Big jim's big project

[Big_Jim]

Well I figured it was time to post my plans & idea's. We are bringing my Mom out to live with us because my wife & I are her caregivers. So under her apartment will be my new garage. [The following is a small rant] Actually just wanted to vent a bit. The town hall is breaking my stones. The proposed addition/garage was 30 long by 26 wide with 12 foot ceilings but this exceeds the max 700 square foot living area permissible by my towns code. So we may have to go for a variance or make it smaller in order to keep them happy. If I reduce it to 29 by 24; it brings me to 696. Gotta love playing their games. [Okay rant over]

Plans call for radiant heat in the floor. I found a thread here that used scrap cutouts from doors to insulate the slab & attach the pex tubing to. So I found a local door place to get the door cutouts & they are saving them for me as we speak. All for free! That saved me about a "G" note. You guy's rock! I plan on building my 34 Ford tudor in this garage. It will be nice to finally have all my tools in one place. We won't be able to break ground till the spring so that's when I will start posting progress pictures. I suppose till then a couple of shots of the plans will do. I will be lurking & asking questions because I want to do this right and make it the best garage it can be. So stay tuned everyone!

 

[maven]

30x25 would give you less than 700sqft "living space"

 

[Big_Jim]

30x25 would give you less than 700sqft "living space"

Around here they go by foot print. 30X25 is 750

 

[Big_Jim]

Here is the plot plan.

Left side

Rear view.

Right side.

Foundation.

 

[Riley]

They are limiting the size of an addition to an existing structure? Or are they considering this a standalone with separate living space? I know building departments can be confused sometimes, depending on how things are explained to them.

Unless there are lot coverage issues I'm surprised that you can't do an addition to an existing structure. Where I'm located, if it's attached to the house it's addition not a garage.

Couldn't imagine your setbacks are a problem.

Might be worth double checking.

 

[Big_Jim]

They are limiting the size of an addition to an existing structure? Or are they considering this a standalone with separate living space? I know building departments can be confused sometimes, depending on how things are explained to them.

Unless there are lot coverage issues I'm surprised that you can't do an addition to an existing structure. Where I'm located, if it's attached to the house it's addition not a garage.

Might be worth double checking.

Oh I've been over it with them more then once. It makes me mad because we have 2 different departments. Zoning & building and they both require different things. For example: Zoning requires me to have a separate service (Electrical) for the addition but building doesn't. In fact the requirement sheet they gave me says the exact opposite. They don't allow a separate utility box. When I asked the building inspector said "Oh! I think that's a typo" ??? Are you kidding me? Did anyone PROOF READ the requirement sheets BEFORE they are handed out to the public??? Then the sheet says addition shall not be more then 700 SF of "Habitable living space". What does that say to you? That to me says interior living space. But no; its the footprint of the foundation. HELLO? Is anyone home? They couldn't put that on the sheet? Like I'm suppose to know this ****. Yeah they have me jumping though hoops. Fun to watch a 400 pound guy jump through hoops.

 

[Big_Jim]

Is this build thread in the correct area?

 

[Nighttrain]

Heck yeah it is. Usually you will start to get a lot of feed back when the pictures of the ground breaking starts. Question about the apartment, is your mom going to be able to get up stairs? It looks like it's a ground level apartment but just thought I would ask if that was a consideration for her. What's the plan for the garage?

 

[64dragnwagon]

So any "addition" is limited to 700SF? That sounds crazy, is it based on the size of the existing home? What if you had a 4,000 sf house and wanted to add on, is the max 700 sf? Where do you live? Sounds like New England zoning BS.

 

[Big_Jim]

Heck yeah it is. Usually you will start to get a lot of feed back when the pictures of the ground breaking starts. Question about the apartment, is your mom going to be able to get up stairs? It looks like it's a ground level apartment but just thought I would ask if that was a consideration for her. What's the plan for the garage?

Kool I thought I had it in the wrong area. Right now Mom is good but we are going to have the apartment set up handicap accessible with a ramp & wide doors for any future issues that may arise. Plans for the garage are 26x30 if they let me with 12 foot ceilings for a 4 post lift. I do hot rods so I gotta have a lift. A nice little welding bench, lots of storage, lots of outlets, plenty of light, heated floor, air outlets everywhere, refrigerator, microwave, stereo, phone, & maybe a computer. Of coarse not all at once but eventually. I have tools everywhere and it will be nice to finally have them all in one spot.

 

[Big_Jim]

So any "addition" is limited to 700SF? That sounds crazy, is it based on the size of the existing home? What if you had a 4,000 sf house and wanted to add on, is the max 700 sf? Where do you live? Sounds like New England zoning BS.

Addition & in-law apartment are two different things. By their definition if it has a kitchen or "ANY" eating area it's considered an in-law and they restrict in-laws to 700sf. They also make you have a separate service and a separate sewer charge. Not a separate hookup mind you; I'm tied in to my existing sewer....But there is an extra charge! WTF! Now if you don't put in a kitchen it's just an addition with no extra service or sewer charges. I'm not sure if there is a SF restriction or not. How do I tell my Mom she is going to have to share a kitchen with me? I live in the NW corner of CT & yes it is BS in capital letters! I live in a small town & my existing house is only 1080SF on .39 acres. Every additional thing I do is going to cost more money. The towns always out to make a buck. You need permits for everything. They want you to buy a permit to have a tag sale! Need a permit for any shed bigger then 8X8...LOL New furnace-permit new roof-permit replacement windows-permit take a ****-permit So here is the plan....My mom is coming to live with us so she needs a bedroom & a bathroom. I'm going to need a computer room & I'm going to make the kids a game room complete with a small refrigerator & microwave for snacks... Any other ideas?

 

[maven]

In my township there are front/rear/side setbacks, height restrictions(35' ) and total lot coverage specifications. These all apply the same to ANY structure. temporary, permanent, addition, garage, shed, doesnt matter. And its based on lot size, my lot is 75sqft too big to qualify for the 3' minimum setbacks, and instead I get 11'.....so my planned 24'wide x35' deep detached, becomes a maximum 19' wide attached....

 

[Big_Jim]

In my township there are front/rear/side setbacks, height restrictions(35' ) and total lot coverage specifications. These all apply the same to ANY structure. temporary, permanent, addition, garage, shed, doesnt matter. And its based on lot size, my lot is 75sqft too big to qualify for the 3' minimum setbacks, and instead I get 11'.....so my planned 24'wide x35' deep detached, becomes a maximum 19' wide attached....

We have the same thing here. 30' max height from ground level, 15' side setback, 50' front & rear setbacks, total lot coverage of no more then 15%, & because it's an in-law apartment they require a separate electrical service. And even though I'm tying into my existing sewer (through my inside structure not under ground excavation) I still have to pay a separate sewer bill. It's not like there isn't a ton of other homes that have two bathrooms. Here's the kicker; if I didn't put in a kitchen for her it would just be considered an addition and even though I have another bathroom in it they wouldn't make me pay for an additional sewer fee & I could have made it bigger (700sf restriction on an in-law)...Does that make any sense??? And get this! I spoke with the powers to be yesterday & they told me once Mom passes away we can reverse it. Pull the separate electrical & they will take away the extra sewer charge. How messed up is that. Then I asked them if I would have to pull the kitchen all out? They said no! I asked why not? "There are plenty of homes in town that have two kitchens". Did someone take stupid pills this morning????? Worst case if they (for some stupid a$$ reason) wont let me reverse it; I will just have the power shut off & run the electrical from my existing panel (I have 200 amp service) and I will be stuck with a $325 sewer bill every year. At under a buck a day I'm not going to sweat it because I have more pressing things to worry about. Like where to find a good deal on a 4 post lift & getting all my tools organized so I can finally get my 34 Ford on the road.

 

[Big_Jim]

Just a picture of what will be going in it when its completed. It's a 34 ford tudor sedan. we are un-streetrodding it and making it look stock from all outward appearances. I have a build thread I just started on the H.A.M.B. It can be found here... http://www.jalopyjournal.com/forum/showthread.php?t=647514

This is what it looked like the day we picked it up.

And this is what we have now.

 

[Bib Overalls]

Build it without the kitchen. Set it up so you can add a Pullman kitchen later. All you need for a kitchen is a convenient way to hook up a sink.

My late Aunt lived in an apartment near me. We un-pluged the stove because she set stuff, like paper plates, all over the burners. She did all her cooking with a micro wave, toaster oven, and an electric coffee pot. I made up some extension cords with with timers. To use the toaster oven, for example, she had to turn the timer on before she turned the oven on. That way she would not have to remember to turn it off or let it stay on if she took one of her little naps.

Talk with your mother about how much cooking she does now and what appliances she uses. You might be surprised.

You could also call her living area a party room and her bed room and bath guest quarters.

 

[Big_Jim]

Build it without the kitchen. Set it up so you can add a Pullman kitchen later. All you need for a kitchen is a convenient way to hook up a sink.

My late Aunt lived in an apartment near me. We un-pluged the stove because she set stuff, like paper plates, all over the burners. She did all her cooking with a micro wave, toaster oven, and an electric coffee pot. I made up some extension cords with with timers. To use the toaster oven, for example, she had to turn the timer on before she turned the oven on. That way she would not have to remember to turn it off or let it stay on if she took one of her little naps.

Talk with your mother about how much cooking she does now and what appliances she uses. You might be surprised.

You could also call her living area a party room and her bed room and bath guest quarters.

All great ideas thanks for the input. There was one more restriction. In my town you can't use more then 15% of your land and I'm at 14.6%. I can't even put up a pool like I wanted to eventually. I suppose I could buy a pick-up & a roll of plastic and just make a redneck swimming pool...

 

[Bib Overalls]

No need to buy a complete truck. Just go to the salvage yard and get a bed. That is all any of us use around here.

 

[Big_Jim]

Small update: I got all the permits & have all the contractors lined up. Just need to have a couple of trees removed & then we can start digging. I have almost all the door cutouts for the floor. Cant wait to start digging. Hopefully we will have an update soon.

 

[Big_Jim]

Well this showed up at my door today. So it looks likes were going to make it happen Captain.

 

[fergus]

Yee haw! Glad to see you're moving forward. There's only one Big Jim I know...my cousin. He's 6'8" and probably 375 on a good day. He can toss me like a frisbee.

What's with the door cutouts? Looks like you cut down some raised panel doors.

 

[Big_Jim]

Yup. I have a door company close to me and they gave them to me for free. They are going under the floor in the garage as insulation. As the floors will be heated. Well I'm not that big I'm only 5'-9" but I am 400 pounds!

 

[fergus]

Well that's pretty resourceful for some insulation. Good luck!

 

[Big_Jim]

I got the idea from the guy's on this site. We are putting heated floors in and it makes it easier to screw the pex tubing to. I get it for free & it keeps it out of the landfills. The door company saves money because it's less they have to get rid of so they even gave me a break on some doors I needed for the addition.

 

[Big_Jim]

Finally starting to dig. The plan is to get the driveway in first so the cement trucks & work vehicles can get down to the job.

A new toy for the kids to play on.

Hey while your up there how about an areal shot?

Working our way towards the backyard.

It's amazing to watch him pull a stump from the ground. One tree down one to go.

And now for the garage.

That's all the updates for today. Stay tuned.

 

[Big_Jim]

bump for the weekend.

 

[Nighttrain]

Very cool. It's always good to see dirt being moved.

 

[Big_Jim]

Getting deeper but still have to go down another 3 feet. Man that is going to be a big hole.

 

[Big_Jim]

Well time for an update. Happiness is a large dirt pile.

Footings going in and notice the 6 foot ladder. We are down about 8 feet below my basement.

And a picture of the ruts left by the concrete truck. He just about buried it up to the axles.

 

[Brian_B_]

Watch out for that first step! I hope you have it blocked inside so no one walks out of it by accident (when not working).

 

[Big_Jim]

Watch out for that first step! I hope you have it blocked inside so no one walks out of it by accident (when not working).

Yea we keep a watchful eye on the kids.

 

[Big_Jim]

More updates. Getting ready for the second half of the footings & the one faced pour.

The concrete guy says 7 out of 10 one faced pours blow out. Well not on our watch! We are holding back the forms with 18 tons of concrete blocks. I don't think its going anywhere.

All ready for some more pouring in the morning.

I still can't get over the size of the crater in my back yard. I suppose it's needed to get the high ceilings for the lift. This is by far the biggest project I've ever taken on. It will be worth it when it's done. Stay tuned.

 

[HOTFR8]

I laughed when I spotted the photo with step ladder to the back door. A lot of digging and I want to see how this progresses. Well done to date.

 

[Big_Jim]

I laughed when I spotted the photo with step ladder to the back door. A lot of digging and I want to see how this progresses. Well done to date.

Thanks. They keep their tools just inside that door so they use the ladder to go get them. Soon there will be steps. They say once the foundation is in the rest goes fast. I can't wait for the fast part...LOL Hoping to be in a heated garage by winter. It's been slow going for sure but it has rained a lot too. The next week is suppose to be great weather so I see walls in the near future.

 

[HOTFR8]

You do not have to tell me about progress. Ever heard of hurry up and wait ? That is hurry up and get ready for the tradesmen and wait for them.

 

[RVDan]

Did you need a permit to remove the trees?

I even need a permit to remove a tree, around here once you plant a tree you're pretty much stuck with it. If you do get the permit to remove a tree you have to plant two trees elsewhere on your property to replace it, and give the city a large deposit which you'll get back half in a year when an arborist signs off that the replacements are healthy, and the other half back in another year

 

[Big_Jim]

Wow that sux. No no permits needed here. They cut the first one down because it was between wires. The second one he just pulled it down with his machine. Pulled up all the roots too. It's like they were never there.

Did you need a permit to remove the trees?

I even need a permit to remove a tree, around here once you plant a tree you're pretty much stuck with it. If you do get the permit to remove a tree you have to plant two trees elsewhere on your property to replace it, and give the city a large deposit which you'll get back half in a year when an arborist signs off that the replacements are healthy, and the other half back in another year

 

[Big_Jim]

Yea thats how the army is. Hurry up & wait. I try not to think about it too much. It will all happen eventually.

You do not have to tell me about progress. Ever heard of hurry up and wait ? That is hurry up and get ready for the tradesmen and wait for them.

 

[HOTFR8]

Talking about tree removal. Some one I knew wanted a tree removed as they believed it to be a hazard asked about getting it removed and Council said no and inspectors stated it was a perfectly good tree and stated in writing. Said tree then fell on the house. Lucky it was all it writing as Council had to pay for damages etc. as the inspectors got it wrong.

 

[Thedoc14]

SO Jim,

You have missed the whole council game, as stated get the place drawn up as an addition. no Kitchen, but pre run everything in the walls floor etc. I assume no extra sewer charges or electrical.
You Sir where too honest for the local monkeys so they rattled your cage.
Then once signed off you go down and get a kit kitchen and set that up.

I spent a lot of time in my council office waiting to see more than enough idiots to hear everybody else come in screaming and kicking. Then I'd say "oh somebody isnt happy" then they would start saying why and what for and then. "We cant do much about that and they will do etc etc and we can only give them a $100 fine." Hey presto all my trees disappeard . My rant over.

So the trick is to listen to all the stupid rules then go off and formulate the right answers to get what you want at your price. get the sign off and change it the way you need to.

 

[Big_Jim]

I know; Hind sight is 20/20. That's me too honest. This was a big learning experience for me. Live & learn I suppose.

SO Jim,

You have missed the whole council game, as stated get the place drawn up as an addition. no Kitchen, but pre run everything in the walls floor etc. I assume no extra sewer charges or electrical.
You Sir where too honest for the local monkeys so they rattled your cage.
Then once signed off you go down and get a kit kitchen and set that up.

I spent a lot of time in my council office waiting to see more than enough idiots to hear everybody else come in screaming and kicking. Then I'd say "oh somebody isnt happy" then they would start saying why and what for and then. "We cant do much about that and they will do etc etc and we can only give them a $100 fine." Hey presto all my trees disappeard . My rant over.

So the trick is to listen to all the stupid rules then go off and formulate the right answers to get what you want at your price. get the sign off and change it the way you need to.