20x20 Garage Expansion

[nditiz1]

Can you all give your opinion on something I would like to do?

I am looking to add more garage space to my house. I have the room next to my current 20x20 to add another 20x20, but will my house overall look strange? I have seen it done on other houses in my neighborhood, BUT the original garage had a higher peak and it was usually a 1 car addition set back ~2 ft or the roof line not as high so as to give more character. Will this look weird If I add another garage larger than the original?
Here is a rough after and the before:





Edit:
Proposed architect renderings

 

[cdestuck]

I’m thinking the addition might blend in better if the roof is rotated 90*, putting the gable end in front. Throw in a couple windows similar to the houses and I’d like it. OR, if you want the addition at that height, I’d look into a second roof over your original garage to have both roof lines at the same level. Extra cost but look nice

 

[captain14]

How about use this one as a model?

GJ member JimVonBaden has shared his addition that he just completed this spring.

https://www.garagejournal.com/forum/showthread.php?t=346116

 

[kngelv]

How much extra would it cost to rip off the current garage roof and just do one roof across?

James

 

[NoMoreGreen]

I am personally a fan of it. I don't think your house would look weird at all. however, I have an affection for large garages, and am constantly frustrated by the lack of garage space.

 

[Bolson32]

Hire an architect man. You're going to need plans anyway. It cost me about $1200 total, just plans with my design would've been about $750. So it was less than $500 for the design expertise.

I'm doing something similar right now and having that designers touch was a big help I think.

Here's my thread with the renderings. Might give you some ideas.

https://www.garagejournal.com/forum/showthread.php?t=450362

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[ddurrett896]

How much extra would it cost to rip off the current garage roof and just do one roof across?

James

I would do this - one continuous ridge.

If not, I would stick it behind the house.

 

[nditiz1]

Thanks all. Looking into getting a prof architect draw up some plans.

Here are a few more ideas people have kicked around.

Unfortunately the property line is about 12ft off the back edge of my proposed 20x20 so there is no moving back further. Also the space behind the garage will only allow for a 15x20. That was the original proposed idea, but if I was going to spend close to 30k I might as well maximize the space.

 

[Bolson32]

Thanks all. Looking into getting a prof architect draw up some plans.

Here are a few more ideas people have kicked around.

Unfortunately the property line is about 12ft off the back edge of my proposed 20x20 so there is no moving back further. Also the space behind the garage will only allow for a 15x20. That was the original proposed idea, but if I was going to spend close to 30k I might as well maximize the space.

Where are you located? $30k might not get it done. My addition is going to be about $40k and I'll be doing a fair bit of the work myself and acting as my own general.



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[nditiz1]

I'm in MD. It was going to be 30k 3 years ago for a 15x20 when I had some bids put in. That was just a same height roof though. Can't imagine it would be 25% more. If anything people might need money and would bid under another competitor.

 

[CombatNinja]

Going from a 15' x 20' to 20' x 20' is a 33% increase in size (think material cost) alone. If you are looking to reroof the old garage to make it all match (which you essentially have to do to make it look right) you are going to be way, way, way over the $30K mark. More like $50K+.

 

[CraigStu]

Yes that looks weird to my eye. I like the new single height roof over old and new garage like your last pic above.

 

[kaehlin]

Another vote for the single height roof, but I would also encourage you to hire an architect.

 

[firebirdparts]

I like your original sketch best. The existing house roof height is irregular, and I think you need to keep on with that.

 

[matt_i]

I think its going to be more expensive than you want due to having to match elevations and rooflines and finishes with existing. All of that takes extra time and is prone to screwups and customer dissatisfaction at the end. So I think builders are accordingly going to charge extra if you look on a pure sqft to sqft comparison.

 

[chrisp123]

will you be removing the whole wall of the existing garage or just making a passage door? I agree with firebirdparts the first rendering is best

 

[nditiz1]

Let me see if I can take better pic of the outside tomorrow and photo shop sketch 1. Talking with a builder today said the run around 40k so my 30k was a a pipe dream. I have an existing side door so I probably won't break the wall in between. I might even step it fwd a ft or 2 to see how that looks.

 

[Tradeguy]

Hire an architect man. You're going to need plans anyway. It cost me about $1200 total, just plans with my design would've been about $750. So it was less than $500 for the design expertise.

I'm doing something similar right now and having that designers touch was a big help I think.

Here's my thread with the renderings. Might give you some ideas.

Agreed. I hired an architect (cost $1,200) and it was money well spent. A good one will listen to your needs, let you know what's doable or not doable, and make your addition look like it's supposed to be there, rather than an obvious tack-on when you're done.

 

[nditiz1]

Ok here is a day pic with my crappy MSpaint editing.

 

[TRWham]

Try a hip on the right side to reduce the size of the roof.

 

[CombatNinja]

That looks horrible. You need an architect, stat.

edit: Do you need all those garage doors (for, say, a specific amount of vehicles) or do you need the space of the additional 20'x20', with the number of doors being secondary in importance? I ask because the best thing I can come up with aesthetically is, as some have already stated, is rotating your proposed addition 90 degrees with the gable end facing the street, brick the front at least to match the house, put a few windows of the same size and style as the house and join the garages where that righthand side single door is now. You would effectively lose that garage door but the space would remain. The back corner will present some challenges with what you do or don't do with the 'nook' this creates and how you do the roof there. Personally, I would go for a covered area under a roof but open on the sides back there for firewood, lawn equipment, etc.

 

[Kevin54]

If it's in the budget....add a second floor over the garages, whether you use that space or not right now. What you are proposing is totally wrecking the view of the house.

 

[CombatNinja]

He already thought he was going to be able to hire this out at $30K so I seriously doubt he is going to be in for a $100,000 addition. Maybe just hip it onto the front of the garage to create a double tandem? There is really nothing you can do in this situation that is going to come out looking right. If you look at the pictures, the existing double already looks kind of out of place and tacked on already, it does not match the house at all with siding as opposed to brick. That is part of problem here I think. Wish I had a better solution for the OP but he is swimming upstream on this one.

 

[NUTTSGT]

I'd find it hard to only go 20x20. It's going to make getting a full size truck init or working on it.

I'd attempt, like previously mentioned, to turn the roof line 90° with a taller roof line. I'd want 24" deep and if you can't go backwards, bring it forwards.

Are you planning on having it fully finished for the budget ? If so, spend the extra now to get the larger size, finish the interior as you can, as time/money allows.

 

[CraigStu]

I glanced back through and may have missed it but why do you want a taller roof? To me that is what is creating your problem. Why not just add a matching 20x20 and redo the shingles on the front of the existing garage to match the new roof.

 

[andyvh1959]

I'd go 24' wide if possible and if you have the setback room from the lot line.. That extra 4' can accommodate the work bench or storage and still allow for two cars if needed.

 

[Kevkx125]

Ok here is a day pic with my crappy MSpaint editing.

I agree doe's not look good

 

[nditiz1]

First off let me say thank you for all the constructive criticism and different views.

1. The reason for the garage door is that I do have a lot of vehicles 6 in operation, 3 need restoration, 1 just needs a trans rebuild (mainly aircooleds). I currently have a 4 post lift in the right bay and it doesn't allow me to lift a car very high. Ceiling is almost 9 ft at the front of the garage. So this extra garage would be to have a dedicated car hobby shop.

2. The reason I showed an elevated roof was to give more character to the house instead of having one continuous roof line of 40ft. With the lift in mind I could match the roof size and use a cathedral ceiling to max the size of my lift capability.

3. I have seen one other house in my neighborhood with a 4 car garage and the 2nd car is actually set back about a ft. While I can do this it cuts down on the size since the back corner of the 20x20 is 12 ft off the prop line. I did move it fwd in the last pic.

Let me show you some shots of the plot and a view from the street.

 

[3onthetree]

Figure out your building setback on the side, or rear, don't know which is which.

 

[Lynden]

3. I have seen one other house in my neighborhood with a 4 car garage and the 2nd car is actually set back about a ft. While I can do this it cuts down on the size since the back corner of the 20x20 is 12 ft off the prop line. I did move it fwd in the last pic.

Since the left rear corner of the proposed garage is greater than 12' from the property line, you may be able to set the right rear corner closer than 12'. Your city/county may use an average distance when determining the minimum setback required. For example, if the left rear corner of the garage is 18' from the property line, the right rear corner may be able to be placed 6' from the property line.

Another option since your lot is so large and your neighbor is not close, is to apply for a variance to the 12' setback requirement. If granted you would be able to set the corner of the proposed garage closer to the property line.

Hire an architect. I've worked with architects most of my career and I'm always impressed with the design options they present to a client.

 

[Red 17]

Speaking from painful personal experience, 20' is not deep enough.....

 

[CraigStu]

"With the lift in mind I could match the roof size and use a cathedral ceiling to max the size of my lift capability."
Maybe look into this and any other type of trusses (scissor trusses come to mind) to get the interior height. Also look at not using trusses as in this style

 

[nditiz1]

Spoke with a builder/designer today.

Saw what he did on a similar house. Spouting off exactly what others have said. Keep the roof line the same, add a gable to the front. Move it fwd 4ft, make it a 20x24.

He also gave the bad news of 55k for that job, but ill wait to get the official quote.

 

[Bolson32]

I'll be interested to see what that looks like if you go through with the plans!

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[nditiz1]

So I hired an Architect. I think someone previously mentioned the going rate was around $2,000. He said it would be under $2500 for the plans. This is also including a covered porch which he thought would help offset the additional garage and bring everything together. He said without the covered porch it will not look as good.

 

[yeldogt]

Getting the architect involved is a very wise move -- basically, you are building a garage with a house attached.

Understand what you are doing will cost you money and may actually lower the value of the property .. good design always adds value ... but, you are doing something that few will want and may even at best look odd.

When I was starting a business years ago -- I found a very strange small property w/ a garage and small office. It was about what my modifications were going to cost .. and I rent out the small office.

 

[jpcjguy]

If it's in the budget....add a second floor over the garages, whether you use that space or not right now. What you are proposing is totally wrecking the view of the house.

2nd that. Add a second living story to the existing garage and then add the new garage.

Edit:
"The reason for the garage door is that I do have a lot of vehicles 6 in operation, 3 need restoration, 1 just needs a trans rebuild (mainly aircooleds)."

Based on this, sounds like you need more space overall - maybe look for another place with more land rather than spend $$$ and possibly change the look of the house so other people go "huh, what's up with that?"

 

[IMXCITD]

This is your chance for greatness!! I say take the roof off the existing ....raise the roof on the old and new to match and bring the foot print of the old and new forward however much you can (so you could be potentially 2 cars deep! It will be worth it in the end. Then you can have a couple lifts if you want and plenty of room for storage and projects!! I am considering a similar idea and am thinking of putting a garage apartment above that would allow me to pay for the entire build over time w rental income

 

[CombatNinja]

So am I to understand that you have 10 cars at this house? Or are you planning to eventually have all of those cars on the property once you get the shop built? I would advise downsizing or renting something offsite to store them. Just from the looks of that neighborhood, I doubt anyone would be very pleased with somebody having 10 cars in various states of disassembly sitting around your driveway. I am a car guy through and through but I have a rule that says if it can't be parked inside, it gets stored offsite. 99% of the time once cars move offsite, you realize that you never want to drive it anyway and it was just junk that you let sit around.

 

[nditiz1]

So I do have 3 of the non runners already off site. The other 4 are in rotation, and then the one I'm rebuilding the trans for is in flight. If money was no thing, sure sell this buy something bigger, or keep this buy a piece of land and build a pole barn. If my current garage had a higher ceiling, maybe I wouldn't even be going down this road. I do have shop equipment like stand up compressor/blast cabinet/various tool chest/parts washer/work benches. It would be nice to have something on premises that all those could go into. I plan to never move again. Moving *****. Its worse when you have young kids. I don't care about building outside the value since this is something I want to have. You don't go out and buy a new jag because your Honda grocery getter is starting to die with 400k mileage, you buy the jag because you want it. Its value depreciates and you should never buy a car as an investment. If i break even with this garage, great. If it only adds half the value, don't care, its something I want. What is important to me is how it looks which is why I took the advice of some and hired an architect. Ideally adding a larger roof over both and garages for additional rooms would be awesome, but I don't have a 100k budget.