Custom NJ Garage Build

[dguertler]

Hey guys, this is my first contribution to the forum. I have just started the construction of a new two car garage. It should be an interesting one! It is an odd size to fit on my smallish property. It took 7 variances to get permission from my town to build and has been in the planning stages for about 18 months.

I am sure I will be looking for a lot of advice. The details on cabinets, flooring, heating, stairs, and lighting are in the process of being worked out. We are currently waiting for this Northeast cold streak to pass so that we can pour the concrete floor. Below are some pictures of the conceptual drawings and construction progress.

 

[Ron Lombardo]

Cool .. nice to see a real garage post with 4' deep footings and block ... add a little calcium to that concrete and start pouring ...LOL

Good Luck Ron

 

[ersatzs2]

Drawings look fantastic, good luck with the pour. Supposed to get warmer all week here in NJ in contrast to the rest of the country, so maybe on Friday? Looks like, like me, you are right in town: not much of a setback there to the property line!
Good luck, watching with interest...

 

[dguertler]

Thanks Guys,

The foundation got inspected today. We are backfilling and trenching for utilities tomorrow.


how about this list of variances:

1. Too close to back property line, 2ft instead of 3ft
2. Too close to side property line, 2ft instead of 6ft
3. Over maximum allowable a square footage for a secondary building. 650 sqft vs. 500
4. Too close too my house, 8.5 ft vs 10 ft.
5. Too great of % building area
6. Too great of % impervious


The forum wouldn't allow the pdf's of drawings due to their size(they are big!) so I just took pictures of my monitor! haha.

 

[ersatzs2]

how about this list of variances:

SIX! and some are major.

I am in awe. You must have a special relationship with your zoning board, I can't believe we live in the same state...

 

[JC23]

Man! You done GOOD getting all that stuff passed!

Good luck with the build.

 

[dguertler]

The benefits of being in a small town. 1 square mile and 4000 residents.

 

[964haus]

Real cedar shingles - very nice touch!

I'm in a similar tight squeeze, living on a 33'x122' city lot with very tight site constraints. Looking for a bunch of relaxations too...we shall see.......

M.

 

[NUTTSGT]

Looks like it'll be a nice place. Evidently, you must have some decent people on your zoning board.

 

[dguertler]

First not one of my neighbors showed up to protest. That is probably the most important step. Secondly I went in with a presentation that sold them on the fact that it was well thought out. I told them how it helped my neighbors out by getting cars off the street and my company pickup into the driveway. I dealt with drainage and historical preservation issues. Finally, I dangled a huge carrot. I told them I would re-zone as a single family home instead of a four plex. I had already converted it so I was giving up very little. But to them it was a done deal.

If I had to give advice. Be prepared and professional. Prep your neighbors ahead of time and try to keep them from coming to the hearing. Instead of just answering questions from the planning board go in on the offensive. Try to address their concerns before the bring them up. And good luck!

 

[Stuart in MN]

If I had to give advice. Be prepared and professional.

Great advice! I had to get a variance for my garage (it was too tall) and I did the same thing....I had all my research and homework figured out before I went in front of the variance board, and I got approval without any problems. On the other hand, the other people who were trying to get variances that day came in to the meeting unprepared and they all got shot down.

It's going to be good looking garage, I'm looking forward to progress photos.

 

[964haus]

Finally, I dangled a huge carrot. I told them I would re-zone as a single family home instead of a four plex. I had already converted it so I was giving up very little. But to them it was a done deal.

Doesn't changing your zoning from multi-unit to single unit lower your value? In my city, the value in multi-unit sites is generally higher than single family ones. Maybe it's not an issue if you're not planning on moving and/or you already have it converted. Just wondering.

Love the details you've worked into your plan - nice to see such rich buildings even if they are garages.

 

[dguertler]

You are correct in principal but since I removed all the partition walls, additional kitchens and bathrooms and performed countless other projects to complete the 4 to 1 conversion, the house has no value as a multi unit dwelling. It would cost thousands to go back to a 4 unit.

Its been a long process and this garage is the final step. 9 years to be exact. I slowly moved my tenants(friends and family) out as my family grew. It was a fun process though.

My wife and I rented an apartment in this house for 2001 right after we got married. we bought it in 2002 for 245k. Over the next 7 years all the rent we collected we put back into the house. We rented to only friends and family until finally in August 2009 our last friend moved out. The pictures below are of 2002 and 2010. You can see what I am going for in the design of the garage. The third picture shows my driveway and the location of the future garage. Unfortunately, I did have the Gambrel roof of the house copied in early garage designs but the overall size proved to be too overwhelming on my smallish property. I don't think the planning board would have been so nice had I presented that. Ha ha

As for moving, I would never get my money out of the place. Putting that aside I have too much time and energy into the place to ever leave it.

Thanks for all the interest.....

 

[dguertler]

We gave up on pouring the floor before framing. The weather here in NJ is not giving up. The underground utilities are in and we started framing last week. We hope to have the subfloor in for the 2nd floor by the end of today. More weather is moving in tonight!

It will be so nice to get my car inside! Hopefully only another few weeks.

 

[TheGreek]

Yup weather has been rough in Nj. Looks great so far. Best of luck.

 

[ersatzs2]

this is a blessing in disguise because it will give you more time to come to the correct conclusion that you need to find a way to install radiant heat, a decision you will look back on with gratitude and thanks for many years. At least that's how I'd feel if I'd done it...

 

[dguertler]

I am interested in radiant heat but I am concerned about the cost. I am already going to be way over budget on this project.

 

[Frizzle]

As far as radiant heat... using water as your source for the heating. I wonder if using an instant hot water heater would be better and cheaper then using a big old water heater.

I would think it would save you money in the long run, if you properly insulate your garage.

 

[volksraj]

Looking good

 

[ersatzs2]

I am interested in radiant heat but I am concerned about the cost. I am already going to be way over budget on this project.

I understand, this is the precise reason it didn't make it into my project, but it is my single biggest regret looking back.

 

[dguertler]

Any idea what it might cost for a 25' by 25' building? I was guessing $5,000 for everything installed.

 

[dlewis]

Are you dave from M M

 

[dguertler]

Are you dave from M M

Maybe....


Joking.. Yeah thats me.

 

[ersatzs2]

Any idea what it might cost for a 25' by 25' building? I was guessing $5,000 for everything installed.

I suspect that is about right, but what I wish I had done was just lay the tubing before the pour. That way you could do the expensive manifolds, Heater tanks, etc when you have budget. I'll bet laying the tubing would cost $2K

 

[dguertler]

Update... The roof framing is going up. Had to run home this morning and make a change to the front dormer. It was built larger than shown on the drawing. Roofer is lined up for next week.

Overall the framer has been awesome. If you need someone in south jersey let me know. These guys are good.

Sorry in advance about the Blackberry photo's. Its all I had.

 

[volpster31]

its looking great....i grew up in pennsauken and i know merchantville is tough about a lot of things, so congrats on getting it approved

hell,i couldnt even walk thru merchantville with a cigarette as a teenager without getting questioned by the police

 

[Motown 454]

It looks great. Congrats on geting the variances. I only needed one and it was tuff.

 

[4StarCstms]

Coming along great!

 

[dguertler]

Update: Exterior framing is complete, 90% of the trim is complete and painted, roof is complete, the floor was poured about 4 weeks ago. We are into electric and siding now. Enjoy the pictures...

 

[rburke65]

Good for you buddy. That is a real nice looking garage.

 

[dguertler]

Closing in on 24 months from the day I sat down to sketch some ideas.

The exterior is complete with the exception of gutters. HVAC will be complete today. Inspections next week then insulation and drywall.

I am trying to jam every possible thing I can into the walls before I close them up. Any suggestions? I have Air, cable TV, CAT 5, Speaker wires....


I am trying to decide on cabinet and flooring options now. Talking to the guys at Premier and "Garage and Beyond".


Anyway the pics are below!

 

[dguertler]

Some more pics!

 

[egads74]

Did you erase the cupola? It really made that building special...

 

[964haus]

WOW!

The attention to detail is truly inspiring. From your first sketch I knew it'd be done right, and the finished product shows it. Love the garage doors and how the scale of the garage is brought down by the rooflines, details, etc. Job well done.

One question - where did you source your garage doors from? Are they conventional rollups or swing-outs? (yes, the technical term for each.......)

Matthew.

 

[dguertler]

Did you erase the cupola? It really made that building special...

I am flattered that you noticed! After getting quotes of 4-5 thousand dollars for cupolas, I decided that I'd build it myself and install it later. It will take some tricky roof work but nothing crazy. I do alot of cabinet and general cabinetry work so it will be an enjoyable project.

 

[dguertler]

WOW!

The attention to detail is truly inspiring. From your first sketch I knew it'd be done right, and the finished product shows it. Love the garage doors and how the scale of the garage is brought down by the rooflines, details, etc. Job well done.

One question - where did you source your garage doors from? Are they conventional rollups or swing-outs? (yes, the technical term for each.......)

Matthew.

Thank you, I can only take a small bit of the credit. The building was designed by a local arhictect, David Donachy AIA. He allowed me to have an enormous amount of input as I am a very picky guy.

The garage doors were built and installed by "Designer Doors" out of River Falls, WI. www.designerdoors.com They are a traditional rollup with a jackshaft opener. They assisted me with my design, built them, shop painted and installed. They were very economical compared to other custom door companies. It was nice that they took unit responsibility from the beginning to end also. They were great to work with.

 

[JC23]

I'm digin' that cooper seamed roof over the back doors. Nice.