My Garage Addition

[Egan]

I've been on here for quite a while gathering information and opinion and I figured it was time to share my little project. I hopefully only have about a month left on the construction.

Here is a before picture of the house and attached garage:

The plan was to extend the garage to the west 15' (left) and to the south 9' (towards the street). The master closet and bath are above the existing garage, so I am extending the closet out in an L shape the same 9' (this is how I got my wife to buy off on the project ). In the end I will have with roughly 1,086 sqft of garage space and a 2-post lift.

 

[Egan]

I have a contractor building the garage, but I did quite a bit of demo myself.

First thing was to tear down the fence and break up the concrete parking pad on the west side of the house:

Then I got to have a little bit of fun with this:

I completely tore up the front yard and cut in additional driveway space, and moved all of the broken concrete out to the street for pickup by a transfer truck:

 

[Egan]

As you can see from the fence demo picture, my gas meter is in the way of the addition. My water main runs right next to it as well, so both had to be re-routed. Digging through oak roots is not fun!

 

[Egan]

With the lines out of the way, the real construction could start - or so I thought. The arborist decided that a couple of my oaks were going to be problems, so out they came. We had to pull the stumps so we could backfill and compact and that took an act of god/large excavator.

A nice clean start:

 

[Egan]

So now we could finally begin "real" construction:

Forms:

Foundation poured and walls started:

Slab poured along with final footing:

 

[Egan]

More wall work:

The beginnings of the roof. My pitch was some oddball 3.7/12 thing so I ended up with 13' high ceilings. It's about a foot more than I need for the lift, but I am not complaining:

 

[Egan]

Some more work:

 

[Egan]

The last pics are from earlier this week. I'll post updates as they happen. I'll also try to get a picture of the beam that supports the second story where my old west wall used to be. This thing is an absolute monster!

 

[SuperKid]

Great addition! I'm digging that Titan as well.

 

[DaveL.]

Awesome job you're undertaking there. keep the pictures coming...

 

[Stuart in MN]

Looks good, keep the pictures coming.

No one ever complains about having a garage ceiling that's too tall.

 

[Egan]

So there was a bit of an oddity in the design. As you can see from the pics above, the very front of the west addition is gabled and the rear is an extension of the main house gable. Well, I decided to rafter off the slope and use the attic space I created for storage. It will also make the drywaller's ceiling much easier to install (not to mention the lighting).

 

[Egan]

Today's pics - the sub-roof is starting to go in and my rough framing inspection is Friday. We haven't been able to put up a lot of siding because it would hide a lot of the connectors that have to be inspected.

 

[JMURiz]

Looks great, what a deam garage!

Question, did you go 24" OC for the rafters while using 2x4 stud walls? Just curious since my contractor is attempting to stiff my by using 24"OC rafters while my plans spec'd 16"OC.

 

[Ryan]

very cool...

 

[Egan]

Looks great, what a deam garage!

Question, did you go 24" OC for the rafters while using 2x4 stud walls? Just curious since my contractor is attempting to stiff my by using 24"OC rafters while my plans spec'd 16"OC.

The rafters I added for the storage space are indeed on 24" OC. These were an addition to the plans, so the roof and structure were fully supported without them. I just went 24" to save some money since they will carry very little load. The remaining rafters are 16" OC. The 2x4 studs are doubled on the west part of the house for some added rigidity and structural support since the walls ended up being higher than we thought due to the miscalculation of my designer on the roof slope.

 

[Egan]

Well, the house is almost completely closed in. I'm finishing up the rough electrical myself and hopefully it will be done Monday with drywall to follow right behind it. The gutters went in today and the roof goes on tomorrow. I can't wait to have a driveway again.

 

[JMURiz]

Wow, you're making me look bad, I started long ago and yet to have gutters or siding. Looks awesome! Hopefully you had a good contractor, sure looks like it.

You keeping the round driveway around the tree and a straight one into the addition?

 

[Egan]

I have no idea what to do about the driveway. Now that I moved the old garage 9' closer to the street that tree makes for a giant obstacle and I don't trust my wife to not hit it.

 

[Rollman]

Looks great , what's the height on those garage doors ? That tree needs to go . From the looks of it you don't have much of a driveway . I'm surprised they let you build so close to the roadway.

 

[SCOOTER]

I agree axe the tree.............

 

[autoist]

Have the wife use the door farthest from the tree!

 

[Egan]

Looks great , what's the height on those garage doors ? That tree needs to go . From the looks of it you don't have much of a driveway . I'm surprised they let you build so close to the roadway.

The picture may make it look closer than it really is. My setback is 25' and the closest point sits at 35'. So the driveway to the left would be 35' long and the driveway to the right would be 44'.

The doors are just over 8' high each

 

[Egan]

Here's the latest progress: The exterior is complete except for paint. Electrical inspection is Monday, insulation is Tuesday, and the sheetrockers will start Wednesday. Hopefully I will be painting the interior next weekend and then I can start on fixtures. And at some point the garage doors and driveways will go in.

From the street it looks like I have more garage than house!

 

[DynoDave]

From the street it looks like I have more garage than house!

As it should be! LOL

Excellent progress

 

[bmwpower]

Any plans for the interior?

 

[Egan]

Any plans for the interior?

The tall garage on the left gets a Rotary 10K lift.

I still haven't decided on which cabinets, which air compressor, and what type of flooring to put in. I keep bouncing back and forth between VCT tile and the Costco version of RaceDeck. I'm not a big fan of epoxy, although I did consider some of the DIY kits. I put in a 30A ckt and wiring for the air compressor, so I should be good up to 6HP which is more than I need. As for cabinets, IKEA has some really nice Kitchen pieces that you can mix and match and change facia on (plus my step-daughter works there and gets a 15% discount ). I had considered the Gladiator stuff, but it is overpriced for what you get.

I'll tell you this, I will be happy to have all of my tools accessible again. It's been a nightmare trying to find tools, screws, cords, etc. while it's boxed up in the shed or other places.

 

[Willy Victor]

Well, the house is almost completely closed in. I'm finishing up the rough electrical myself and hopefully it will be done Monday with drywall to follow right behind it. The gutters went in today and the roof goes on tomorrow. I can't wait to have a driveway again.

Egan that tree has to go,it's ugly anyway. Plus your wife is going to slam into it. Great looking garage

Willy

 

[Egan]

Egan that tree has to go,it's ugly anyway. Plus your wife is going to slam into it. Great looking garage

Willy

The tree is a goner (check out that stump!)

I added a nice little retaining wall:

This may be a bit too much driveway though.

Concrete gets poured tomorrow!

The garage doors are not 100% complete. I still need the correct inserts and the carriage hardware.

 

[bmwpower]

That's one big slab. Looks awesome without the tree, too.

 

[JMURiz]

Looks awesome....BTW no such thing as too much driveway!!!

 

[tuned10]

Looking real good! That driveway will be very nice.

 

[Egan]

These pics are from about 3 weeks ago while concrete was curing:

The garage doors were finally finished tonight, but it's too dark to take pics. In the meantime I finished landscaping the front yard, building my cabinets and pegboard, and I started re-organizing things. My tankless water heater goes in tomorrow. It's coming along slowly but surely. I should be about 98% done next week.

 

[boiler7904]

Looks good. Got any pics of the interior?

 

[Egan]

Looks good. Got any pics of the interior?

Too much **** in the way right now. I'll take some pics later this week after the lift is in and the rest of my stuff is somewhat organized.

 

[boiler7904]

I understand the "too much ****" syndrome. I've been doing projects inside the house for my fiance, so that means the garage is the landing place for all kinds of stuff. I don't even want to think about the garage right now it's so bad.

 

[Egan]

Well, the lift works:

 

[Egan]

Some shots of the interior:

 

[Egan]

 

[Egan]