Detached Garage Build - Looking for Advice

[spudley]

Ouch. That's more than a bit out of square. Someone needs to own up. Was the same guy that drove the bobcat in the mud measuring?

 

[mrcole]

Ouch. That's more than a bit out of square. Someone needs to own up. Was the same guy that drove the bobcat in the mud measuring?

Different guy measuring, but same concrete company. Needless to say, I'm not too pleased. I sent them an email and left them a voicemail yesterday so waiting to hear back. They are still scheduled to replace our asphalt driveway with concrete once the garage is finished. The pad was supposed to be above grade from our initial conversations (even with the driveway), but ended being about 12 inches below so now some grates/drains will definitely be needed in front of the garage.

Regarding the out-of-square foundation, but build crew can flash out the bottom to cover it, but that certainly isn't ideal. I'm not sure what the concrete crew would do to fix this? Perhaps knock out a few rows of the block wall, jack the back up and set new blocks inwards? I don't know much about concrete work so not sure what to ask for.

 

[mrcole]

Some photos from Friday's progress:

More photos of the foundation issue:

 

[aunsafe2015]

Different guy measuring, but same concrete company. Needless to say, I'm not too pleased. I sent them an email and left them a voicemail yesterday so waiting to hear back. They are still scheduled to replace our asphalt driveway with concrete once the garage is finished. The pad was supposed to be above grade from our initial conversations (even with the driveway), but ended being about 12 inches below so now some grates/drains will definitely be needed in front of the garage.

Regarding the out-of-square foundation, but build crew can flash out the bottom to cover it, but that certainly isn't ideal. I'm not sure what the concrete crew would do to fix this? Perhaps knock out a few rows of the block wall, jack the back up and set new blocks inwards? I don't know much about concrete work so not sure what to ask for.

This may be a stupid question, but would it have been possible just to build the building out of square so that it matched the foundation? Would that have been preferable?

 

[mmb617]

The pad was supposed to be above grade from our initial conversations (even with the driveway), but ended being about 12 inches below so now some grates/drains will definitely be needed in front of the garage.

This would really upset me. How could they be off by 12 inches? That's no small error in my book. If they were off by 2 inches I'd think that was too much.

 

[mrcole]

This may be a stupid question, but would it have been possible just to build the building out of square so that it matched the foundation? Would that have been preferable?

From what I understand (had to look this up myself), the building should be framed square regardless of the foundation since if you follow the foundation and it's out of square, that can lead to other issues with items such as the roof, walls, etc.

 

[mrcole]

This would really upset me. How could they be off by 12 inches? That's no small error in my book. If they were off by 2 inches I'd think that was too much.

I'm not entirely sure to be honest. I'm guessing they used the backyard as reference instead of the driveway. A drain in the front of the garage with a grate over it should solve this issue, but yes, I'm none too happy and awaiting a response. My only concern is drainage so as long as that is not an issue I can live with it.

 

[D Ellefson]

MrCole - Any updates or resolution to your project?

 

[mrcole]

MrCole - Any updates or resolution to your project?

Yes - been pretty busy as of late, but things are complete for the most part (minus electrical and insulation which will come later). I've sent in my form of completion and compliance and looking to schedule a final inspection. I think I'll need to call in as no one has reached out to me yet.

We were able to figure out the back concrete area and it turned out pretty nice. Ended up having part of the existing patio cut away and had some steps made:

Drain added in front of garage that connects to some tile that drains out the back:

Made some railing for the second floor and finished the stair railing:

Garage doors are up - probably going to have to rent some scaffolding to install the jack shaft openers. Not looking forward to that:

And some images today from the outside. It was important to the wife that I try to match the front of the house as best as possible - I think it turned out well given the materials I could find:

Next step is figuring out insulation - spray foam vs fiberglass vs board. I'll be researching through Jan/Feb to find a direction there. Overall I'm pretty pleased with the way it turned out.

 

[bakmopar]

It looks really nice and matches your house extremely well.

 

[trashmanssd]

Came out great, Railings look awesome.

 

[mrcole]

Update - Finally had some time to get the electrical started. My plan is:

225A Panel -

Power

First floor:
-120VAC 20A duplex receptacles x 16 (one quad mounting in ceiling, one duplex mounted high for garage doors).
-240VAC 30A 3wire x 2
-240VAC 50A 3wire x 4
-240VAC 50A 4wire x 2
Second Floor:
-120VAC 20A duplex receptacels x 8

Lighting:
Decided to go with LED can lights under the first floor loft. I'll be using a combination of the same LED can lights on the second floor with some hanging barn-style lights (x 3). I am also installing 4 fans, two of which will be center-hanging in the loft and two more over the open area near the garage doors. I've decided to use two Hyperikon LED UFO lights that will hang over the open area. I'll be doing some boxes for a couple outdoor lights I plan on having.

I've been installing things to test them out. So far, I like the look although cutting all those can light holes will be a PITA. I may try to go with some Lutron switches so I have some wireless remotes scattered about.

And now, some pictures of progress!

 

[mrcole]

Here are the items I am using for lighting & fans -

Light Cans: https://www.amazon.com/gp/product/B01NBYL9PQ/ref=ppx_yo_dt_b_asin_title_o00_s00?ie=UTF8&psc=1

Can Lights:
https://www.amazon.com/gp/product/B01N1FCGWD/ref=ppx_yo_dt_b_asin_title_o01_s00?ie=UTF8&psc=1

Loft Center Lights:
https://www.amazon.com/gp/product/B002NYLHQW/ref=ppx_yo_dt_b_asin_title_o01_s00?ie=UTF8&psc=1

Hyperikon UFOs (200W):
https://www.hyperikon.com/products/high-bays/hyperikon-led-ufo-high-bay-light-100w-400w-hid-hps-equivalent-12-000-lumens-5000k-crystal-white-glow-super-bright-indoor-area-warehouse-lighting-dlc-ul-listed/

Fans (thanks GJ post!):
https://www.amazon.com/gp/product/B001B1C8Q6/ref=ppx_yo_dt_b_asin_title_o03_s00?ie=UTF8&psc=1

Everything is 5000k temp

 

[Kevkx125]

What are you going to do with all that space? L.O.L.

 

[mrcole]

What are you going to do with all that space? L.O.L.

Not sure, but I'm sure I'll fill it up in no time! You should see what isn't in the garage yet!

 

[mrcole]

More progress - Most of the loft can lights are mounted and I was able to mount the other fan. I tested both fans on the high setting, plenty of airflow. I was also able to test the center barn hanging lights.

 

[mrcole]

Made some more progress on the first floor light mounts.

 

[mrcole]

I was looking at rental lifts to do the ceiling work and garage door openers. During my search I came across a good deal on a mast lift and decided to pull the trigger.

It's a JLG-36AM. Since the price was right, I figured it would be nice to have for future projects. I like how easy it is to move around and the footprint is small so not much storage space. It helped make quick work of installing the openers. It was a tight fit, but I managed to get them both installed in the center. I used the chain drop on one and then made my own chain to drop the other below it.

 

[captain14]

There are no pictures showing up for your last several posts.

Post#49 shows up. Nothing else.

 

[rburke65]

You matched the house really well. Nice job.

 

[mrcole]

There are no pictures showing up for your last several posts.

Post#49 shows up. Nothing else.

Weird. I can still see them all. I logged out to check as well and they are showing up. I wonder if you have something blocking them? Can anyone else confirm if my pictures are showing up past post #49? Thanks.

 

[mrcole]

Okay, I think I have the images fixed. Panel is mounted and most of the heavy wiring (6/2-6/3) is done back to it. I still need to get the lights wired and a couple more fans along with the buried feed from the disconnect and ground rods. Lots to do still.

 

[jmarkwolf]

Whatever you build, take lots of pictures before you insulate and put up any paneling on the inside.

They will come in handy if you ever need to add anything like 220V outlets, ports for exhaust fans or mini-split HVAC, etc.

I'm going through that now, and having the pics makes it much easier knowing where to place through holes in the wall.

 

[mrcole]

Whatever you build, take lots of pictures before you insulate and put up any paneling on the inside.

They will come in handy if you ever need to add anything like 220V outlets, ports for exhaust fans or mini-split HVAC, etc.

I'm going through that now, and having the pics makes it much easier knowing where to place through holes in the wall.

Good idea. I've made drawings of everything so far but pictures will certainly make those more clear down the road when I'm wondering why the hell I did something.

 

[mrcole]

I was able to test the shaft drive opener with the longest chain extension. It was a tight fit to get both mounting in the middle, but it came out pretty well. Here are some videos of it in action - Liftmaster 8500W:

 

[iowa4x4dieselman]

Looking good so far. Holy can lights!!

 

[mrcole]

I'm at the point where I'm getting ready to buy a mini split unit for the garage. I've been reading up and running some of the J calc items but am having a hard time figuring out if a single unit or multi-zone/unit would be best. I can't seem to find much information on this. I was looking at going with a 36k btu single unit, but since the garage is essentially one larger open space (24'x40'x20', two story open loft) with the half of the second floor open I am wondering if I would be better off with a multi-zone or doing something like two 24k btu units. I have two ceiling fans on in the loft area and two more in the front open area near the garage doors - just wondering if this will move the are around enough in this much cubic space? Anyone have experience with mini splits in single open area buildings with tall ceilings? Thanks.

 

[mrcole]

More progress updates:

Almost done with all wiring. I was able to get both mini splits mounted and one wired/tested. I am going to try and keep all of the extra tubing in the wall (first floor has a lot more to deal with...). I was able to get lights installed and tested along with the fans - what a PITA to get LED lights matched with dimmers that play nice (but they all finally do).

I needed larger conduit for the disconnect feed to the garage so some concrete cutting was required. Not a huge deal since that is eventually getting torn out, but still something extra. I have drywall and insulation scheduled to start June 1. I'm ready to get this wrapped up and start moving my stuff in (and so is my wife).

 

[captain14]

Post #68 no pictures. Just the little squares.

What was the remedy or outcome for the out of square corner that you showed in the rear of the garage?

 

[PhantomEB]

Ok ok I never have seen this thread before but now it’s added to one of my subscribed threads. If we ever move to the country, you can be sure I am stealing a lot of your ideas....only thing I will do differently is min 30Wx40D.

Definitely would do scissor trusses, two floors in the back 12’ and wide open in the front 28’ with same railing you got.

 

[mrcole]

Post #68 no pictures. Just the little squares.

What was the remedy or outcome for the out of square corner that you showed in the rear of the garage?

Pictures should be up. I ended up getting it checked and then flashed it in. I can post a pic up if interested, but essentially some flashing over the exposed block tied into the rest of the building.

 

[mrcole]

Ok ok I never have seen this thread before but now it’s added to one of my subscribed threads. If we ever move to the country, you can be sure I am stealing a lot of your ideas....only thing I will do differently is min 30Wx40D.

Definitely would do scissor trusses, two floors in the back 12’ and wide open in the front 28’ with same railing you got.

Yeah, I still wish I could've went bigger, but this was the best fit for our current property (not to mention code only allows 25% of your property to have structures and the garage put us at 24.9878%!).

Here is what I used for the railing:

Deckorators Aluminum 26" Balusters - Black - 100 Pack (Deckorators DB52613)

Deckorators Classic Black Round Baluster Connectors 200/pack (Includes Screws)

Myard PNP111902 Deck Railing Connectors with Screws for 2x4 (Actual 1.5x3.5) Inches Stair Wood Handrail (20 Pairs, Black)

 

[mrcole]

Finished the second unit for the second floor, just need to get some more pipe insulation and clean up the drain hoses. Tested both last night, everything seems to be working fine. Going to setup the Wi-Fi control today and see how well that works.

 

[captain14]

Post #73 no photos

 

[mrcole]

Post #73 no photos

Not sure why they don't show up for you. I checked them logged in/out just to confirm. Are you viewing on mobile? It seems like they don't show up on mobile (hosting with Imgur, I'll see if I can fix).

 

[vision8]

Nice looking Workshop .

 

[mrcole]

A few more updates:

Insulation and drywall are finishing up this week. I'm hoping to have all the finishing work done by sometime next week so paint can start. On a side note - I think I figured out the issue with images not showing up (imgur...boy your quirks are fun).

 

[mrcole]

One thing I was toying with is scanning the space with a 360 degree camera. I did a before scan just as a supplementary means of remembering where things are in the walls. I plan to do a more detailed scan once painting is done.

3D Garage Scan

 

[PhantomEB]

Yeah, I still wish I could've went bigger, but this was the best fit for our current property (not to mention code only allows 25% of your property to have structures and the garage put us at 24.9878%!).

Here is what I used for the railing:

Deckorators Aluminum 26" Balusters - Black - 100 Pack (Deckorators DB52613)

Deckorators Classic Black Round Baluster Connectors 200/pack (Includes Screws)

Myard PNP111902 Deck Railing Connectors with Screws for 2x4 (Actual 1.5x3.5) Inches Stair Wood Handrail (20 Pairs, Black)

I really like the 25% ratio compared to my city’s 45%.

 

[nadogail]

Keep us posted.