anyone know 'roof pitch' ~ Construction / Architects discussion

[highme]

You will get as much crawlspace with a Joisted floor design as with a post & beam design.

Of course, if you were talking about a slab on grade type of foundation previously, then my last statement doesn't matter.


But seriously, go here and look at their plans. Probably 60% of the work I do is on a plan with a daylight.

 

[IBhacknU]

That approach is a good one Ornery. It is probably the least expensive approach when it comes to the cost of grading/foundation/retaining wall and that sort of thing. There is also the added benefit of being able to have steps from the front porch area take you to the front door (on the second level).

The other benefit of that plan is the use of the dirt I excavate. I can transfer that dirt to the lower part of the property and have a flat backyard.

The main reason I would NOT do something like above is the sacrafice of potential view. I guess I never clearly mentioned it before, but there is a lot in front of mine. The lot in front of mine slopes at the same rate. Assuming that person is also going to build a two story housee, I will want to go as high as practical.

I think regardless of how he builds, I should be able to get unobstructed views from my second story.

Ornery... we got to get you out here so you can take a look first hand

 

[IBhacknU]

thanks for the link highme... there sure are plenty of plans to look at. The search engine is nice too!

It's been discussed elsewhere in this thread, but even if I find plans, the covenants require them to be 'stamped' by a Hawaii licensed Architect.

I suppose I wouldn't get charged as much to take in plans, and have someone 'stamp' them as I would to have someone draw up plans from the ground up?

 

[dcdomain]

Coming from a design point of view (since I don't know enough about structure yet) would it be possible to pull back your second floor a little and have an open deck out there? Or perhaps leave the roof, but open the space up? Would be awesome to be able to walk out there, sit in a chair, enjoy the breeze, catch the view and perhaps read a book.

That is one gorgeous view. Actually, it's %&@($* unbelievable!!! That would be a dream project to be able to work with that view. I like the idea of the split level design, used it in my first project at school. But I had the second floor completely open with only a roof covering it.

Is the entry to the house from the view side, or is the view side your "backyard?"

I'm incredibly jealous of the situation you are in... :|

edit: Just noticed the rest of the drawing, didn't see the scrollbar at the bottom. The two vertical lines 5/6th to the ocean side. Is that where your wall ends? Are you considering the open deck on both levels?

With the hill running down right to your house (front or back?) wouldn't that cause some drainage issues? Having the water butt up right agains your house? Again, I haven't even gotten to 'site' studio, so you probably already have a solution for that.

 

[IBhacknU]

The idea of a deck goes without saying. As you mention in your edit, I plan to have a deck on both levels. Following the designs of the neighborhood (and possibly the CC&Rs), the roof will extend over and cover the top deck. The backyard will have to be used for tanning purposes I think it's important to remind myself to 'wire' the deck with a Cat5 jack. Who knows how long I'll have to wait for wireless. If it's not me and a laptop on the deck, then I surely will need a web-cam.

As for your question about an entry.... if you look at the picture, the street/front door would be on the right. The view of the ocean is out the backyard. I'm gonna snap some more pictures pretty soon, as I can't find the ones I've taken previously.

Drainage will have to be something I consider. The lot runs downhill (from street to backyard) and then into someone else's lot. You are right. Drainage issues need to be addressed.

Thanks once again for all the feedback. This is a once in my lifetime (thus far) project. I hope to have drawings done by the end of the year, so I have some time to get my thoughts together.

 

[cpars]

Well I had to plat a little catch up here. but first I gotta say Im with Ornery about the view, my wife says she will take the other side "very nice". Now I have never built In hawaii so I dont know how it affects you there, but the open floor system here is a bad Idea heat wise. Looks like you got a good plan in the works, I might just suggest a grade beam system for the posts if you go that way or a continuous footing and block in the open area and use it for storage,and not to contradict anyone here but I personally do not like the idea of offsetting the second floor back due to waterproofing issues with the first floor and suspending the deck/porch without penetration. A cantilever system or an add-on would be my suggestion to the owner(cost effect wise). The hip roof looks nice and will work fine as you have displayed, just will need ridge vents and plenty of soffit vents. A standard gable roof might save you a few bucks with the builder and you can add gable vents and whatever style roof you want at the porch/deck area. And as mentioned drainage should always be one of the first concerns when building

 

[cpars]

OOPS!!! double post

 

[IBhacknU]

Thanks for the feedback cpars... the hip roof design is one that I need to follow to keep in-line with the CC&Rs. No chance for saving $$$ on a gable desgin



<< but the open floor system here is a bad Idea heat wise >>

Is this because the heat gets trapped under the floor/in the 'crawlspace'? If I do an open floor desgin (I assume the post and pier is what you're refering to), I would as you suggest enclose it. Each house must appear to 'grow' from the ground. No space allowed to be visible under the house.

The whole idea of going with a split of foundation/post-pier is to maintain elevation of the finished grade, while still allowing for an area of storage. I think too, that costs should be less than if I tried to fill the lower half of the foundation in with dirt and a retaining wall?

<edit>spelling</edit>

 

[cpars]

Gotcha on the regs, and the reason here is a bad idea for open floor designs is the loss of heat actually. Sounds like you got it under control

 

[IBhacknU]

playing with some home design software:

view of the rear of the house (don't mind the colors right now)

 

[MISTER 2 U]

IB,
well it looks like you are on your way to a new house

Judging by the drawings it would seem that a walkout basement plan is what you are after.
Does the CC&amp;R consider a basement a floor level? Most of the time it is just living space main flr. &amp; second flr.
On the drawing is that the highest you can go with the building?
What if you add fill to the front towards the street the 18' setback.
by adding fill to the front and sloping towards the street it would give you a boost in height?
also on the back can you add a patio/deck using something like a textured cmu block/retaining wall.
This my sound funny but if you can find where the rear setback of the lot in front of yours is and put up
a temp. post to the height of 30' you would get a better understanding where the roof of the house in front of yours would be.
what about retaining walls what does the CC&amp;R say about those?
Not to sound selfish but I would place the bedrooms up stairs and living down stairs.
place your master bed room to the views and additional bedrooms to the front.
Iam busy right now but will mark up your drawing with my ideas when I get a chance

 

[cxim]

IB, it would really help if you could get a few photos of the lot, some from a distance too, along with specs of the lot up on a web page... nothing fancy.. even a text file with specs + maybe the community restrictions.

Most folks here think in Northern, Yankee, designs, not tropical /subtropical with a view.

How many cars ? parking, garage ?

Given that you are in the islands, there may be no need for retaining walls, how deep is the soil layer ? is blasting required ( volcanic rock sub layer ?) for excavation ?

Temps ? heat ? air flow, winds ? Directions ? sun arc ?

High ceilings with fans &amp; open floor plan will probably be best.

Do you plan on a pool &amp; patio in the future ?

PS: i have followed thread from the beginning &amp; looked at the view photo &amp; trial drawings.

 

[IBhacknU]

cxim and MISTER 2 U... here ya go: CC&amp;Rs

(nothing like a scanner and some OCR software)

As you've suggested, I'm gonna put up a page with the various drawings, plans, sketches I do (and the input I get from others).

I'll get some pics of the lot up soon. I need to exit out of work while the sun is still up


a couple replies



<< Does the CC&amp;R consider a basement a floor level? >>

yes



<< On the drawing is that the highest you can go with the building? What if you add fill to the front towards the street the 18' setback. By adding fill to the front and sloping towards the street it would give you a boost in height? >>

My front set-back is 15'



<< Also on the back can you add a patio/deck using something like a textured cmu block/retaining wall. >>

This is a good and less expensive approach.



<< This my sound funny but if you can find where the rear setback of the lot in front of yours is and put up
a temp. post to the height of 30' you would get a better understanding where the roof of the house in front of yours would be. >>

The next door neighbor, who plans to break ground next month has done just such a thing. Very helpful.



<< What about retaining walls what does the CC&amp;R say about those? >>

link posted above. There are limitations



<< Not to sound selfish but I would place the bedrooms up stairs and living down stairs. Place your master bed room to the views and additional bedrooms to the front. >>

I want my entertaining space to face the view (Ocean). This includes the kitchen, dining room (NON-formal), and living room. The Master bedroom/bath will also be upstairs, but at the back, on the street side (away from the view). Downstairs, 2 bedrooms, an office, and a living room (and the garage). Well, those are my ideas now. They are subject to budget and will probably change.



<< I am busy right now but will mark up your drawing with my ideas when I get a chance >>

THANKS!



<< How many cars ? parking, garage ? >>

I'd like to do a 3 car garage



<< Given that you are in the islands, there may be no need for retaining walls, how deep is the soil layer ? is blasting required ( volcanic rock sub layer ?) for excavation ? >>

good questions



<< Temps ? heat ? air flow, winds ? Directions ? sun arc ? >>

I've got this mapped out pretty good (mentally). I'll note on the pages I put up.



<< High ceilings with fans &amp; open floor plan will probably be best. >>

Agreed



<< Do you plan on a pool &amp; patio in the future ? >>

no pool planned. Just a connected open deck and a yard.

 

[cxim]

good deal !

will await more data... it is a challenging project...