Above 1200 Sq/FT 64x44 barn add on...

[Jey]

Alright. I've been on this forum since like 2005. I enjoy a good garage. Fixed up a couple of two car garages in houses we lived in, survived with a 1 car carriage house that our car(s) didn't fit in when we lived overseas. Bought our current house in 2013 which has a two car attached, a detached 32'x44' barn and a detached dirt floored 44'x44' barn. I have done a lot to the existing 32x44 and it is my primary working location when I am not traveling. I built a 10x15 office in it after we moved back in 2023.

So ... with that. The current barn is too small, and we've got an aging in-law situation that needs to be resolved. You can see where this is going...

Basic build plan:
64'x44'x12' add on to eve side of the 32'x44'x10 1/2' barn.
Full attic trusses in the new space - just storage for now. Based on truss companies space is around 15'x64'.
1000sq.ft. efficiency for in laws. (2 bed, 1 bath setup).
heated floors in entire space (2 zones)
MiniSplit for AC in summer
and a whole bunch of questions.

I have been through most of the design phase at this point and started interviewing contractors to build the shell. I have a craftsman who is a good friend who will help me build the living space.

Goals for the space ... projects. I currently own a fleet of **** that always needs work. Three kids, one of which is driving and the second one coming soon, and my daughter in a few years as well. The kids and I took on a simple equipment trailer restoration last winter (24x9 trailer) and had it in the regular barn for the season and it sucked to give up that much space and park outside. So want to be able to have longer term projects without giving up covered parking.

Dirty stuff like the skid steer, mower, trailers etc is all stored in the dirt floor barn and that's the plan going forward.

Anyway - this will be my thread for the build. Can't break ground until the frost leaves and the yard drys up. driveway is 1000' long and asphalt so need to route trucks around it.

Things still to be decided before too long - lift situation. I currently don't have a lift. It hasn't been an issue. I like the idea of a lift, but not sure I will really utilize it enough to get my value from it. Likely will build out the floor plan to accommodate one in the future, but may not buy it.

Floor - I like the idea of epoxy. but i also like sealed concrete. need to figure this out.
And finally need to figure out how to interact between the two spaces. Previous barn is insulated and heated as well, but using a radiant tube heater. I am thinking for now two french doors at the front and back to connect the spaces, and keep them closed and mostly use the other barn as colder storage/parking and the new garage more for workspace.

 

[GlennSullivan]

Nice clean layout, especially the apartment. I would consider moving the lift more toward the overhead doors and provide some work benches / storage cabinets along the back wall.

 

[Jey]

to the right of the lift is where my tool box and work benches are currently sitting. Probably going to leave those in place. By not putting a ton of stuff along the back wall, i think i can gain the 2 cars deep benefits. current building is only 44 deep, so can't go 60 deep as desired.

 

[Jey]

Nice clean layout, especially the apartment. I would consider moving the lift more toward the overhead doors and provide some work benches / storage cabinets along the back wall.

I spent so many hours on that layout for the apartment. With only windows on the North + West side had some fixed things had to work around. Then keeping water all in the same area etc. I mostly have ever designed industrial facilities so - this was fun (kind of).

 

[GlennSullivan]

to the right of the lift is where my tool box and work benches are currently sitting. Probably going to leave those in place. By not putting a ton of stuff along the back wall, i think i can gain the 2 cars deep benefits. current building is only 44 deep, so can't go 60 deep as desired.

Ahh, makes sense. I've only got 30 deep, so 2 cars was never an option for me, which made the front wall of the garage perfect for tool benches, cabinets and tools.

 

[Jey]

Ahh, makes sense. I've only got 30 deep, so 2 cars was never an option for me, which made the front wall of the garage perfect for tool benches, cabinets and tools.

truck with snow plow + porsche 911 = exactly 43' feet of space needed (with some clearance). Ideally would like to have them in a row at times when possible. Another 911 is what I would have on the lift if i decide to do it, so it should be enough to put another car in the roll up door area, i am hoping.

 

[GlennSullivan]

I used to put cars sideways across the front in the winter months, but the cars were so tight I could not easily open cabinets and drawers and it was not realistic. These days I get 5 cars comfortably in the big garage (4 across on the floor and 1 on the lift) with plenty of walking / working room around them. Have a single car garage attached to the house, where we keep a truck used mostly in the winter.

 

[Jey]

well - Feb to May was pretty boring around here. Got in front of the variance board and they approved my plans. I started ripping out sod in mid may.

Currently have posts up. In floor plumbers come in next. Then foam insulation for the ground, then heated floor tubing. Then cement. After cement cures we will set trusses and get the rest tied together. A little out of the normal order, but, should work fine.

 

[puttinonthekritz]

For sound and fire: The wall separating the living space to the new additional garage area; I would highly suggest being a 2x6 (assuming it has to be anyway for water, plumbing and venting) and using Rockwool bats in the cavity. Then your 5/8" drywall. Then a layer of Rockwool comfortboard (choose your thickness). And then another "faux" 2x4 or 2x6 stud wall sandwiched against that to use as your garage sides electrical runs, etc. And then your final layer of 5/8" drywall again for the garage side finished wall. Essentially, a separated double stud wall.

So, 5/8" drywall, 2x6 stud fill with Rockwool, 5/8" drywall, Rockwool comfortboard, 2nd 2x4 or 2x6 stud wall, 5/8" drywall again.

 

[Jey]

For sound and fire: The wall separating the living space to the new additional garage area; I would highly suggest being a 2x6 (assuming it has to be anyway for water, plumbing and venting) and using Rockwool bats in the cavity. Then your 5/8" drywall. Then a layer of Rockwool comfortboard (choose your thickness). And then another "faux" 2x4 or 2x6 stud wall sandwiched against that to use as your garage sides electrical runs, etc. And then your final layer of 5/8" drywall again for the garage side finished wall. Essentially, a separated double stud wall.

So, 5/8" drywall, 2x6 stud fill with Rockwool, 5/8" drywall, Rockwool comfortboard, 2nd 2x4 or 2x6 stud wall, 5/8" drywall again.

Yes - that wall is planned for 2x6 + 5/8 + rockwool. I do not plan to work in the garage connected to the living space - that will be the far garage for now. But the sound abatement is well taken. These walls clearly aren't framed yet, so I will look at this more before we get to that stage.