Massachusetts 36'x28' garage addition

FXDawg · Feb 11, 2013

Hello all,

I'm seriously considering building a garage at my house. well having one built anyway.

I thought I would begin my thought process here in hopes that you guys could help me brainstorm through the process.

My thoughts are to go with a 3-car garage. One for the daily driver, one for the old bimmer convertible and one for the wife's car. I figure the cost of a 3-car over the cost of a 2-car is not really a relative number.

I'm wondering things like, what is a reasonable size for a 3 car? Is 10'-0" per car plus some extra width. maybe 36'-0" overall?

How deep is considered ample? 20'-0"? 22'-0"?

I have the house laid out in cad so beginning the design is already on the way. I was thinking of making it freestanding and then add a breezway or covered porch to connect to the house.

Another thought I have is in regard to an abandoned pool in the back. There is a 16'-32' hole in the ground not being used for anything. My thought there is that this could be a good start to a foundation. However, it would move the garage about 50' away from the house and create the need for some driveway work. I guess that hole could make a good place to get rid of excavation from the garage if I decide on site 'A.' The exist pool as potential site 'B.'

I have over 1.5 acres and the property fronts 2 roads.

The pros for site 'B' are;
- the road we drive in one is more of a side road which would make it a better site access.
- the hole is pretty much already dug
- I have 12x20 shed on site 'A' that would not tneed to be moved if i go with site 'B'
- it would be a more secluded setting for a room on the 2nd floor
- don't necessarily have to use the high end finishes of the house
- construction further from main house, less of an impact during construction.

Cons for 'B'
- further from house
- upcovered access
- need a new driveway
- plumbing may prove difficult
- added electrical cost for the more remote site

Pros for 'A'
- close to house
- covered access is easier
- plumbing would be easier
- elec would be easier
- could tie into existing architecture and add curb appeal
- use existing driveway not as much work as site 'B' to make work
- more conventional
- can use site 'B' for fill from excavation

Cons for 'A'
- have to move the 20x12 shed
- construction closer to the house
- more excavation
- Higher end finishes to match house.
- bigger impact on every day living during construction

Well that's about it for now. I think it is a good start to the conversation.

Any garage builders local to me here on the forum that want to talk about this with me?

Thanks for any and all comments and suggestions in advance.

Danny

Ray916MN · Feb 11, 2013

Re: Okay, I think this is the year I get my Garage!

With respect to where you locate the building, I would locate it close to the house, especially since you intend to park daily drivers in it. Don't know what you do for snow removal, but having it closer makes snow removal less critical.

If you just want to park cars in the garage, you probably want at least 12'x20' for each car. OTOH, 20' isn't long enough for a full size SUV or CC SB pickup. 20' also doesn't leave enough room room for a workbench in front of anything but a compact car. Personally, I'd go for 30', and but want at least 24' minimum depth.

As your building size increases of course the cost is going up. If this is an issue, you might want to consider going for a 2 car garage, but going for a ceiling height of around 14' so you can put a 4 post lift in it. This approach would give you room for expansions (ie. another 4 post lift) and might make it possible for you to leave the shed where it is.

FXDawg · Feb 12, 2013

Re: Okay, I think this is the year I get my Garage!

The snow is a very good point! This weekend really sends that message home with a 2'-0" dumping!

Yea I think you're probably right about the location near the house.

14' ceiling...thats high! I doubt I'll ever put in a lift. But I will consider this... I really don't want the thing to look huge next to the house.

So I'm getting to at least a 36'x24' for 3 cars? I guess if I went 36'x30' I could easily have an office on that same level.

I'll have to start laying it out and bang up an elevation.

Falcon67 · Feb 12, 2013

Re: Okay, I think this is the year I get my Garage!

I'd allow 12' per car, especially for two door vehicles. and 24' deep would be a good number.

I have a 28' working space for cars and while I could squeeze three "intermediates" in there it would be very tight. The 70 Mustang is a two door and it will eat up almost 10' with one door full open.

The house garage is 22' wide with a 4 door F150 and a 2013 4 door Dart. The truck has to be pulled in straight on the left side with the drivers mirror folded in and missing the door stile by about 3". If the Dart comes in with about 6" clearance on the passenger side, then all doors can be carefully opened and clear everything. It's 21' deep which is great for the Dart and bare minimum for the pickup. I can walk around the front of the truck but with the door down, not the back end.

Bib Overalls · Feb 12, 2013

Re: Okay, I think this is the year I get my Garage!

Most of the three car garages around here have one double 16' wide door and one single 9' or 10' sized door. My preference is for three single sized doors at least 10' wide. I think it looks better but it requires more width because there are structural and aesthetic issues that need to be considered in sizing the load bearing walls between the doors and at the ends. The structural issue is shear strength and depending on where you live the building code can be quite restrictive.

As for depth, we have 24' which is more than adequate for my wife's daily driver but just barely adequate for my Toyota standard length pickup. We have a stand up freezer along the back wall and my truck is about 6" from it when I am fully inside. An additional 2' would make a big difference.

Finally, there is the walk door issue. If you want a walk door to the outside in your garage it can require more width. We gave up a walk door in favor of a wider garage door, a decision that I regret.

FXDawg · Feb 13, 2013

Re: Okay, I think this is the year I get my Garage!

I'll tell you what I'd really love is a nice little 2-car Garage right next to the house, just enough for our daily drivers AND a 36'x24' barn where the pool was...oh to dream!

I think you could get away a lot cheaper on a barn. I could go with simple swing doors and not worry about interior finishes. Just a rough and ready barn with some nice lines!

It really might be a thought. Cheaper on the 2-car and no real high end details on the barn. I doubt I'd get away with it though. It would really make the property value go up though, I'm sure!

See what happens when you start a real discussion...LOL

FXDawg · Feb 13, 2013

Re: Okay, I think this is the year I get my Garage!

Well I found a company called Circle B Barns. They do a post barn type building and actually have a design I was thinking of. #27 is the one I like
http://www.circleb.com/

Can any of you think of any reasons I wouldn't want to go that way?

There is a recent post on here of a post barn garage
http://www.garagejournal.com/forum/showthread.php?t=157864

and another of a garage built by Circle B on a traditional foundation. He actually quoted prices! I love when they do that! Especially so close to me.
http://www.garagejournal.com/forum/showthread.php?t=177499

It seems there is a savings in not needing all the excavation and foundation walls. and if you use standard units and a standard design there should be more savings. They seem to like 10' and 12' units and I'm considering 24x36...

I've sent a request for information to them.

Cryptic1911 · Feb 13, 2013

Re: Okay, I think this is the year I get my Garage!

I wouldn't build anything less than 26 deep, only if you have space issues. Otherwise, I'd go 30' deep. 36 wide would work for 3 cars and have some room to move around. The thing you have to think about is the depth though.. if you have an 18ft long truck, 20, or 22ft deep isn't going to work, especially if you want any kind of workbench

FXDawg · Feb 14, 2013

Re: Okay, I think this is the year I get my Garage!

Wow Cryptic! that some addition!

santagary · Feb 14, 2013

Re: Okay, I think this is the year I get my Garage!

Definitely go with A if for no other reason than snow and related weather issues...breezeway is a fantastic idea too which could be closed in to the prevailing winds/snow and rain. Make the garage as wide as you can afford and make the doors as tall and wide as you can afford with your wifes' ideas and design taken into consideration. Create a budget for 15% more than you think you'll ever need and spend accordingly. imho

santagary · Feb 14, 2013

Re: Okay, I think this is the year I get my Garage!

I have a two car garage (recent addition due to 10 years of living in CO. without one), attached to the house providing shaded protection to two cars and ingress and egress from 2 levels of the house. The garage/shop is about 50' or so from the house with a 5 degree downward slope from the house. I wish I could build a sheltered breezeway from the house, but that construction would kill two 300 year old Ponderosa pines...so that's not an option.

46Nash · Feb 14, 2013

Re: Okay, I think this is the year I get my Garage!

I just built a 32 x 24 garage, which I am considering a two car. I can imagine that if I had 36' width and intended to store 3 cars I would not be happy, as there wouldnt be alot of room for benches on the sides.

For depth, I find 24' to be just fine for normal sized cars and SUV's, I have room in front to walk and have tool boxes. Deeper would be cool, but I agree 24' is the minimum.

The Boss · Feb 14, 2013

Re: Okay, I think this is the year I get my Garage!

This is very nice! But remember, you can never have too much time, money or space!

FXDawg · Feb 14, 2013

Re: Okay, I think this is the year I get my Garage!

Yea, I was thinking I could add red cedar clapboards to the front and make it match the house really well. The main house uses both 10 and 12" pitch roofs. I'm hoping that by the time i start feeling I've run out of space with this, I'll be close to getting ready to sell and retire to a smaller less expensive retreat on the cape!!

I'm thinking, base on the the thread I liked to earlier, I could have this for about $35,000.

I could then wait for a deal on garage doors and then finish it one area at a time...

FXDawg · Feb 15, 2013

Re: Okay, I think this is the year I get my Garage!

Okay, well I got a call from Circle B Barns today. The Lady told me she be able to get me a quote by the end of the day. She said she would put together their most basic Barn quote and then have a list of options with prices associated with them.

I'll keep this thread updated.

Kevin54 · Feb 15, 2013

Re: Okay, I think this is the year I get my Garage!

From what I have learned from the garages that I have built over the years (3 of my own) I would not go any less than 28' on the depth. If you have a truck, and trucks are getting bigger, you have ample room in front and back to walk, even with a bench in front.

Garage doors. I would go no less than 10' wide and 8' tall. At 7' a truck is very close to hitting the roof on some. At 10' wide you have room to back a car trailer in if need be.

Width for cars. a minimum of 12' wide for each car and better at 14'. You don't want to have to pay close attention every time you open a car door. If you have the space, you want to make the width per car the size of a fullsize large car plus adding a door opened width to it. When you get out and if you have something inside you need to get out of the car, you don't want to be bumping the door into the vehicle to it.

Height of ceiling. No lower than 10'. At 10' you can get a lift in that raises your car part way. You may not think that you need a lift if you work on your own vehicle, but later in life, you can't get down on your knees or stoop over like you could when young.

Driveways. Try to make the layout of the garage, house, and the new, either detached or attached garage easily accessible and easy to clean if in a snow area. Also if the driveway ever needs to be redone if you live there long enough, you don't want something that is going to cost a fortune in materials.

Utilities. You want things close enough that utilities won't cost an arm and leg to put in. Electric, water, cable, internet, all are something to take into consideration.

Storage. Make the garage or Pole Building large enough that you have adequate storage. Look into attic trusses so you can put stairs in and take advantage of storage upstairs. If not attic trusses, make it to where you can have adequate rafters, and floor joist.

When I first built my garage now, I did what I could afford at the time. 8' ceilings which ****, and I also built the garage as one bay being 14' wide and the other bay 22' wide. I had the foundation wall put in for that with a door between the two. It was something I should have never done to begin with. I wanted a foundation so if I washed my cars the wall would not get wet at the bottom. Years later, I tore the wall out. Both floors are at a different level from one another. I did add a 4' deep closet on the 14' side though at the end of the bay. Great storage. Our house is on a crawlspace, so all of the Christmas stuff and other stuff of the wifes goes in there.

So basically, build as big as you can now and what you can afford. Try to plan for storage above and inside, and make storage where it won't collect dust. Any horizontal surface will be a dirt collector, so try and plan storage being behind closed doors.

tomshep · Feb 17, 2013

Re: Okay, I think this is the year I get my Garage!

Go for the closer location since it is your primary garage. Wifey isn't going to like carrying the groceries to the kitchen.

If possible, go 28' depth. That will give you some great room at the front for storage or work space. 12' per car. I would go minimum 10' height, 12' preferred. Or possibly stagger it if you want more attic storage or a man cave up there. One 18' door and one 9' door. Make sure you put a walk-thru on the front or side.

Use engineered trusses so you can have storage in the middle. You can put a lot of stuff up there if designed correctly.

Tom

FXDawg · Feb 20, 2013

Re: Okay, I think this is the year I get my Garage!

Okay so, I got a quote for a base 36x24 post barn @ $32,300 installed.

Not bad, basic 3-car grage, huh?

They're supposed to call tomorrow with more details and the options. I will see what it would cost to go a little deeper.

as I see it, attic could have 5'-6" spring point and be 10'-6" wide. I intend on the dormer so I could get some office space up there. with a 10'-0" wide dormer it could be pretty roomy.

anyway, wifey thinks it is a waste but I disagree...Gotta keep the ball rolling, she'll come around!

I mean, I can't see a 3-car garage not returning it's cost to the overall property value in this part of the country.

FXDawg · Mar 1, 2013

Re: Okay, I think this is the year I get my Garage!

well I've got 2 prices currently. Ine from Circle B barns with a base of $36,000

and one from Tam Lapp Construction with a base of $25,000

With the Tam Lapp I get economy Garage doors and I can Upgrade and get the floor, Glass in the doors, and Gutters for less that $33,500. They don't use the precast concrete pier in the ground but they do use a PostSaver that encases the post and protects from decay

I could upgrade a few more things and still be in my budget area.

Has anyone here ever hear of dealt with or know anyone who may have dealt with Tam Lapp Construction. They offer a 10 year workmanship warranty.

FXDawg · Mar 7, 2013

Re: Okay, I think this is the year I get my Garage!

Okay so I'm making progress.

I have a choice to make at this point. I could go with a 10' wall or a 12' wall. If I go 10 feet, will I need to stop the attic trusses for one bay and use scissor trusses over the 3rd bay to gain height? If I go with a 12 foot wall it pushes the roof up off the garage doors more and it isn't as visually appealing as the 10' wall. Either height seems to work with the main house.

Is 10' ceiling height enough overall? The difference is a 14'x36' attic space as opposed to a 14'x24' attic space. If I go with the scissor truss the middle height of the last bay would be about 16' high at the peak.

JimVonBaden · Mar 7, 2013

Re: Okay, I think this is the year I get my Garage!

IMHO 10' is fine for most people. BUT, it depends if you plan on a lift or not, and the size of your vehicles.

Jim

FXDawg · Mar 8, 2013

Re: Okay, I think this is the year I get my Garage!

Yea, its about the lift. At first, I thought, "why would I put in a lift?" then I saw you could get one for like $1600 and it became. "why wouldn't I get a lift?" LOL

FXDawg · Mar 8, 2013

Re: Okay, I think this is the year I get my Garage!

Here are some ideas I'm playing with next to the house.

No Dormer

Dormer

I'm having trouble embedding the files so I sent links

Each on has a 10' wall and a 12' wall option.

tskills10 · Mar 8, 2013

Re: Okay, I think this is the year I get my Garage!

Ok, I like the look with the dormer. But if that costs aren't justifiable or needed on something more important, then I say shift to what is more important or needed more. Also Have you checked with zoning? Any issues there. I know here I am only allowed so many total square feet for outbuildings which equals about 24x32. I have a 16x18 shed which really bites into my total SQ Ft available. I am wanting to build a 32x48 so I am blowing away the allowed total sq ft. But like your idea of the breezeway, if I do that then it isn't an outbuilding it is now an addition. I have already discussed this idea with zoning here and was told that it would work. And also "why wouldn't you go with a lift? I can't think of any good reason. I have one in my plan. Make sure you do the floor to accommodate the lift mounting. Good luck with your project.

FXDawg · Mar 8, 2013

Re: Okay, I think this is the year I get my Garage!

Well, That was good advice. I just got off the phone with the building department. If I want it free standing I have to be 20' away from the house. If I want it closer than that, I need to have it attached as part of the permit.

Now, I could move move another 10' and leave it free standing but, when I want to attach I now have 20' to go...

I think I'll go as planned and detail up the attached part. I'm thinking I could just span a floor from building to building and maybe get away with one pier if I cant cantilever the floor and do the same for the roof. I'd just have to insulate the hell out of the floor.

I won't too much in the way of walls as the house will be part of one and the garage will be the other. Then I just need to fill in the ends.

It is now getting more expensive though...

Here is a plan

FXDawg · Jan 10, 2014

Re: Okay, I think this is the year I get my Garage!

Okay, it has been quite a while since I posted here. I got as far as getting a couple prices for a foundation and slab but this year really had some trying episodes. i plan to start moving on it again this spring.

After things settled down I got the foundation prices and it was really late fall. I still have to move my 12x20 shed and the thought of having to clean the whole damn thing out on my own got overwhelming. Mostly the thought of moving my new tool box setup and what the hell to do with it during construction. So I obsessed over that and then it got cold blah blah blah. I still don't know what to do with my tool chest. anyone have any suggestions? I may need to try and hire someone just to help me empty and reload everything in the shed. I may try and ask the shed mover if he can help with that... Imagine that being the reason I didn't get the foundation in...

FXDawg · Jul 31, 2014

Re: Okay, I think this is the year I get my Garage!

Well, I finally got my shed moved!!! I'm having the foundation guys come back in and update their quotes, if needed. I have 2 guys that came in exactly the same so I think whichever one can free up first will get the foundation work.

One question I have is about floor slab pitch... I see all kinds of advice. No pitch, 1/4"/ft, 1/8"/ft, 2"-3" overall...

One thing that comes to mind for me is that I plan on using those car dollies so I can push the little BMW around and get it stashed for winter storage.

If I do pitch it at 1/4"/ft it would eliminate one riser up into the main house but, thats not really an issue... I'm really more concerned with doing what is best.

Also, If i'm going with a lift, will I need to beef up the slab for the posts? Does anyone have any advice as to a good, cost effective lift? It's been a year, maybe there are more options...

Thanks in advance for any and all insights and suggestions.

D

FXDawg · Sep 26, 2014

Re: Okay, I think this is the year I get my Garage!

Okay well, Finally making some progress.

Got the shed moved (what a relief!)

Foundation digging done
Footing done
Foundation walls scheduled for next week!!!

You can see where we moved the shed back. It was where the Backhoe is in this photo.

A little more digging.

Footing poured

BB 70 Challenger · Sep 26, 2014

Re: Okay, I think this is the year I get my Garage!

Kevin54 said:
From what I have learned from the garages that I have built over the years (3 of my own) I would not go any less than 28' on the depth. If you have a truck, and trucks are getting bigger, you have ample room in front and back to walk, even with a bench in front.

Garage doors. I would go no less than 10' wide and 8' tall. At 7' a truck is very close to hitting the roof on some. At 10' wide you have room to back a car trailer in if need be.

Width for cars. a minimum of 12' wide for each car and better at 14'. You don't want to have to pay close attention every time you open a car door. If you have the space, you want to make the width per car the size of a fullsize large car plus adding a door opened width to it. When you get out and if you have something inside you need to get out of the car, you don't want to be bumping the door into the vehicle to it.

Height of ceiling. No lower than 10'. At 10' you can get a lift in that raises your car part way. You may not think that you need a lift if you work on your own vehicle, but later in life, you can't get down on your knees or stoop over like you could when young.

Driveways. Try to make the layout of the garage, house, and the new, either detached or attached garage easily accessible and easy to clean if in a snow area. Also if the driveway ever needs to be redone if you live there long enough, you don't want something that is going to cost a fortune in materials.

Utilities. You want things close enough that utilities won't cost an arm and leg to put in. Electric, water, cable, internet, all are something to take into consideration.

Storage. Make the garage or Pole Building large enough that you have adequate storage. Look into attic trusses so you can put stairs in and take advantage of storage upstairs. If not attic trusses, make it to where you can have adequate rafters, and floor joist.

When I first built my garage now, I did what I could afford at the time. 8' ceilings which ****, and I also built the garage as one bay being 14' wide and the other bay 22' wide. I had the foundation wall put in for that with a door between the two. It was something I should have never done to begin with. I wanted a foundation so if I washed my cars the wall would not get wet at the bottom. Years later, I tore the wall out. Both floors are at a different level from one another. I did add a 4' deep closet on the 14' side though at the end of the bay. Great storage. Our house is on a crawlspace, so all of the Christmas stuff and other stuff of the wifes goes in there.

So basically, build as big as you can now and what you can afford. Try to plan for storage above and inside, and make storage where it won't collect dust. Any horizontal surface will be a dirt collector, so try and plan storage being behind closed doors.

Thanks Kevin. Words of wisdom AND from experience.

FXDawg · Sep 26, 2014

Re: Okay, I think this is the year I get my Garage!

Hi Thanks for that! I'm going 28'x36' with 10' ceilings and attic trusses! Also, I did intend on 9' x 8' doors as an aesthetic choice... I don't think I'm going to change that... although I do have time to...

FXDawg · Oct 31, 2014

Re: Okay, I think this is the year I get my Garage!

Okay things seem to be progressing nicely.

Forms delivered

Forms in place

Stripped and back-filled

Insulation for slab

Floor poured still wet

Burnishing Floor

1st Day of framing

3rd Day Framing front

3rd day framing back

last pics are from yesterday!

tadder52 · Oct 31, 2014

Re: Okay, I think this is the year I get my Garage!

Doesn't take long for a garage to go up!

Looking forward to watching for more updates!

FXDawg · Nov 7, 2014

Re: Okay, I think this is the year I get my Garage!

Day 4

got held up a few days due to truss delivery...

SteveeP · Nov 7, 2014

Re: Okay, I think this is the year I get my Garage!

Danny - Almost looks like a carbon copy of my 36x26x10 (also in Mass). I went with 9x8 doors on the left and right and put a 10x8 in the center. Also went with attic trusses for some storage above. Good luck with your project.

FXDawg · Nov 7, 2014

Re: Okay, I think this is the year I get my Garage!

HI Steve, yea very similar.

Trusses are due in today! I will have a dormer off the front though and with a 10 pitch I'll actually get a nice 8' high ceiling in the loft!

FXDawg · Nov 12, 2014

Re: Okay, I think this is the year I get my Garage!

Lifting the first truss

After placing the last truss

4 hours and they are all in place

Day 8 (actual working days)

I'm expecting the roof to be sheathed by the time I get home today!

FXDawg · Nov 17, 2014

Re: Okay, I think this is the year I get my Garage!

End of week progress

Front

Back

FXDawg · Dec 24, 2014

Re: Okay, I think this is the year I get my Garage!

Latest update.

Front overall

Front

Breezeway entrance

Back

The interior framing and electrical is done but I have no recent photos. I still a heating system, insulation and drywall. Hopefully over the next 3 - 4 weeks...

ryan77 · Dec 24, 2014

Re: Okay, I think this is the year I get my Garage!

wow, nice build, compliments the house very well!

FXDawg · Dec 24, 2014

Re: Okay, I think this is the year I get my Garage!

Thank you Ryan! Believe it or not that is the exact same siding. 13 years age difference!
The intention was to design it to look like it was meant to be there not an after thought.

Massachusetts 36'x28' garage addition

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