Expanding old garage up (raise the roof)

[75gmck25]

My old 1940 garage is built of solid brick with a simple wood framed roof. However, its built in the lowest area of my lot, and in 1940 they didn't build garages very big. Its also exactly on the side lot line and about 4 feet from the back line, which would not meet current setback requirements for a new building.

The existing brick walls appear to be about 8" thick, and they used regular brick on the outside, with large brick blocks as the inside layer (size of cinder blocks, but made of brick). A complete tear-down and rebuild would be difficult due to demo cost (brick removal) and the city setback requirements for new construction. Modifying the existing garage should be grandfathered for setback.

Here's the idea I have, and I'm looking for input on whether it would work.
- Take out the two courses of brick above the existing main door and raise the lintel up to give more door height.
- Either replace the existing cement floor or pour a new one on top of it to raise the floor and front apron about 4". This would get the floor up and out of any possible drainage water that pools on the lot (I currently get a little seepage on one side of the floor during rainy periods).
- Frame a wall extension (maybe 10-12") on top of the existing brick walls and use that to raise the roof up to compensate for the new floor height and also add some headroom.
- I will then add a perpendicular extension on one side that gives me space to move all my tools and supplies out of the main garage bay and provides me more space to work.

Does this plan sound feasible, or is there a significant flaw? I like the looks of the existing garage (great looking brick that matches the house) and I would like to keep it on the property.

Thanks,

Bruce

 

[jannan]

Sounds to be very doable with proper planning. Anchoring your mini wall to the existing brick structure might be the toughest part due to the age of the structure, but it should be doable...JMO Pics might help.

 

[The Cobbler]

before you invest too much time, a visit to your municipal office to check on zoning heights , regulations etc. your plan sounds totally do-able otherwise.

 

[CNGsaves]

Will really help to get best advice with . . . . . PICTURES . . . . yep, this is GJ and pics are really needed to visualize what you're working with.



Also, what country or location are you ??? Update GJ Profile with City/State/Country.

 

[volleyball]

Check with your ruling party and see if just keeping 1 wall will qualify you to expand and not have to change setback.
Maybe leave the neighbor wall and the facade. You could expand with whatever material and maybe do the corner in brick.
And pics will make it easier for us to advise.

 

[6768rogues]

Raising the roof depends on how much of a **** the local code guy is. If the building is pre-existing and non-conforming, he might look at it as enlarging that condition.

 

[bczygan]

Check zoning rules. That will give you all the answers.

Some jurisdictions and zonings you can still build on the lot line if fireproof construction.

Check height and area and grandfathering rules.

What is your roof construction? Show photos.

Check easements too, especially utility easements that follow property lines.

Might be a good chance to get more depth at the heel of trusses, for additional insulation.

 

[75gmck25]

I will take a few pictures tomorrow and post them. Thanks for all the comments so far.

Bruce