Feedback on garage remodel plans

[Mesozoic]

One of the best (and sometimes worst) parts of a forum is the candid feedback you can get on a specific subject. I am proposing to remodel my garage in the manner described in the linked images and would love to see some feedback. I'm in the process of attempting to get some bids on the project using these 2 images.

Existing construction
Modified space

 

[K'ledgeBldr]

Looks pretty straightforward, except for the utility move- that will be a major PITA!

My question- ceiling height? Since you're adding a lift- what's the existing; and proposed? Will that keep you in code compliance with the AHJ; since you"ll definitely be raising the roof height(?)?

 

[GMCGarage]

One of the best (and sometimes worst) parts of a forum is the candid feedback you can get on a specific subject. I am proposing to remodel my garage in the manner described in the linked images and would love to see some feedback. I'm in the process of attempting to get some bids on the project using these 2 images.

Existing construction
Modified space

A better set of drawings and spec would get you a better price. contractors are going to add alot for the unknown. Even if you clarify something, their price is already high, and they can make some cuts, but wont recover all you would have lost.

 

[3onthetree]

You will not get narrow estimates on these drawings. Since these are "dreamer" drawings, you will get "dreamer" prices (meaning contractor is "dreaming" of that boat).

Two things which could derail this scheme from the get-go, so check zoning:
- lot coverage (impervious or built structure)
- 2nd driveway/curb cut
- a higher roof height for the lift or a street facing/or commercial style garage door might not pass an HOA

There are some real big ticket items that most people would try to design around to save some money (or not spend it wastefully).
- gas, electric, condenser move
- you show tearing out the existing back exterior wall. So you would have to add significant structure, the roof slope might need continued (and limit ceiling height), and all your homeruns terminate there.
- the office will have light/ventilation requirements in residential (needs an ext window)
- the server room cooling (I'm guessing because soundproof doors), could be substantial.


Just throwin it out there, can you build a detached on the other side of the driveway?

 

[Mesozoic]

Fortunately, my close friend is a general contractor and has agreed to perform this duty for me throughout the project. The issue thus far has been finding someone to draft the plans. My friend is 0 for 4, and I'm currently 1 for 4 with an open dialog with a local design/drafting LLC. It turns out that this particular LLC has already designed and built a garage remodel in the same neighborhood, so that is good.

The zoning check appears to be good and the house has a very high ceiling to begin with, so a lift is not going to be an issue within even the existing garage. No HOA in the neighborhood, just need to adhere to setback rules and we are well within those.

• Max building height: 30'
• Front yard setback: 20'
• Side yard setback: 5'
• Rear yard setback: 10'
• Cirber Kit setback: 10'

The gas and electric move really is one of the largest issues and concerns. We're not really sure whether it's going to be a $5K cost or a $10K cost at this point and are focusing on that right now. The other issue is the roof trusses. This is basically going to require tearing down the existing structure and rebuilding it!

 

[Mesozoic]

The plans were submitted for approval to the Town of Marana (the jurisdiction my project is within), so I guess we just wait now. If anyone is interested in checking out the plans that were submitted, shoot me a PM and I'll forward them to you. Again, this is my 1st construction project and really looking forward to the process and ultimately, final product!

 

[CraigStu]

I hope those utility moves don't kill the project for you. I would do whatever is needed to get firm #s for them before doing anything else.

 

[Mesozoic]

I hope those utility moves don't kill the project for you. I would do whatever is needed to get firm #s for them before doing anything else.

Yeah, the utility moves are going to be a PITA for sure. The only good thing about them is that the new locations will make the runs from the street shorter, more direct, and provide access to them from outside of what is generally a locked backyard. The process of moving them will also cause the entire home to be without gas and electricity until the job is completed, so we'll have to figure out a way to get lost for a few days as well.

 

[AZPueblo]

The plans were submitted for approval to the Town of Marana (the jurisdiction my project is within), so I guess we just wait now. If anyone is interested in checking out the plans that were submitted, shoot me a PM and I'll forward them to you. Again, this is my 1st construction project and really looking forward to the process and ultimately, final product!

Hi Mesozoic I'm in NW Tucson too and working on my mancave garage project as well and would love to share some pointers that you've learned along the way! You have PM turned off on your profile otherwise I would've sent you a note. My garage would be about the same size as yours, 35x45 and I'm looking at the Bendpak 4 post lift (eventually). I do have PM turned on so please PM me back with your drawings as I'm curious to learn! Thanks!

 

[Mesozoic]

Well the utility moves so far have been brutal. We had a backhoe vs Blue Stake situation that proved Blue Stake wrong and literally tore the main power cables from the transformer to our existing 200A panel out. The pull actually broke the lugs off of the meter in the panel.

So... rather than repair something that is mounted to a wall that's about to be demolished, I decided to move forward with setting up the new 400A panel instead.

We've got power back at the house, but we've been in a hotel since Saturday, for a total of 5 days. Lots of process involved in getting the new meter setup. Anyway, the fun is over and we're just awaiting the gas meter relocation now.

 

[CraigStu]

Even though it is painful, I am happy to see you are making progress. Best wishes for the gas project.

 

[nadogail]

Good Luck, looks like you have some of the other kind already.