Expert: Nazim Nice - 11/25/2011

Question
My lot is square, with the lower border in South, while having a long driveway coming in from the upper left hand corner in 45 degree angle (driveway direction is indicated by the big red arrow). The plan image I attach here has no orientation, so to take the advantage of the west-east axis, I make the longer side, where the LR and Dinning are, as the South on my lot.  Since the stock plan company can modify however the way I want, i am not sure which modification would work the best, regarding long term energy efficiency and short term construction cost, as well as structural stability, by adding a partial second floor with the rest open to below or adding more foundation and roof size:

1. First off, the heated sq ft the county requires for my lot is above 1600. This plan is only 1585. I would like to add the sq ft only enough or a little more to meet the requirement. Would the 1 foot add-up on the Guest2&3 make the construction more complex, or should I go ahead and make the entire left wall to be flush from the garage to the MasterBath?  I understood that the simpler a construction, the less expensive to build, including a flush wall running from the front to the back?

2. The Washer&Dryer would heat up the house in summer,  so I move them to the unconditioned closet hosted by the existing garage. I did this because of the energy-efficient concept, but would it make a difference or is it necessary in this plan particularly?

3. Since the washer and dryer are no longer in the Utility, I make the Utility part of the Guest by closing up the access door from Garage and also combine Guest 2 & 3. Thus, there is only one Guest. See the added wall between the Bath and the original Utility. I read about "cross ventilation." I understand from all the examples from a energy efficient guide, yet I am not sure in this case on this plan.  Now, would this change make the ventilation better, worse, the same, or else ( the door of the bath is almost aligned with that of the original Utility/new Guest )?

4. I move the access door from Garage to Utility to the original closet in Foyer. Is this going to work?

5. My husband badly needs 4- car garage. It is impossible to find a small footprint with 4-car. Thus, I add another 2-car garage right next to the existing garage. This seems the easiest way. However, I am also considering using the spaces of original Guest2 & 3 and halfs of Bath and Utility to be the added garage and move the Guest directly on top of the added garage. The Guest on the second floor would only have an outdoor access, so an outdoor staircase is needed. O.K. Which modification of added garage is simpler in construction and cost, as well as energy efficient in the future? I would assume that the Guest on the second floor would be, for the footprint is the same. However, since the garage is not heated, it makes more sense to just add an extra next to the existing one. Thus, it only requires a little bit more walls and roof. What do you think?

Thank you

Answer
Hi Judy,

Below are answers to your questions:

1. I think the answer to that would depend on what happens to the roof. If the 1' extension of the guest rooms is under the eaves of the roof, then it just becomes extending those rooms as a bay and the roof stays the same as it was before. If the roof has to step out then it would have more impact on the cost, and I would say that you'd be better off stepping the rooms more than 1' (more like 3-4') since a 1' step would probably make it harder to construct since it is so small.

2. Perhaps it would make the house slightly cooler to relocate them. You could leave them where they are and insulate the laundry room and put weather stripping on the door to the house. I normally specify insulation around bathrooms, bedrooms and laundry rooms to reduce sound transmission, so you would get that added benefit too. I would also think about what will be more convenient for you and resale. I would think having the machines more accessible would be more desirable.

3. Are you referring to cross ventilation in the north-south direction. I think that would depend on if you left the guest bedroom door(s) open. If they were open then I don't think there would be a difference between the two schemes.

4. I have had clients with garages entering into their main living spaces and not liked it very much. In a few instances we have moved them. It is better to have them off utility spaces. I would even consider moving the AHU room door to the utility side and if they need a return vent in the wall in the dining room that is fine - it is still more minimal than a door.

5. I don't think the idea of the separate guest bedroom with stair will appeal to many future buyers. I would try to get the stair inside the house if you go this route. A garage next to the existing one will make the house look like all garage and very little house. Is it possible to have the garage doors on a different facade? Also, you might consider pushing the second garage back a few feet to break up the mass of the house a bit.

Regarding energy efficiency, unless you are truly designing the house as passive solar, you are probably better off putting the money into making the house as energy efficient as possible by installing good windows, over-insulating walls, ceilings, and floors, efficient heating systems, etc.  

Nazim Nice
Principal / Architect
http://www.motion-space.com
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