New Southern CA Modern Garage & House Build

dirtrunner0519 · Jul 28, 2016

I will introduce my project and give you a little background about me.

My wife and I are about to have our first little one and wanted to upgrade our current house and garage. Our hobbies include desert and camping trips. I have a decent collection of tools and toys.

Our project will include a modern style factory build site installed 2500-2900 square foot two story house. We are in the planning stages of the house and garage. I will be posting as we go.

House:
It will be an open floor plan with all the bedrooms on the second floor. It will have a rustic modern feel but still be a place to call home. See some renderings of what we are going after below.

Garage:
I bet this is what everyone is waiting for. It will be a 40'x40' open floor plan to have a two post lift with a loft approx. 16x20. It will include epoxy flooring areas for my metal fabrication area, mig welder, plasma, tube bender, etc. I will have a drain interior so i can just hose down the interior. The bottom portion of the wall will be CMU or formed in place, oustide will be T&G. Enough description for now. I will update as we go along. I am open to ideas about layout for MEP etc. It always helps to have another set of eyes.

dirtrunner0519 · Jul 28, 2016

Here are some of the toys i work on. Long travel Nissan Armada fully caged and linked in the rear & 1995 F-350 with a Cummins with custom motor work.

dirtrunner0519 · Jul 28, 2016

Here are some more elevations for the garage. I am looking at changing the front elevation a little. Looking at using a roll up 10x16 door for the right and a 8x10 roll up for the left. I have not seen anyone using the roll up doors for their garages is there a certain reason.

Looking into something like this. I do not want to eat up space in the garage with tracks. (http://www.rollupdoorsdirect.com/rollupdoor2000.php)

LXCam · Jul 28, 2016

That'll be very cool. What area you building in?

Pig In A Poke · Jul 29, 2016

Really interested to see this build

dirtrunner0519 · Aug 8, 2016

Update:

Sorry for the poor updates. We just finished moving from northern cali to southern again. Our current house is in boxes waiting the for the build that is going to happen.

Currently we are in a holding pattern on the plan we want to go with, we are stuck between a 2880sf and a 2550sf house. It is hard justifying an additional 100k for the 320sf. We are looking at different options on the house mainly. The garage plans are coming along once information back from the architect i can hopefully show you whats going to happen.

Here are my thoughts:

We will be doing the garage first and moving everything from there into storage or the house. Once the garage is completed we will be demolishing the house. My wife and i will be doing most of the work on the garage, well she is pregnant so i will be doing all the work.

I have some questions:
1. I am thinking of leaving the loft off the plans, due to the city possibly considering it a separate living space. Opinions?
2. I want my main panel to be on the garage to clean up the look of wires from the house to the pole. I would have a sub-panel on the house fed from underground. Good/bad idea?

Location is near Playa Del Rey, not sure if you know where that is @LXCAM.

ddawg16 · Aug 8, 2016

dirtrunner0519 said:
Update:

Sorry for the poor updates. We just finished moving from northern cali to southern again. Our current house is in boxes waiting the for the build that is going to happen.

Currently we are in a holding pattern on the plan we want to go with, we are stuck between a 2880sf and a 2550sf house. It is hard justifying an additional 100k for the 320sf. We are looking at different options on the house mainly. The garage plans are coming along once information back from the architect i can hopefully show you whats going to happen.

Here are my thoughts:

We will be doing the garage first and moving everything from there into storage or the house. Once the garage is completed we will be demolishing the house. My wife and i will be doing most of the work on the garage, well she is pregnant so i will be doing all the work.

I have some questions:
1. I am thinking of leaving the loft off the plans, due to the city possibly considering it a separate living space. Opinions?
2. I want my main panel to be on the garage to clean up the look of wires from the house to the pole. I would have a sub-panel on the house fed from underground. Good/bad idea?

Location is near Playa Del Rey, not sure if you know where that is @LXCAM.

You are not that far from me.....well, distance wise.....405 wise? That could be ugly. I'm down the road just south of LAX.

I have some good contractor references if you need them....unless you're going with a GC who will pick his own guys.

More importantly....I have some good sources for off road parts and service.

The jeep build link in my signature will be a big hint.....

Bib Overalls · Aug 8, 2016

dirtrunner0519 said:
1. I am thinking of leaving the loft off the plans, due to the city possibly considering it a separate living space. Opinions?

If you want the loft leave it in your plans. If they call you on it then delete it. I read somewhere that there are over a million illegals living in garages and other improvised housing in the greater Los Angeles area. I can understand the concern but there should be a way for you to present your need given your hobby and the tools and machinery that you have.

dirtrunner0519 said:
2. I want my main panel to be on the garage to clean up the look of wires from the house to the pole. I would have a sub-panel on the house fed from underground. Good/bad idea?

That should be doable. You will need power into the garage while you are taking down the existing house. 200 amps is the norm for most houses these days but your utility should be able to provide more if you request it. With your shop/garage load you could justify a 320 amp service. With this service the incoming power goes through a meter base with two 200 amp disconnects. If you had such a service one disconnect would feed a 200 amp panel in your shop/garage and the second would service a 200 amp panel in your house. A 200 amp service is actually 160 amps continuous. A 320 amp service is the continuous rating for a 400 amp service. Confusing but if you say 320 amp or 400 amp service when discussing your need with the provider's engineer he or she will know what you are talking about.

dirtrunner0519 · Aug 9, 2016

I will plan on leaving the loft in the design. It seems my house architect is tentative to do the garage so we are now going backwards. Does anyone know reasonable priced architects in the LA area, i need a structural and electrical too.

ddawg16 · Aug 9, 2016

I have a good guy for you.....he is the one who designed my 2-story addition...but he is also a garage guy....I'll pm you the details

dirtrunner0519 · Aug 9, 2016

I have a not garage related question. Does anyone have an estimation of the SF cost for building new vs adding on right now in socal? I have heard as high as $475/SF to $300/SF if you self perform and look for bargains. Thoughts?

Riley · Aug 9, 2016

I know a builder in San Diego who used to tell me that remodel is about 30% more than new construction due to the demo requirements. Might consider putting a master down in the house plan, makes for good separation from the kiddos and a bit of privacy. Also makes resale easier, at least in these parts....

wrenchMONKEY_ · Aug 9, 2016

This looks good. Look forward to more.

Love the Armada, link to build thread?

vonpahrkur · Aug 10, 2016

Looks good, i would say keep the loft and have it designated as storage or something if that is possible-at the very least have that part roughed in.

dirtrunner0519 · Aug 11, 2016

Armada will be getting a new build link mainly because i am tearing it down along with the F-350 Cummins OBS. I will have to post them up here too.

Plans have changed on the garage. I am waiting on a call back from one architect thank you "ddawg16." Depending on the call it seems I will most likely be going with a prefab metal building. 35'Wx40'Dx25'T. It seems to be the most reasonably priced. Pricing out wood seems to be more expensive and labor intensive.

LXCam · Aug 11, 2016

Just a suggestion. Before you get too deep into the metal building design you might check with the planning department and confirm they'll allow it. There's been a recent trend in some cities to require an outbuilding must match the finish of the house.

vonpahrkur · Aug 12, 2016

LXCam said:
Just a suggestion. Before you get too deep into the metal building design you might check with the planning department and confirm they'll allow it. There's been a recent trend in some cities to require an outbuilding must match the finish of the house.

If this ends up being the case, you could always buy the steel building framework and instead of metal sheeting have it finished out in something else. Google "artisan panels steel building" this is a more classic option to finish out a steel building and might go better with your modern home design. Digging the design btw! Looking forward to seeing it become a reality.

dirtrunner0519 · Aug 15, 2016

Vonpahrkur, i looked up that company and spoke with a rep. He mentioned there rough cost is about $4 SF. So cost to cover the garage would roughly be around 7k additional cost not including install or insulation. I am sending them drawings to get a hard bid for the material and accessories required for the install. I will keep you posted. It would go well with the way the house is going to be finished.

Update on Permitting Process:

Well let me say code has changed drastically:

First I live in a zoned R1-1 and are in the “Baseline Mansionization Ordinance”. I am also in the “Lower Council District 5” neighborhood conservation area which strips away some of the square footage bonuses that would be offered to me under the Mansionization ordinance.

New code states that any accessory structure with a eve height over 14' or an attic taller then 7' will be counted as double the SF. So i am having to resize the height of my garage.

This all means that i am only capable of build 50% of my lot area. The only bright side to all this is that they give a 400 SF credit towards a garage. To sum this up my lot is 7,031 SF @ 50% gives me a a 3,515 SF allowance to build . The house i am building is 2,520 SF and the garage is 1200 SF totaling 3,720 but i get the 400 SF garage credit so it brings me to 3,320 SF i am building.

Plans and drawings should be coming soon. I will keep you updated as they arrive.

ddawg16 · Aug 16, 2016

Shouldn't the sq footage for the house be a function of actual foot print? Hence, if you go 2-story, it does not eat into your footprint?

How did it work out with Matt?

dirtrunner0519 · Aug 16, 2016

One would think how that is the way it works. I was corrected by the city that it is total SF of the house including the second story. Kind of lame, well very lame. It is to try and stop people from building giant homes on lots in our area that are only 6-9 thousand SF.

Meeting with Matt went good. He is a very reasonable architect, and I would recommend him to anyone on here if they need an architect in the South Bay Area.

We are still leaning towards the modular home, we really like the quality and not having to worry about contractors. We are also only out of the house for 2 months where as the other way it could be as long as 6-8 months.

dirtrunner0519 · Aug 30, 2016

We finally signed the contract with Connect-Homes. I have attached a rough site plan to reflect what we are thinking. It turns out that there is a large public land easement that we will have to deal with. We have a surveyor coming tomorrow to begin the survey and hopefully have a CAD file. If anyone needs a surveyor at a reasonable price and within in a good time PM me and i can give you his contact information.

vonpahrkur · Aug 31, 2016

dirtrunner0519 said:
Vonpahrkur, i looked up that company and spoke with a rep. He mentioned there rough cost is about $4 SF. So cost to cover the garage would roughly be around 7k additional cost not including install or insulation. I am sending them drawings to get a hard bid for the material and accessories required for the install. I will keep you posted. It would go well with the way the house is going to be finished.

Update on Permitting Process:

Well let me say code has changed drastically:

First I live in a zoned R1-1 and are in the “Baseline Mansionization Ordinance”. I am also in the “Lower Council District 5” neighborhood conservation area which strips away some of the square footage bonuses that would be offered to me under the Mansionization ordinance.

New code states that any accessory structure with a eve height over 14' or an attic taller then 7' will be counted as double the SF. So i am having to resize the height of my garage.

This all means that i am only capable of build 50% of my lot area. The only bright side to all this is that they give a 400 SF credit towards a garage. To sum this up my lot is 7,031 SF @ 50% gives me a a 3,515 SF allowance to build . The house i am building is 2,520 SF and the garage is 1200 SF totaling 3,720 but i get the 400 SF garage credit so it brings me to 3,320 SF i am building.

Plans and drawings should be coming soon. I will keep you updated as they arrive.

I completely understand and agree with the ordinance which was written to prevent mansion-izing, i think if you go meet with a planner and explain it's a shop, you might be able to get a variance or some kind of conditional use waiver.

Whatever happens, i'd work your design to take advantage of every last square foot you are allowed.

dirtrunner0519 · Aug 31, 2016

vonpahrkur said:
I completely understand and agree with the ordinance which was written to prevent mansion-izing, i think if you go meet with a planner and explain it's a shop, you might be able to get a variance or some kind of conditional use waiver.

Whatever happens, i'd work your design to take advantage of every last square foot you are allowed.

I went down to the planners office a few weeks ago asking them how i could maximize my SF, when I mentioned it was to work on cars, they said well that is not allowed in a R1 area. I explained it was just a garage. They wanted to change my design completely.

I am meeting with my architect next week to discuss the final site plan layout and what we can and cannot fit once i get a CAD survey.

dirtrunner0519 · Oct 26, 2016

Well its been a while since i updated. I finally got drawings for the garage and also the foundation i will be posting them up here shortly.

Anyone know what the going rate of concrete is around here in SoCal. It seems like its almost 13 dollars a sf. That is not including excavation just base vapor barrier and install for a standard garage slab at about 900 SF 6" thick.

paranoid56 · Oct 26, 2016

were you able to make it bigger? and last time i did concrete work in san diego i got bent over bad lol

dirtrunner0519 · Oct 26, 2016

I was only able to make it 30x30 which is ok for now. Wish it was bigger. I am trying to upload the drawings but having a hard time downsizing them for the journal.

Maybe later today.

dirtrunner0519 · Nov 1, 2016

Update today,

We submitted our house drawings to state on Friday , and we sent in our garage drawings to local city for building permits. Now it is the waiting game. Still trying to figure out how to downsize pics so i can upload them. Any recommendations on this besides creating a drop box or something?

ddawg16 · Nov 1, 2016

I know a good concrete guy....

As for images....use a free photo hosting site like Photobucket....

dirtrunner0519 · Nov 1, 2016

ddawg16 said:
I know a good concrete guy....

As for images....use a free photo hosting site like Photobucket....

Can you PM me the concrete guys number. I have been getting pricing all over the place.

dirtrunner0519 · Jan 4, 2017

Update:

Well we submitted the house plans to the city and also garage plans to the city. I am messing around with crazy requirements that should not be required for a residential garage.

Here are the plans for the house:

dirtrunner0519 · Jan 4, 2017

Finally figured out how to downsize my garage files, see below for some plans.

dirtrunner0519 · Jan 12, 2017

Does anyone know any good concrete contractors, that are not way overpriced in the socal area. I am getting pricing all over the place.

dirtrunner0519 · Mar 8, 2017

I am looking for a clear coat that will work on steel and has less then a 3% VOC content. I really want the raw finish of steel.

dirtrunner0519 · Mar 8, 2017

My garage has also been changed it will now be a full two story garage with a mezzanine. 14' clear span ceilings on the first floor. Sketches to follow.

dirtrunner0519 · Mar 15, 2017

Garage Update:

The garage eve will 18' and interior ceiling height will be 14' clear. This will help us create a mezzanine for a play room, area to hang out in. The middle of the ceiling will be approx 7' tall and the outside of 4'. Still waiting on the redesign documents. But here is our floor plan for our house.

Has anyone used dust collection for metal fines collection. I do alot of metal work as a hobby, not nearly as good as most people here but i am learning.

Here are the products i am looking at for filtration for the air and dust collection
https://www.amazon.com/dp/B00004R9LO/?tag=atomicindus08-20
https://www.amazon.com/dp/B00LPD9BDI/?tag=atomicindus08-20
https://www.amazon.com/dp/B001R23T44/?tag=atomicindus08-20

dirtrunner0519 · Mar 15, 2017

I forgot to add i picked up a new tow rig for my trailer something to be built out too. That will also be added into this build thread.

The red one is the current state. The black one will be the inspiration. Looking at starting this one once the garage is done.

dirtrunner0519 · Mar 21, 2017

Here are the new preliminary drawings for the new garage. Just waiting on the final stamped ones.

I have pulled the demo permit, and i am waiting to have the site inspection for the demo.

Final review of the plans are needed then the building will go into fabrication.

I was planning on erecting it myself how ever work has me working 7 days a week for the next 60 days starting on April 10th.

Still need to do a single line diagram for electrical, air, plumbing (not permit due to stupid city ordinance).

Bib Overalls · Mar 22, 2017

With all this focus on your garage I have completely lost track of the house you are also building. If I read things right back at the start you were planning on living out of suitcases for two months. I knew that was overly optimistic when I read it but I didn't say anything at the time because I didn't want to throw water on your red hot enthusiasm.

Richie Rich · Mar 23, 2017

Just out of curiosity, have you gotten a rough cost per sqft for your garage nailed down?

Mine is done with architecture and engineering and out to a contractor for a preliminary bid (that I won't have back for a few weeks).

I have been getting ballpark figures that are all over the place, from $55 sqft to almost $200 sqft.

Just trying to get a rough idea of if I can even afford to build this damn thing. FWIW, mine is a 38x46x12 attached in San Diego

Daedalus · Mar 23, 2017

dirtrunner0519 said:
Garage Update:

The garage eve will 18' and interior ceiling height will be 14' clear. This will help us create a mezzanine for a play room, area to hang out in. The middle of the ceiling will be approx 7' tall and the outside of 4'. Still waiting on the redesign documents. But here is our floor plan for our house.

Has anyone used dust collection for metal fines collection. I do alot of metal work as a hobby, not nearly as good as most people here but i am learning.

Here are the products i am looking at for filtration for the air and dust collection
https://www.amazon.com/dp/B00004R9LO/?tag=atomicindus08-20
https://www.amazon.com/dp/B00LPD9BDI/?tag=atomicindus08-20
https://www.amazon.com/dp/B001R23T44/?tag=atomicindus08-20

I have that Jet filtration box and a collector similar to the shop fox. The collector does most of the work, but at least the one I have is ONLY for sawdust, per the manual. No go on any metal. BUT maybe look into using a dust deputy with it. I have that and it is awesome...makes me wonder if I should have just bought the dust deputy and used it with my shop vac. The Jet air filtration thing sure moves a lot of air around. It'll kick up a lot of dust on its own, depending on where you have the outlet pointing. When wood-working, I'll still wear a particle mask even when running both those things.

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