Need help and Ideas in adding on garage!

[finoke]

We love our home but it only has a one car garage. Parking on the street is getting crowded so we want more off street parking too.

I would like to double the garage and add more parking. Can someone detail what steps need to be taken and what sequence they should be taken in to do so.

I have 26 feet from the right of the exising garage to my fence. I would like to go back only as far as the existing garage, so I don't have to move the dog run. Is this enought to do a turned garage?

I'm kinda lost as to where to start. My first thought was to have a pad poured that would be adequate for a garage, but use it as parking while I figure out what I really want done.

I did remove a large tree in front of the property to allow access to the spot. But after that I need a lot of help! Any input would be appreciated!

Thanks
Finoke

 

[Steve in Mi]

It looks to me as most all of the watershed from the sidewalk back in your front yard now exits to the rear of your lot through the very spot you want to build on. It might be possible to divert it still further around the 'new' garage but will need to be part of the overall plan. That is one big stump there, what is your plan for dealing with it?

 

[finoke]

I agree. The drainage issue has to be resolved. The water does tend to come down from the sidewalk towards the house.

I was going to have the stump ground down as far as possible including all the surface runners.

Is it worth calling an Architect and would they put together a plan that includes drainage???

 

[rodnok1]

First find out what setbacks are in your area, definitely you would need to slope the driveway to the side and regrade the side yard. Since you are in an area that freezes I wouldn't just pour a pad and build later, you need to consider footers and getting below the frost line otherwise you couldn't build on it without it heaving. If you were talking about a garage "turned" sideways, I don't think you have enough room. Figure 16-18 feet min for car and then add turn in, that would leave 10 feet, but with setbacks you prob couldn't do it. If you are considering this actually try and turn in were you want the door(s). Just as a side note, do you have another way to access the back yard on the other side of your house?

 

[autoist]

Why not just punch that single car garage out to a double with about 5 extra feet along the new side? That is, if the setback rules allow....roof is already set to just be extended.

 

[finoke]

Just as a side note, do you have another way to access the back yard on the other side of your house?

I have a small walkway to the left of the house. The dog run to the right has 2 five foot sections that pull up for access to the yard.

 

[finoke]

Why not just punch that single car garage out to a double with about 5 extra feet along the new side? That is, if the setback rules allow....roof is already set to just be extended.

It sounds like that may be the easiest and most logical way to go, since I don't have enough room for a turned garage.

How much of the 26 foot is needed if I extend the current garage to the right to make it a two car garage?

Is it possible that I can extend the garage one to the right and still have enough room to park a car next to the new garage?

Thanks for all the replies so far! Great site!

 

[rotus7]

Side parking plus the garage addition will depend on your setback. Do you know if you can get approval from your local jurisdiction to even expand your garage? Considering your lot drainage situation, your unfamiliarity with planning/setback and all that, I would suggest finding an architect, designer/planner, or a very competant contractor (one willing to work with you on the planning).

My first suggestion is to talk with the city to see what all you need to do for an expansion. They may be able to advise you on the next step(s) you need to take in order to make this dream a reality. Don't get discouraged though, sometimes cities are hard to deal with leaving a person very disallusioned about their plans.

 

[Steve in Mi]

I agree that you need to contact your zoning officials to see what the side yard requirement is. I would invite an on-site inspection to discuss you preliminary plan. Inquire of the zoning/building inspector names of planners they like working with to make this happen. Other considerations/questions; a catch basin in front of the expanded garage with underground routing to the back, saving the present end wall - relocating it 16' (or so) to the right, new floor/foundation will no doubt have to match what is already there, possible overhead door access to the backyard (drive-thru) if that would be desirable.

 

[finoke]

Thanks Guys! That is the info I need. I will contact the County to see what I can or can't do. And I like the idea of having an onsite inspection from the county and inquiring about local builders that they deal with.

I agree, I think I will need drainage from the bottom of the hill before the garage door because water starts to pool there now during very heavy rains. Thats a good idea to run a drain under the slab before it gets poured to take water from front to back.

I'll be looking for an architect or planner too.

Any other input is appreciated. Thanks and keep it coming!!!

 

[finoke]

Okay, it turns out that no permit is needed for concrete in New Castle De. But you do have to get Deldot to approve a wider entrance from the street.

The county said they would need pictures of the footings being poured (including ruler) for when I do intend to build on to the existing garage.

I found a good concrete contractor that works in Delaware and MD. Mr. Concrete.

The job turned out great with proper slope and drainage.

I'll probably wait till next year to contract out for the garage to be widened.

thanks for everyones help.
Tom

 

[JMURiz]

That looks real good, best of luck when you extend the garage.

 

[finoke]

Thought I would give an update since its been a year since my first post.

The garage is finally going up. Here is the latest picture!

 

[Steve in Mi]

Hey that looks fantastic! You had some hurdles to overcome but you did it - well done.

 

[finoke]

Hey that looks fantastic! You had some hurdles to overcome but you did it - well done.

I'll say, thanks! Garage is done... Final pic

 

[JMURiz]

Great looking stuff, that's one heck of an upgrade!

 

[Old Moparz]

Nice job, & cool to hear that you didn't have any zoning & planning obstacles to mess you up.


Now then, what's the deal with the shaker hood? Any more photos of the car it's on?