Between 705 & 1200 SQ/FT Eric's Tucson Garage Project

[Eric W11]

Been planning this for about a year, but that's not including about a year of looking for the right property to start with. Saw a place that had two amazing quonset-hut type garages, but the house was on the older side, and had been pieced together with multiple additions. There was another one that was right up there on the list - had foundations for two outbuildings, good-sized house, older pool, but our offer wasn't accepted. The first one of these that we put an offer on, I think it was really a sale-to-family or sale-to-friend deal going on, and they were just using our offer to establish a value. (For the deal to appear legit, the "winning offer" was only $2k more than ours.)

Before moving here in 2020, we'd been in Tucson for about 15 years. Meaning we moved here / bought here during the crazy times of 2005, where we saw a house we liked, and there were multiple offers that day. Little did we realize, the back patio / back porch of that house faced west/northwest, so was pretty much useless except in the early morning. Really, we never used that back patio hardly at all. So this place had to have an east / east-northeast-facing backyard, so that the house shadows the back patio all afternoon. This house happened to be the last one built in this subdivision (maybe because it required quite a long driveway, but also the lot required a lot of filling to level it up). The builder really took care to position the back patio for the best view, and also for great shade all afternoon. It was built in 2003.

We thought, it's 2.2 acres, so no problem finding somewhere for an outbuilding. The backyard (inside the wall) is HUGE. I staked out a 30' x 40' rectangle and called some builders. I described what I thought I wanted, and got two estimates. They were higher than I thought. The third guy (who turned out to be less of a builder, and maybe a little more into mostly-retired mode) suggested we survey the septic field. That was right where I'd staked out the building. He also recommended an architect he'd worked with before.

So then began several visits with the architect, who researched the setback requirements for the lot. Fortunately, this subdivision was added to the town, but the setbacks were grandfathered to be county requirements (which are smaller). After resizing a little to clear the septic and meet the setbacks, I think the final location will work out pretty well. Originally I had it way back in the yard, behind a drive-thru gate (that is already there). This would have required opening / closing the gate every time I'd move a car in/out. We also have dogs that would run out, so I'd need to track them as well. The final location puts this garage next to the existing attached garage, so just roll up the door and drive in/out. The compromise is taking out the wall and building over the top of where the wall was, but no big deal.

What I wanted - parking for up to 4 cars on the floor, with some storage / workbench area along the sides. I currently have 3 cars that need to go in here, so with a lift, could put all 3 cars on one half, and have the other half of floor space for projects or whatever. Also will have 220v circuit for an air compressor, and another 220v for a mini-split AC unit. Oh, and many more 110v outlets than the attached garage. The attached garage has two outlets, and one is behind the "garage fridge", so ALL projects I've been working are from ONE outlet. That's not exactly true. To run my compressor, I run an extension cord to the front porch outlet and power the compressor from there. So a real hassle. It will be nice for the attached garage to be for daily-driver storage, and not really miss the lack of power outlets.

The new building will be driven from a panel that's already on that side of the house that was there for a hot tub. The old hot tub power can cover the LED ceiling lights, the 110v outlets, and the two 220v circuits.

Items completed so far:
Got the architect's plans approved by the town, including structural analysis.
Got the building permit issued.
Got the contractor lined up, deposit paid with him (so he can order the roof trusses and roof tile, he says), and supposedly he's out here next week to start taking out the wall, old hot tub pad, some bushes, and part of the existing driveway.
Site overview - setback from this side of the property is 10', we'll have about 15' minimum, and not have to rebuild much of the wall to keep the backyard enclosed.


Wall between front/back yards that needs to come out.

Looking just over the wall, some bushes and hot tub pad that needs to come out.

In the back yard, looking towards the front/back divider wall that will come out, and bushes that will come out (this is naturally-occurring creosote, essentially an oversize weed).

View from the backyard side, looking at where the back of the building will go.

 

[ScottW]

Thanks for the great background on your project, look forward to seeing the updates!

 

[hydrojim]

Good luck with the build!

Some food for thought: I'm building a similar size (24x36x12) and I went with a 18x9 door on the front. I didn't want it to overpower the look of the adjacent 16x7 door on my existing garage. I'll have high lift tracks so it still hugs the ceiling. Any reason you're doing the full 12 ft on the door?

 

[Eric W11]

Good luck with the build!

Some food for thought: I'm building a similar size (24x36x12) and I went with a 18x9 door on the front. I didn't want it to overpower the look of the adjacent 16x7 door on my existing garage. I'll have high lift tracks so it still hugs the ceiling. Any reason you're doing the full 12 ft on the door?

Possible camp trailer storage, though we don't have one now. I know it's not typical desired door height for a motorhome. The house is a kind of strange orientation on the lot - from the street, you see the side or the back of the house (but there's a slope up to the backyard, so you can't see into the backyard - more the rear roof of the house), and this garage is going on the side of the house even farther from the street, so it won't dominate the view from the street. There is a house around the corner that has a full 14'-door motorhome garage that is right on the street, and there are several houses in this area with additional buildings. I didn't mention above that this is an HOA neighborhood, but their approval wasn't an issue - make the new building in the style of (and no taller than) the house, and they're fine with it.

 

[hydrojim]

Room for getting a motorhome or other tall vehicles in there makes sense.

 

[jbrentd]

I'm in for updates. I had the same thought about the main door, but what you said makes sense. What's the purpose of the rear door? It doesn't seem like it would be used for a lawn mower in your part of the country and, to me, that's some space for storage or a work bench.

 

[Chrisb62]

I'm in for updates. I had the same thought about the main door, but what you said makes sense. What's the purpose of the rear door? It doesn't seem like it would be used for a lawn mower in your part of the country and, to me, that's some space for storage or a work bench.

Not speaking for him , but would assume back yard access for most anything.

Very well thought out plan....Eric W11

 

[Eric W11]

Not speaking for him , but would assume back yard access for most anything.

Very well thought out plan....Eric W11

That's exactly it. When the wall with the drive-thru gate is gone, a back door on the garage is the way to get a vehicle or large items into the backyard. I don't have a car transport trailer now, but it's crossed my mind that if I ever do, I'd put it in the backyard for storage so that it's out of the way and secure.

 

[Dig Doug]

I would go taller than 12 ft tall!

my RV /boat port garage is 12 ft tall and my tri toon boat was to tall to fit inside w/ the Bimini top up! It was 12 ft 2 inch. I had to have a custom Bimini made!

my neighbor has a 13 ft door and it’s 6 to 8 inches to short for his brand new 5th wheel trailer! Trailer fits but the roof top AC units won’t make it! He has to re frame and re stucco the Frt if his garage and buy a complete new door which is 8-12 weeks out! And then possibly remove and repour the concrete driveway he has a slight up hill into his garage.

look at trailers and make sure your good w/ the 12 ft hight - it will cost thousands to go taller down the road and virtually nothing during the build out

 

[rattle_snake]

Welcome from Chandler.
So is the property 2.2 acres and only a portion of that within the walled-in shown above?
If you plan to A/C taller is worse/more expensive to cool, so unless you really need extra height..... I did 12' and enough even for lift, big boat but not RV.

 

[Eric W11]

Yes, maybe <1ac inside the wall. As typical around here, about half of the land area is "riparian" which means it acts as a stream channel a couple of days / year. You wouldn't want any sort of structure built in there, as it would either wash away or fill with close to a foot of sand that washes down the slope. I know this because our driveway was conveniently laid through the bottom of the wash, and before I could find a suitable tractor with shovel attachment, my wife found a friend with a Bobcat to come clear it.

This clearing will likely occur 1x / year in August, as it only rains here twice / year. Once (couple of storms) in July / August, and again in January.

It will be set up for a mini-split AC to run as needed.

To Dig Doug - as with so many on this forum that have had to deal with absurd and seemingly arbitrary restrictions, two that I have to deal with here is the "accessory building" can't be taller than the main house, and in this case, it's going to meet that by only about 4", and it has to "match the style" of the main house, so I can't do a flat roof to get more ceiling or door height - because the main house is a pitched roof, this building must have a pitched roof, and the decorative "stucco profile" below the bottom row of roof tiles must match the profile of what's on the house, so no cutting that out for a higher door. Main things I want are storage for some cars and height for a lift. If we end up with a trailer or motorhome that's too high, RV storage is plentiful around here.

My builder has had personal issues come up to where he won't be starting (last week) as thought - I'll see if we can squeeze any more height into the door when he's back on this project.

 

[MacTexas]

I hope the contractor shows up. He's off to a bad start.

 

[Eric W11]

He was in the hospital for a couple of days, but his crew showed up today for demo:

Space opens right up with the wall down, bushes gone & old hot-tub pad out of the way.

 

[Eric W11]

Work day #2 - trench for footer around the perimeter:
I went back after this and pulled out the couple of pieces of remaining irrigation hose. They weren't connected to anything, but just wanted to be sure that stuff was out of there.

 

[Eric W11]

Work day #3 - hose down and flatten the dirt in the center, clean up the footer trench, lay in foundation form boards, temporary fence for my dogs:

 

[Chrisb62]

Good start going.....excitement is building.....

 

[Eric W11]

Thanks - I just happened to be there on Tuesday when they started. Other than that, I'm at work, so I'm not around to see much of what they're doing. Just realized they dropped off a load of rebar today, but nothing further with that yet.

 

[Eric W11]

So yesterday they put a bunch of 90 degree bends in the rebar, and it looked like they drove over the pad some more. Today I was able to catch them for a minute before I went to work, and they said they're held up for the "AB" (aggregate base) / sand/gravel mix that they need to go over the pad before the steel goes in. So today they did a bunch more 90 degree bends, and they tied a bunch of pieces together to make the lengths that will become 2' x 2' grid across the slab.

My wife said they ran a ground compacting machine across the pad again. They also replaced the chain link fence at the driveway with snow fence farther back in the yard. My dogs are too smart for that, so we'll need to leash them until the fence configuration is more dog-proof. Maybe we'll get the AB tomorrow.
Yesterday - chain-link fence at the driveway side of things.

Today - snow fence at the back, and pad compacted again.

Rebar tied to length to make the 2' x 2' grid.


More 90 degree bends, and the bending tool.

 

[Eric W11]

No work Wednesday, but the AB showed up today. So they got the sand/gravel in and started laying in the steel. Also braced the outer form some and added form for the man-door pad. I expect they'll be back tomorrow for more steel work, but the cement is 2 weeks out. At least we're in line for it, and they have a date.

 

[ScottW]

Looking good, how thick is your slab going to be?

 

[Eric W11]

Slab is called out as 5". With the 2' x 2' rebar grid, this would be plenty for a lift.

Ordered lights today. On recommendations in the Lighting forum, I'm going with Prime Lights Stingray 4. Aside from those recommendations, Prime Lights video shows how the fixtures are better built than others, and they're made in the USA. I'm supporting a US business, and I won't be waiting for the global supply chain - they're shipping today.

I called them for a quick quantity calculation, so there will be 6 fixtures, probably fairly close to what's in their marketing photo below:

 

[cycle61]

Subscribed early on this one! Looks like a good start.

 

[Eric W11]

More rebar today - looks like the grid across the center is pretty much there. They also formed the apron outside the rear door, and added some fill under the man door step. Expect the rebar in the footer and inspection early next week. Due to concrete shortages and what sounds like rationing around here, pour pushed to 5/9, so other than finishing out the rebar, might not be much to show for a couple of weeks. At least I know it won't rain around here until about 4th of July.

Apron form at rear door.

Filled in under man door step form.

Start of rebar in the footer.


This (driveway) end of the footer is temporarily filled. They will dig this out and run the rebar across there. There's also some 2' x 2' footer blocks at either side of this main door.

 

[Eric W11]

Another work day today, and then it's going to sit like this for just under 2 weeks waiting for the concrete. Dug out the footer across the front door. Set the rebar up on stands. Laid in the footer rebar, and set that up on stands. Laid in the rebar for the 2' x 2' footers on either side of the front door. Lowered the side door pad - there would have been a trapped piece of form in there the way they had it, and this puts it level with the sidewalk around the house.

Cut out for the front entrance apron.

2' x 2' footer with its own rebar at both sides of the large front door.

Lowered side door pad.

 

[j p smith]

Are you saving the measurements of the rebar for when you install the hoist? It would be nice to be able to position the hoist to miss the rebar, roto hammer bits don't react well with rebar. I needed to have a guy Core Drill for anchors when we moved our hoist.

 

[Eric W11]

Good idea. I'll take some more photos lined up more exactly with the sides. Thanks!

 

[Eric W11]

This week - pre-slab inspection. First try - inspector wanted one of the 2' x 2' footers by the large door dug out a bit more. Cited something like rebar should not be touching the dirt. I think this was a fair call, as one of the footers was a little tight to the rebar, and the rebar was at a weird angle to fit. Second item cited - missing Simpson strong-tie building hold-downs. Another fair call, as these are shown on the print. I can't say if they're required or not, but they're on the print, so the contractor added them.

Re-inspection - inspector cited strong-ties not attached to the rebar. This I think is a little above and beyond, as the Simpson instructions show the hold downs just floated into the concrete, but not a big deal either way. Contractor came back out and tied the hold-downs to the rebar (photos below). Not sure if inspector has to see this or if they can resolve it with a call, but concrete is supposed to be Monday (3 days from now).

 

[ScottW]

I think attaching the strong ties to rebar is just to ensure their “roots” go deep into the concrete instead of floating along the edge where they could end up secured by a relatively thin area of the concrete if they shift too much during the pour. Otherwise without a restraint, the pour (coming from the middle of the form) will tend to push flat objects against the edge. Not sure if it’s code, but good call in my opinion for the 30 seconds each it takes to do this.

 

[Eric W11]

Thanks Scott. I ran across your thread a couple weeks ago. I see you've got these same (or similar) strong ties in your garage. Also reminds me I haven't put a backyard view in this thread. We weren't really looking for a view, but wanted to stay on this side of town (same school district), and wanted the house to shade the back patio in the afternoon, so E / NE facing back of the house. We had the pool done last year after moving here - there was the remains of a prior turf-covered area there (no turf, just a brick outline, a bunch of turf hold-down nails, and bare dirt). Want to get some plants in along that back wall eventually.

 

[ScottW]

Thanks Eric, part of the fun for me of this site is seeing the differences as well as similarities of different builds. Our two climates couldn’t be more different but that is a beautiful view, and having the pool there is a great contrast to the dry landscape beyond. I always imagine hills like that to have lost mines and hidden treasures in them…

 

[DeeDubz]

you gotta have the pool out in the desert. pool looks nice op

 

[Boostingaz]

Everything is looking good OP! Keep it up fellow AZ'er.

 

[jbrentd]

Nice view and little oasis you have there!

 

[Eric W11]

Middle of a week later - re-inspection #2 cancelled due to not paying the re-inspect fee. Both me and the contractor a little frustrated that they don't tell you this when you're scheduling, so you schedule, then don't see that the inspection's not done until the inspection day passes with "cancelled" noted as the result. So paid the fee, and happened to be here when the inspector stopped by today. Passed!

Now it sits for another 9 days for the next concrete pour date...

 

[Boostingaz]

Sorry to hear about the inspection troubles Eric. They dont charge a fee up in my area like that. Well.....we never didn't pass so I don't know if they would have charged a fee for a second go around or not honestly but based on my interaction with the very few inspectors in my area I don't think we would have.

Hopefully its all in the rearview and you can continue on.

 

[drmarkr]

Missed your thread until today, Eric. I'm in Twin Hills, near Saguaro Park East. Looks great! Happy to show you my build for interior ideas...just let me know.

 

[Eric W11]

Missed your thread until today, Eric. I'm in Twin Hills, near Saguaro Park East. Looks great! Happy to show you my build for interior ideas...just let me know.

Thanks! Another possible concrete day came & went over here. Now being told another 2 1/2 weeks. I did check with someone else, and the concrete shortage is real. Sounds like they're mostly delivering to the largest customers at this point. So who knows...

My builder sounds pretty frustrated with it as well. He's already got the trusses. He's mentioned having a personal inventory of lumber and OSB (buys when price dips), so this should move right along when there's a slab to build on...

 

[Boostingaz]

Thanks! Another possible concrete day came & went over here. Now being told another 2 1/2 weeks. I did check with someone else, and the concrete shortage is real. Sounds like they're mostly delivering to the largest customers at this point. So who knows...

My builder sounds pretty frustrated with it as well. He's already got the trusses. He's mentioned having a personal inventory of lumber and OSB (buys when price dips), so this should move right along when there's a slab to build on...

Check with:
Desert Ready Mix
Date Ready Mix

See if they can help your concrete guy out on the materials end.

 

[Eric W11]

Finally, progress! Got the concrete today. They did let me know at end of last week that it would be today, but I wasn't really expecting truck to roll up at 5am. Though that makes sense, the way it heats up around here. I was able to stick around until about 7:30, and they had all 3 truckloads poured by then. The lead said it would take them until about 10am to finish. I think they did a great job with the main entry ramp and blending in with the existing driveway (which is a weird shape). Somewhere along in this wait time, they made the pad at the man door a little wider. Also get to see how the pipe for the power makes a lot more sense now.


First load - filled 3 sides of the perimeter footer, the back door pad, and a little of the back corners.



Second load - filled about 2/3 of the main floor surface.



Before the 3rd load (while the trucks were changing places) - they added this form board across the main front door for a "drip tray" style of entry. I had to go to work right after the 3rd truck unloaded, filling all of this area.



They were "broom sweep" finishing, but their lead guy thought to ask my wife, what finish? She knows my intent is epoxy, so she told them - whatever's good for epoxy. So they made it really smooth.



Here's the pipe for the electrical. This had been floating around in the form randomly, and I didn't see how it was supposed to go. But this makes sense - electrical wire will be underground outside of the building, and the pipe puts the wire up inside of the wall. You can see the old hot tub power in the very bottom right corner of this photo - run is about 6-7' across from old hot tub to the new garage.



Nice job getting a gradual slope up to the main entry door and connecting with the existing driveway. Should get going a lot faster now that it's not held up for one key sub.

 

[rattle_snake]

Congrats on moving forward. Can be frustrating, plus it pushes everything else out.