as you need to successfully build one house. If the changes you wish to make to our plans are rather extensive, or structural in nature (including changing exterior wall systems), purchasing the plans in CAD format will almost certainly be your best option. Design professionals charge by the hour, and making changes to electronic files is much faster and easier than erasing and redrawing lines and dimensions on a Mylar copy. So purchasing an electronic version of the plans can save you both time and money. The files you receive will provide the drawings in at least two formats: .DWG files that will enable the person modifying your plans to do so using AutoCAD software (the standard for the entire construction and engineering communities); and .PDF files that will enable you to view the plans on your home or office computer. If the plans were originally drawn with a design software program other than AutoCAD (eg. SoftPlan, ArchiCAD, VectorWorks, etc.), this will be noted at the end of the Description of this house, and the email will include these files along with the .DWG and .PDF formats.

2-Car Garage With Living Quarters

Specifications

Square Footage

Rooms

Attributes

Main Level Floor Plans For Garage With Living Quarters

Upper Level Floor Plans For Garage With Living Quarters

Front Elevation For Garage With Living Quarters

Side 1 Elevation For Garage With Living Quarters

Brief Description

Select One Plan Set Option

5 Set Package:

Mylar:

PDF:

CAD:

Select Optional Add-ons

Plan ID #

Click on any item below to see full explanation

Bond paper

5-Set Construction or Bid Set

Mylar

Plans printed on Mylar

PDF electronic files

Plans in PDF format

CAD files

Plans in CAD format