Ro_Ja Boy's Garage Build / Journey

Ro_Ja Boy · Nov 2, 2017

I like to document when I build a car, so going to do the same for my garage build.

I live in Las Vegas and bought my home three years ago. It's in an HOA and then a second HOA within the area/neighborhood. The one thing that I knew I would need more of in order to call this my "forever home" is garage space. I enlisted a friend who is an architect to help me to go down the road with the HOA thinking they would never approve it, but today was the first step in the journey. We met today to get a variance for setback since the size I'd like to build it would leave an 8' setback from the street instead of the 10' they want/require. I’ll have a letter in the mail shortly to confirm whether I can do the dimensions as desired or whether I’ll have to make the garage less wide than I’d like.

I'm learning a lot from this forum and hope that I can get opinions/advice along the way to make sure I do this as best as possible.

Here's the current exterior of my house:

Here's the current rendering that we submitted to HOA regarding setback which is missing the door from the garage to the new courtyard area and has a window being added to the room that we'll be putting the garage up against which we won't do (it will still have one large window remaining for code):

I also spent time last weekend planning out where I'd put the lift and also where I'd put electrical (a few 220v outlets) with approximate dimensions. I know I’ll get into more accurate dimensions when I get to the next step of architect renderings, but figure this will expedite a lot of time for/with the architect.

Planned lift will be the Bendpak HD9 with 220v above the post.

GMCGarage · Nov 2, 2017

Not to be negative, but whats the curb appeal going to be having all garages facing the road?

Any room to build that in the back?

Ro_Ja Boy · Nov 2, 2017

Not negative...appreciate the insight. This garage will face towards the other garages, so from the curb, it will look similar to what exists currently, just jutting further out. I plan to use the current window on the right on the outside of the garage, add stone veneer, relandscape the whole house, it'll create a courtyard in between the front door and the new garage that I'll set-up with a sectional and have landscaping in there, etc. Also going to do pavers for all driveways.

Ro_Ja Boy · Nov 21, 2017

Received some of the architectural renderings back last night. Need to make some tweaks for adding in some stonework to them as well as add landscaping, but this is the general look:

matt_i · Nov 21, 2017

Looks like the front yard slopes down a bit...does that assist in the extra height you need for the vehicle lift?

If so, it may need a little planning & work to get the driveway to come out correctly against each of the doors.

I think the pro drawings will really help with the HOA. Also good to think of A/C and electrical needs right now so you can build that into your plans. There are an unlimited number of details to be considered and resolved

idriveahonda · Nov 21, 2017

The more professional the plans and designs the better chance it has of being approved!

I like the look of it as designed, and I'm sure once you get plenty of landscaping it will be great.

Ro_Ja Boy · Nov 21, 2017

Thanks guys. I'm not going to put AC in the garage. I don't expect to work on cars much, more for storage. I have the AC unit that you plug in and plumb to a vent which I'll install in case I want to run something on a hot Las Vegas day.

The slope helps with the height of the garage and the drawings call for a higher height on the side as you can see in pic 1 and 3. It'd have 12' ceilings.

Ro_Ja Boy · Dec 11, 2017

Updated front elevation with all stone work plans. Still waiting on HOA approvals (ugh).

Ro_Ja Boy · Dec 15, 2017

First HOA response is a denial for 11 dumb reasons. Hopefully can get resolved by Monday to get them signed off and work on the next hurdle, my neighborhood HOA since this is the masterplan HOA:

Denial Reasons: Additional information is required for continued review. FRONT YARD LANDSCAPING 1)
Confirm that all of the shrubs in the front yard will be at least 5 gallon in size. 2) Confirm that all shrubs
will be installed at least 30” away from all walls and structures. 3) Confirm that all trees will be installed at
least 3’ away from all walls and structures. 4) Confirm that root barriers, 24” deep by 10’ long, will be
installed for all trees being installed within 6’ of any walls, structures, and hardscapes. 5) Confirm that all
of the sod will be installed at least 30” away from any walls and the home. 6) Confirm that all of the rock
ground cover in the front yard will be installed at least 2” in depth. 7) Confirm that all the new carriage
lights will match the existing lights on the property. 8) Confirm that the door and window recesses will
match the existing recesses on the property. 9) Provide the design/dimensions of the new courtyard gate.
10) From the plans provided, it appears that the stone veneer being installed around the window on the
garage addition will not terminate to any inside corners. Per the Design Guidelines, the veneer material
must terminate to the inside corners. Provide door and window details that confirm the stone veneer will
meet this requirement. 11) The information pertaining to the stone veneer that was provided appears to be
two different colors. A sample of the stone veneer will be required to be submitted for review. The stone
veneer in the bottom photo appears to complement the paint colors being proposed.

matt_i · Dec 15, 2017

Those are reasons you can live with. I'd just note all of those identical conditions near the title block under "NOTES:" and resubmit along with your veneer sample.

Colin Len · Dec 15, 2017

matt_i said:
Those are reasons you can live with. I'd just note all of those identical conditions near the title block under "NOTES:" and resubmit along with your veneer sample.

Agreed! You should be STOKED with this response. That is all little, nit-****, stuff. They didn't say anything about setbacks, design/use of the structure...etc.

Show your willingness to do what they want, be honest, upfront and accommodating and it looks like you're gonna get the garage addition you want! Very surprising to me, I can't imagine my municipality adjusting setbacks for me (although I realize this is different from an HOA).

Ro_Ja Boy · Dec 16, 2017

Colin Len said:
Agreed! You should be STOKED with this response. That is all little, nit-****, stuff. They didn't say anything about setbacks, design/use of the structure...etc.

Show your willingness to do what they want, be honest, upfront and accommodating and it looks like you're gonna get the garage addition you want! Very surprising to me, I can't imagine my municipality adjusting setbacks for me (although I realize this is different from an HOA).

I am stoked. Just anxious to get things rolling since I have to get my neighborhood HOA approval next (they said as long as Master does, they will).

Then submit to the county. Praying no hiccups along the way!

larry4406 · Dec 16, 2017

In my area zoning setbacks are enforced by the County while HOA's deal with architectural ****. I Hope I am wrong in your case, but I suspect the County will be the one that catches the setback issue and is where you will have to file for the variance.

NUTTSGT · Dec 16, 2017

Looks like it'll be a nice addition and fit right into the home. Good luck on the HOA process.

Ro_Ja Boy · Dec 16, 2017

larry4406 said:
In my area zoning setbacks are enforced by the County while HOA's deal with architectural ****. I Hope I am wrong in your case, but I suspect the County will be the one that catches the setback issue and is where you will have to file for the variance.

The HOA has to approve and the county. There is some precedence set in the neighborhood next to me that I hope will help the cause if need be.

Ro_Ja Boy · Dec 20, 2017

I'm expecting the first set of bids back by end of week and is someone that is a relative of a close friend. Hoping they come in around what I've been set to expect.

Ro_Ja Boy · Jan 13, 2018

This will end up being the longest process ever.

HOA has been a PITA, but have it down to just some landscaping questions that should resolve Monday and get approval. Then will send to my neighborhood HOA who said they would approve if the Master HOA did.

As far as the variance process...met with the county on Wednesday and have submitted all the paperwork on that. The process and amount of paperwork (and $325) is crazy. I have a meeting in front of the township commission on 2/14 and then the county commission on 3/6. It doesn't sound like there is going to be any issue getting the variance pushed through, especially because the HOA is supportive.

Waiting on bids from a new contractor to come back within the next week or so. Expecting them to be much more reasonable and then would get plans into the city. I expect I'll be ready to actually have this built by the end of March/beginning of April.

Ro_Ja Boy · Jan 16, 2018

Step 1 of 4 pre-construction processes complete. HOA finally gave me the approval letter this morning and now submitted it to my neighborhood HOA who has said they will approve if the Master does. They better hold true to that. I spent $120 and sent the HOA an edible arrangement to thank them.

Step 2 of my neighborhood HOA and Step 3 of the county planning/zoning processes are underway. Hope to have plans submitted for permitting within the next two weeks as I'm waiting for a GC to give me bids and am expecting/hoping that we'll be able to make it work together so that I don't have to be owner-builder. My anxiety might be too high to deal with that.

Ro_Ja Boy · Feb 6, 2018

Step 2 of neighborhood HOA is complete and now have approvals from both HOAs. I have a meeting Valentine's Day to present to the township and then 3/6 to present to County Commission. My expectation is I won't have any issues and will have all that passed.

Submitted the plans for permitting yesterday to get that process rolling as well. My hope is to have everything ready to go by mid-March, but may time to begin for April 1 as I have some trips coming up.

I couldn't find a reasonable GC, so acting as owner-builder which will give me anxiety through the process, but will let me learn and save money in the process.

nh_yota · Feb 6, 2018

Ro_Ja Boy said:
Thanks guys. I'm not going to put AC in the garage. I don't expect to work on cars much, more for storage. I have the AC unit that you plug in and plumb to a vent which I'll install in case I want to run something on a hot Las Vegas day.

The slope helps with the height of the garage and the drawings call for a higher height on the side as you can see in pic 1 and 3. It'd have 12' ceilings.

Why go to so much trouble if it's mostly for storage space?

wagoncrazy · Feb 6, 2018

I couldn't find a reasonable GC, so acting as owner-builder which will give me anxiety through the process, but will let me learn and save money in the process.

I totally get that statement. Most GC's just want so much money for all their time and effort. So if you have the skills to sub this out, and watch it carefully...then do it.

Nice to see you are moving forward.
I thought building in Nevada was supposed to be easy (as compared to SoCal where i live)! NOT...

Ro_Ja Boy · Feb 6, 2018

nh_yota said:
Why go to so much trouble if it's mostly for storage space?

What trouble do you mean? I need the 12' clearance on the inside to be able to fit a four post lift with two cars and not have to be so selective of what cars I put in there.

nh_yota · Feb 6, 2018

Ro_Ja Boy said:
What trouble do you mean? I need the 12' clearance on the inside to be able to fit a four post lift with two cars and not have to be so selective of what cars I put in there.

When you say "I don't expect to work on cars much, more for storage" do you mean storage of cars or storage of the usual junk that people keep in their garage? I was thinking of the latter, which is why I thought it was a lot of trouble to expand the garage if you're just using it to store stuff.

Ro_Ja Boy · Feb 6, 2018

No...for car storage. My stepdad is the original owner of a 1969 Camaro and convinced him to put about $75k into it over the last couple years. He now doesn't enjoy it because it's too loud, too stiff, etc. which are all the reasons I love it. He's going to let me keep it when the garage is done (he'd let me keep it now, but I don't want to park one of my cars outside). I'm trying so hard not to buy another car until the garage is done, but I'll buy something else to put on the top of the lift as well as soon as this project is done.

Pic of said Camaro:

Ro_Ja Boy · Feb 15, 2018

Presented to township last night and was a quick motion to approve. Having the two HOAs signed off for the project made it a super simple process. One more step (3/6 commission meeting) and then will be done with everything other than permitting. That's underway and expect it will be done around the same time.

Ro_Ja Boy · Mar 9, 2018

Everything done with the variance for the setback.

Got a glitch in permitting. Because the walls are higher than 10' I couldn't use the prescriptive plans originally proposed, so had to hire a structural engineer to do some work for me. That's done and submitted revisions today. Hopefully it will be quick.

Ro_Ja Boy · Apr 25, 2018

I learned nothing was quick.

Finally underway with the construction.

Ro_Ja Boy · Apr 28, 2018

Concrete completed

Ro_Ja Boy · Jun 13, 2018

Framing process has taken longer than it should have, but is just about done (today). Electrical is being run today as well. The side wall height is 12' and looks massive, especially with the vaulted trusses.

Ro_Ja Boy · Jun 18, 2018

Inspections today for framing, roof sheathing, shear wall and rough electrical.

Making some progress.

Ro_Ja Boy · Jun 19, 2018

Insulation was completed today.

ap2002 · Jun 19, 2018

looking good, keep us updated

Ro_Ja Boy · Jun 19, 2018

Daily progress. 5/8" Sheetrock.

Ro_Ja Boy · Jun 24, 2018

Making progress

sean Buick 76 · Jun 24, 2018

Amazing that you were dedicated enough to get to this point through the HOA etc! Nice determination on this!

larry4406 · Jun 24, 2018

Nice job on the concrete pour with integral stem wall! Not many concrete guys seem to want to do this.

Ro_Ja Boy · Jun 24, 2018

Thank you guys. A lot of time and money, so can't wait to be done so they stop giving me change orders.

Ro_Ja Boy · Jun 27, 2018

They started painting the exterior of the main part of the house yesterday as well as putting the concrete foundation for the courtyard wall. Once the wall is in they will stucco the garage and we'll be getting closer. Friday an appt for the garage door company and ordered the 8500W today online.

Ro_Ja Boy · Jun 29, 2018

Only things left to do are:

Stucco the garage (Monday)
Finish roofing the garage (Thursday)
Paint the garage (they painted the rest of the house)
Stucco part of courtyard wall and put stone on a lot of the house
Add the garage door with high lift and Liftmaster 8500W
Pavers to replace the driveway/courtyard/path to the backyard
Landscape
Oh...and the Advantage lift.

Ro_Ja Boy · Jul 2, 2018

First layer of stucco got done today

Ro_Ja Boy's Garage Build / Journey

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