Ideas for adding garage onto a raised ranch

[TechieTechie]

So, have an accepted offer on a raised ranch (not a split, but a raised ranch with a partial walkout basement) but it does NOT currently have a garage. Starting to visualize, for fun.

1. Oddly enough the basement behind the brown stained exterior wall, under the family room(which is completely separate from the rest of the basement) seems to have a double layer front wall. It's only about 17x17x6 or 7 foot. But I'm wondering if there was a garage here at some point and they closed in the door (and raised the drive)? It feels like a garage.

2. I could add a 2 car 20x20 garage on the right side (more or less extending the house/roof line), but I would need a slight variance (I'm probably 1-2 feet into the side setback for a 2 car) AND I'd need a small retaining wall to raise the drive. However, it would be easy access to the house via the family room (just need to convert a 30" window to a door). I do not want a garage that looks like this

3. Alternatively, I could move the curb cutback/drive to the opposite side of the house (high side of the yard) and add a garage perpendicular to (and behind) the existing house. Figuring out the breezeway would be a bit harder, because the back left corner is the master bedroom, and I'd prefer to keep both the view into the yard and the rear windows.

4. Another option is to remove/raise the windows in the family room and build the garage in front of the family room. I'd be fine on side setback (and should be OK on the front), and the city does not require the garage be aligned/behind the front facade. But getting the visuals/roofline and minimizing stairs into the house could be a challenge. I'm a bit less concerned about losing the picture window in the family room as there is another one in the back of the house and windows on the side.

Ideally I want a garage that will take 2 cars (either a single tall enough for a lift, or a 2 car). It's only me in a very high cost of living area, so $$$ will be a factor (tho I'm hoping this is my last home, so I want a garage on the same floor as/minimal steps to my living area). And I'm most of the way up a hill with a LOT of ledge (even some ledge popping up in the yard) so digging down could get pricey.

Ideas welcome



Rear


Lot (which basically goes to the rear treeline (about .4 acres total)

 

[mschoo92]

Looks like you have a nice sized yard to work with! I’d start by drawing out your setbacks and then see what configuration allows you the biggest garage while still looking good with the house. I think the 2 car attached would be a good option; I’m in a similar situation wanting to build a garage (although smaller lot) and one of the best bits of advice I got in my thread was to contact the construction/zoning depts in your town and discuss with them. They clearly outlined the requirements for me and were helpful in suggesting options to avoid needing a variance. Good luck with your planning!

 

[zak77]

You have quite the uphill battle with that particular house, lots of deferred maintenance on this one. I really think what you want is going to be tricky and very expensive on this lot. Like Mschool92 states go talk to the building dept and see what the setbacks are and other regulations that might be an issue for you. You only have 33' on the right and about 20 on the left so knowing what the setbacks are will guide you along. That "family room" on the right side is a little odd and undersized, so that wont work to add a garage under it. You could tear it down and put something in it's place. Building a garage in the back yard probably wouldnt be the best way to go either since the vast majority on people want an attached garage so they can park and walk right into their house. Detached is fine if you had more room but i think it wont add much for market value and will cost you north of $50-60k easy. I'd put that money into fixing up the existing house before spending it on a garage or look for a property with a setup you already like. In today's world things are very expensive so a decent ROI is tough to come by and if you put up a garage like you want, the return will not be nearly as good as a complete interior rehab.

 

[carlaisle]

You need a high(er) ceiling with a lift. Look at what will work for your intended uses. If you want to stand up and work under the car, the minimum ceiling height is your height plus the height of the car. 10' would probably be the bare minimum for a Corvette. A pickup would require more. Based on your description, digging down may be the best option, but may be cost prohibitive if you're using the wallet wrench more than sweat equity.

 

[Red 17]

20x20 is not deep enough. 22 to 25 feet deep is a minimum IMO after nearly 20 years of kicking myself daily....

What about behind the house with the doors a "left turn" from your existing drivway? You could connect it via your outcropped center part of the house. In the process you would create a courtyard that could be a nice entertainment area....

Not sure what other plans you have but I see room for a pool out back.

 

[PCustoms]

You have quite the uphill battle with that particular house, lots of deferred maintenance on this one.

Based on 3 pictures?

What am I missing?

OP, what does the right end of the house look like?

 

[zak77]

I looked at the real estate listing online for interior pics. Just do a google search of the house pic. You can then look at the town's info about it for even more data.

 

[TechieTechie]

You have quite the uphill battle with that particular house, lots of deferred maintenance on this one. I really think what you want is going to be tricky and very expensive on this lot. Like Mschool92 states go talk to the building dept and see what the setbacks are and other regulations that might be an issue for you. You only have 33' on the right and about 20 on the left so knowing what the setbacks are will guide you along. That "family room" on the right side is a little odd and undersized, so that wont work to add a garage under it. You could tear it down and put something in it's place. Building a garage in the back yard probably wouldnt be the best way to go either since the vast majority on people want an attached garage so they can park and walk right into their house. Detached is fine if you had more room but i think it wont add much for market value and will cost you north of $50-60k easy. I'd put that money into fixing up the existing house before spending it on a garage or look for a property with a setup you already like. In today's world things are very expensive so a decent ROI is tough to come by and if you put up a garage like you want, the return will not be nearly as good as a complete interior rehab.

The house needs mechanicals and some other 'stuff', but that's factored into the purchase price. That's not the question here really, it's where to put the garage.

City setbacks are 25 front, 12 side. I can put a 24x24 in front of the family room (offset) and still be within the setbacks. 20x20 directly beside the family room with a small variance. On the left, it would have to go behind (house is about 13-14 feet off the line on the left)

 

[TechieTechie]

You need a high(er) ceiling with a lift. Look at what will work for your intended uses. If you want to stand up and work under the car, the minimum ceiling height is your height plus the height of the car. 10' would probably be the bare minimum for a Corvette. A pickup would require more. Based on your description, digging down may be the best option, but may be cost prohibitive if you're using the wallet wrench more than sweat equity.

I know, and I'd prefer to have the 2 car anyways. I'm thinking that I leave the existing house alone and build a standalone with a small breezeway. Most houses in eastern MA below $800k are lucky to have a garage at all (or some have them underneath, or fit for 1920s cars, so they are royal PITA).

 

[TechieTechie]

20x20 is not deep enough. 22 to 25 feet deep is a minimum IMO after nearly 20 years of kicking myself daily....

What about behind the house with the doors a "left turn" from your existing drivway? You could connect it via your outcropped center part of the house. In the process you would create a courtyard that could be a nice entertainment area....

Not sure what other plans you have but I see room for a pool out back.

I had a 20x20 in my old house. 24x24 is fine, I don't have big cars (and I could give a **** about future owners).

Behind would definitely be more ascetically appealing.

If I did that, I'd probably prefer the left side, b/c it's the high side and not where the eye naturally trails. But it's also the side that is closer to the lot line...so siting it would be tough. The right side really slopes down (probably close to 10 feet) so it would be more expensive to build.

And, yes, a pool is on my mind.

 

[TechieTechie]

BTW, I'm perfectly fine with metal garage. Several of the neighbors have them. Sure, I'd love a 2 story, stick built mancave, but I'm fine with a really good pad and a VersaTube until I win the lottery. And, as long as the door is under 8 feet and the accessory under 900 sq feet, it's legal (I'll confirm, but my read is that I don't need a permit. The retaining wall, on the otherhand, I'll need a permit.

 

[TechieTechie]

Offhand question. How hard is it to take DOWN a VersaTube garage (assuming unfinished on the inside). Thinking I will buy/install in the short term, just to get my cars under cover, but I may want to relocate when the final location is built out.

And, immediate ROI is not a concern. I plan on living in this house until I can't climb stairs (hence the garage no more than 1/2 a story down)

 

[carcruse]

The house needs mechanicals and some other 'stuff', but that's factored into the purchase price. That's not the question here really, it's where to put the garage.

City setbacks are 25 front, 12 side. I can put a 24x24 in front of the family room (offset) and still be within the setbacks. 20x20 directly beside the family room with a small variance. On the left, it would have to go behind (house is about 13-14 feet off the line on the left)

Is that 12 side the total sideyard setback or 12 on each side? Most communities around here give the total then state the minimum. For example: Sideyard setback: Total of two: 15 feet (6 feet minimum). In this example, a person could have a 6' and 9', 7' and 8', etc. as long as one is atleast 6 feet and they total 15'.

 

[TechieTechie]

For us, side yard setback are applied to each side.

 

[carlaisle]

I plan on living in this house until I can't climb stairs (hence the garage no more than 1/2 a story down)

Now is the perfect time to plan for your elevator install.

 

[TechieTechie]

Now is the perfect time to plan for your elevator install.

That might be cheaper than stem/retaining walls. All else fails, I can plop it in the center of my back yard The nice thing is that this house really has possibilities.

 

[mschoo92]

What about behind the house with the doors a "left turn" from your existing drivway? You could connect it via your outcropped center part of the house. In the process you would create a courtyard that could be a nice entertainment area....

This sounds like a good setup if you go the attached route, you'd still keep the family room windows on the front of house intact. I like the idea of the courtyard too, I forgot whose build I saw in the garage gallery forum but he had glass doors on the side of the garage addition out to an outdoor patio or courtyard, looked beautiful.

I know, and I'd prefer to have the 2 car anyways. I'm thinking that I leave the existing house alone and build a standalone with a small breezeway.

If you're leaning towards a detached, maybe something like this? You'd have to place it far enough back to be able to swing a car into and out of the left bay, but you'd still be able to do a courtyard like Red 17 suggested and might help tie it in so it feels like a cohesive design.

 

[rsanter]

I’m thinking right side.
set it back a bit from the front so the front of the garage will be about midway of that wall. This preserves a window and you use the rear window for the door location.
this also gives you more room to the property line due to the angle of the house.

i agree with a garage the heigh of the house or close to it.
i even think you could add a room on top of the garage as a hobby or storage room as an option.

i would add 3-4ft to the depth of the garage for added room as you are limited with side space

 

[Hooked]

Consider the right side adding a section identical to the current center section. 20' wide by whatever the length of the current center section. Make the garage entrance at the current level of the driveway with stairs to the entrance to the family room and a high ceiling in the garage for future lift install. May be a tight fit for two cars but would give you plenty of work space in the rear.

 

[Joemctag]

I’d consider like post #17, but with garag rotated counter-clockwise and could then be moved more to the right ,even.