My Townhouse Tuckunder Build

[SpecBC]

Hello Everyone,

I have lurked on this forum for a while but I am now about to embark on a critical project of my own that will allow for even more critical projects! I recently purchased my first home, which is a multilevel townhouse.

I have been renting for quite a while and my only garage was 1.5 hours away so it was very inconvenient to try and work on any type of car project. I was very excited to purchase the property as I have been watching these townhouses for a while. Luckily it all worked out and I am the new owner!

Now, on to the important part and task at hand: The garage is a 19x19.5 tuckunder 2 car garage.

Initially, I thought this would be fine but after some thinking, I have realized that I just have too many tools/parts and ultimately would like more space.

[/URL]

Luckily, I do at least have some options, but it will not be easy! There is a utility/laundry room on the other side of the wall from the garage.

My plan is to move the washer/dryer to a closet on the bedroom level(one floor up) and tear the wall down. This should result in an additional 7'x13' space. I will use this as more of a workshop/fabrication area to keep my welders/welding table and some other tools.

And it's done! JK, that TV is actually for the townhouse but I do have some plans for the garage.

That fridge is actually for the garage, I will likely mount it on a shelf with cabinets. Given that it is a four level townhouse, and the kitchen is 3 floors up I'd rather save some energy when needing a drink.

I do have some in-wall/ceiling speakers there that I got brand new off of craigslist for a great deal. They are Polk Audio RC85i(2 way, 8" woofer). I am still debating on if I should install them or not. It may be the best in terms of staging while working around the garage but I am concerned about sound up to the guest bedroom above which will have a roommate for the next couple of years.

Realistically, I will need to install a fire rated enclosure so that should help prevent a lot of sound leakage but we will see. My other option is just setting up some bookshelf speakers. I had my eye on some Sony SSB-3000 3 way speakers but they are now discontinued. I would just set those on a shelf actually on the very outside of the garage door firing towards the workshop area.

I have additional plans as well but they are longer term goals. My main goal is to open the space up and be able to move all my tools in. Then I will be setting up a build table to design my own mid engine AWD supercar.

Future projects/goals include:
Urethane floor coating
wall paint
MaxxJaxx two post lift
Mount old flat panel tv on wall
2'x4' LED panel lights
Garage Heater(likely electric but I do have a gas line if desired once I move the dryer)

Due to the fact it is a townhome and it is common wall construction, I may need to address soundproofing as well. I have done some research and have some ideas on how to do this but I don't want to add complexity if I don't need to.

Stay tuned, work is currently very busy but I am hoping to determine truly how hard/easy it will be to move the washer/dryer then I will begin the wall demolition in the next month I hope.

In addition to the garage I am also installing some in-wall speakers in the house loft area to go with the TV you saw so I am excited for that as well. The place itself will undergo some updating over the next couple of years which I look forward to doing.

Hopefully my project ends up being entertaining and somewhat educational to others as I will for sure learn a lot by doing this!

Ben

 

[rocket06]

Congratulations on the new place. Are you sure that wall isn't load bearing?

 

[SpecBC]

Congratulations on the new place. Are you sure that wall isn't load bearing?

Thanks! I am not 100% certain but I don't believe it is load bearing. My assumption(which may be wrong) is that the units are likely only 19' wide so that the can use 20' beams and the common walls are load bearing. This makes sense to me but doesn't mean it is correct.

It may be hard to tell without removing drywall but maybe I can use a stud finder to see if there is only a single 2x4 at the ceiling?

If there happen to be support beams coming down, I'll just have to work around them. I obviously don't want to compromise the structure but do want to be able move freely.

Any suggestions on determining load bearing without drywall removal?

Thanks!
Ben

 

[ajohno]

Congratulations on your new home. I hope your plans work out for a bigger garage.

 

[jar944]

Thanks! I am not 100% certain but I don't believe it is load bearing. My assumption(which may be wrong) is that the units are likely only 19' wide so that the can use 20' beams and the common walls are load bearing. This makes sense to me but doesn't mean it is correct.

It may be hard to tell without removing drywall but maybe I can use a stud finder to see if there is only a single 2x4 at the ceiling?

If there happen to be support beams coming down, I'll just have to work around them. I obviously don't want to compromise the structure but do want to be able move freely.

Any suggestions on determining load bearing without drywall removal?

Thanks!
Ben

pull a recessed light can in the lower level, if the joists run front to back it is almost certainly load bearing. (or just look @ how the ceiling drywall in the garage is nailed in.)

Not a big deal if it is load bearing, just put in a header and a single door. you will like the climate control on the interior shop.

like this:

 

[SpecBC]

I think we may be in business!

I decided to cut a hole in the wall of the closet(as you can see it was my first time with a drywall saw lol). Talk about lucky, there should be space for the dryer vent tubing right there!

I believe this actually runs down into the garage, that boxed in area by the ceiling of the garage I think contains these HVAC ducts so I should be able to run another one there with minimal issues I hope.

I hope this answers the question about a load bearing wall. The beams appear to span across the common walls as I suspected. They are triangulated 2x4's which is interesting. That is actually pretty helpful to me in that it makes it a lot easier to run wiring/ducting/plumbing without drilling holes.

Am I wrong in thinking those are the only weight bearing members so I should be fine knocking the wall down?

I am pretty pumped as this may end up being not too bad of a project to relocate the washer dryer, but I don't want to speak too soon...

Ben

 

[rsanter]

I don't want to derail you plans but are you sure you want to give up closet space upstairs?
If it was me I think I would relocate the laundry room to the storage room aligned under the stairs.
Then I would install double doors or a roll up door leading from the garage to the current laundry room. This way you can have an enclosed work area that you can open up when you want to

Also....what is that patio type space behind the existing laundry room. Can you enclose that space and make use of that? Even if it is just basic storage it can be put to good use

Bob

 

[SpecBC]

I don't want to derail you plans but are you sure you want to give up closet space upstairs?
If it was me I think I would relocate the laundry room to the storage room aligned under the stairs.
Then I would install double doors or a roll up door leading from the garage to the current laundry room. This way you can have an enclosed work area that you can open up when you want to

Also....what is that patio type space behind the existing laundry room. Can you enclose that space and make use of that? Even if it is just basic storage it can be put to good use

Bob

Valid points and suggestion. Unfortunately, that storage space is under the stairs so it is only 8' ceiling height right at the doorway then drops down to about 4' otherwise it would be an option and one I likely would do.

There isnt actually patio space, the laundry/utility room is also half below ground. Plus, since it is a townhome the assocation would not allow me to build a structure and alter the exterior haha.

I appreciate the suggestions and ideas though as it may be things I do not think of. The idea of enclosing it with double doors is a possibility, I will have to think about that one!

Thanks for the input.

Ben

 

[SpecBC]

Hey Everyone,

It has been quite a while, finally got around to doing some more work on the garage. I need to get it in good working order for the winter.

Obviously you can't work out in the garage without some good tunes. I ended up going probably overboard but I do like good music(as terrible as the space is haha). These are some Yamaha NS 6490 speakers. The sound quality is great and they still do not distort at loud volumes but I will admit the bass is a little underwhelming from the 8" woofer. My neighbors likely appreciate that though

Believe it or not the most economical way to get a decent Bluetooth cd/player amp with decent RMS power was to buy a whole different unit. This is a Samsung MX J630, which has 230w total, I can't find a good actual RMS number but I would hope it's more around the 75w per channel level. Bluetooth works well, haven't used the CD tray yet. It has EQ presets and you can do your own. It unfortunately only has a remote app for android and not apple though just FYI.

My old flat panel put to good use. This is a 42" LG, only 720p but I don't care in the garage at the moment. I still need to put in an outlet and am trying to decide on if I should hook up like a mac mini or some type of small computer.

I also need to figure out a way to get cable down there through wifi to watch football. Someone said Xfinity now has some usb module, is that true? Any other options outside of slingbox? Not looking to spend a crazy amount.

Excuse the mess, but working on getting the Max Jax installed. Unfortunately ran into an issue where the plastic plug broke off, but Dannmar is sending a replacement ASAP and the install guys said it was super nice dealing with them so that is great. Hopefully once that comes in it will go smoothly. I am a bit annoyed I waited so long(nearly a year) to hire someone, I originally planned to do it myself but once I made time I was a bit concerned about doing it right haha, oh well.

Another angle, you can see the speakers are firing into the garage. I did this again for neighbors sake so even if I do have the doors open hopefully it is a bit less obnoxious. I set them at heights that would be pretty much over a car roofline and close to the correct height when the car is lifted to still hear. I was a bit restricted due to outlets and such. I used corner shelves from Home Depot and modified them in case anyone is wondering.

That's all for now. Future plans are definitely more lighting, likely some flat panel LED lights since I only have one bulb right now. Also, I'll finally be knocking that back wall down.

I am planning to insulate the garage door but am trying to decide what to use, as I want it to be functional but also look fairly nice/clean aka not flexible fill. If anyone has suggestions I am definitely open. That will likely be my next venture since it is now winter here.

Longer term I have a goal to soundproof the walls with more drywall for my neighbors sake but we'll see what the cost is. Also will coat the floor but I'll probably wait until next summer for that at this point.

I did film the max jax install as far as I know, I need to go back and watch and edit and I'll likely start a youtube vlog of the progress to follow as well.

Any thoughts/suggestions welcome.

Thanks!
Ben