Garage addition delimma

[g-mo]

My garage addition delimma

Happy New year everyone! I'd like to either add onto my existing 3 car (easement is close ) or build a completely separate structure (city limiting me to 785sq ft ). I'd prefer to build the separate building but the only way I could get back there would be to build a drive-thru in my third bay and it's already tight in that area.Any other suggestions/ideas?

 

[autowerks9]

The first question I would ask is their allowances for use of the easement on the plan inside of the property line for access purposes.

1. If easement is allowed, I would run the driveway along the right side. ( appearing to be the exsisting garage side) to a small courtyard/parking area infront of a 3 new car detached structure. Or a 2 car with an attached shop.
( light blue area on attached pic.}
2. Add a man door to the R/R corner of the exsisting shop for access to the new.

3. option 1 make roof high enough for a lift (s) Have an attic truss roof system to store all the unwanted clutter in the loft area..

4. It appears the proppery drops off and there is a catch basin at the bottom of the lot. I am not sure how mutch water collects there but concider the worse EVER case when placing the structure.

5. Add a shed area under the new stucture on the downhill side ( see red area )

6. Walkway acces between new structure and exsisting. staircase down to exsisting or new patio. Depending on interior floor plan,add a side access door between new structure and exsisting house ( Dark Blue area )

Just some food for thought
DAVID

 

[g-mo]

Good ideas. I guess I should have included a picture of the front of the house too.



The only problem is that there's only 6ft between the existing garage and the easement. As I understand it I can use the easement for access but can't build (driveway) on it.

 

[lorne]

The only problem is that there's only 6ft between the existing garage and the easement. As I understand it I can use the easement for access but can't build (driveway) on it.

Instead of pavement, could you put down crushed stone and consider it landscaping and not driveway?

Lorne

 

[g-mo]

Not really interested in doing that, but I'll see what the city has to say.

 

[kbs2244]

How often are you going to be driving something into and out of this addition?

If it is going to be a shop, with only occasional access I would go with the door in the back of the third bay.

This will keep the house appearance the same so the neighbors and city are happy.
It will also keep the other half happy since the various noises, smells, and such that come out of a shop are in a separate building.

 

[g-mo]

I work on cars pretty often so a lift will definitely be in order.

 

[bazzateer]

Surely any problems caused by a new door at the back of the third bay will be more than cancelled out by the extra space created by the detached garage?

 

[g-mo]

They indeed would be. I just don't know the best course of action to take.

 

[Daniel Dudley]

26x30 is a good size.

 

[g-mo]

26x30 is a good size.

It's never big enough.

 

[sasquach]

It's never big enough.

Thats what my last girlfriend said

 

[mpraddict]

There are easements and there are setbacks, two different things. Easements are no build areas designated for utilities. Setbacks are zoning requirements for building (and possibly pavement) minimum distances from your property lines. You need to know what both are before going any further or you're wasting time. Typically front, rear, and side yard setbacks are each different.

 

[Daniel Dudley]

It's never big enough.

That's why a Gambrel or other type of storage truss was invented. But let's reword it to say that 26x30 is a very useful size.

 

[g-mo]

There are easements and there are setbacks, two different things. Easements are no build areas designated for utilities. Setbacks are zoning requirements for building (and possibly pavement) minimum distances from your property lines. You need to know what both are before going any further or you're wasting time. Typically front, rear, and side yard setbacks are each different.

To my understanding the only allowable building in the easements shown on the plot are fences.

 

[mpraddict]

To my understanding the only allowable building in the easements shown on the plot are fences.

That's correct, but you may very well have zoning setbacks that are even larger than your easements. Instead of the 5' easement in your side yard, you could have a 10' side yard setback requriement. You'll need to talk to the local zoning department to find out what their setback requirements are.

 

[g-mo]

"No detached accessory building or structure, except garages, shall be erected in any required front or side yard. Detached accessory buildings may be located in the rear yard but shall not occupy more than thirty percent (30%) of the rear yard area, except as otherwise regulated. No detached building or structure may be erected closer than five (5) feet to the rear or five (5) feet from the side lot line. In no case shall any accessory structure be located in a required transition strip or a recorded easement area."

The only other setback was the 25' from the street. So aside from the easements I can put it just about anywhere.

 

[travisd]

Will going attached get you any more favorable terms? Keep in mind that it doesn't usually need to be attached by much in many area - a breezeway type of attachment would satisfy the requirement.

 

[mpraddict]

Looks like you're good with setbacks then. Your setbacks may or may not also include pavement. If not, you normally CAN pave over easements (it's very common to have easements running through commercial parking lots), but the utility has the right to tear up your pavement if they need to access their lines.
That said, you have grading challenges with your site. You'll have to consider that and not create drainage issues for your property OR your neighbors. In your case, it might be a good idea to consult an architect. Good luck.