Thanks for the replies, I was trying to be as informative in my original post as possible, however I seem to have missed some explanations, my apologies. So I will try to make everything a bit more clear.
Sorry if I missed it, but you spent a lot of words to describe your effort to shrink down the garage, and no where you explained the reason. Are you trying to save money? Is it a zoning/by-law issue?
In our area we are only allowed a certain amount of lot coverage and square footage. What I didn’t explain when mentioning about the balance between house space and garage space was in particular the great room or tv room (which I attached with a rough 8ft couch placement and chairs) is a bit tight looking with the foyer in there too. Last thing I want is to be sitting watching tv (all 5 of us) and thinking this room is too small and how I should have added a foot, or looking at how narrow it is walking from the front to the back. Another thing is that there are 3 floors, the basement being partly a suite as a mortgage helper (Our little lot here costs over 1million just for the land, sickening I know) We are not allowed to build under the garage regardless so shrinking the depth of the 24 garage will allow for a bigger basement and suite, along with tv room, etc..
Here in our city attached garages are limited to 452sqft anything over comes out of the house footage. I am at 648 so I have taken 196sqft from the house. Funny thing is if the property is a bit larger than a standard 33x120 (which ours is a bit larger) the garage footage allowance doesn’t increase.
I agree that 24' should be minimum depth, tung to go to 22' is going to upset you until you sell the house.
There are some garages I've seen here with a lift in a 2 car but it's definitely harder, hopefully some of them see this and chime in.
Can you post elevation drawings or the full site layout? Can that concrete pad slave to the right be incorporated into the garage and could be a work area/ bench toolboxes?
As it looks like you're far north... how many cars are desired to park inside at night?
I have attached some photos for reference. The pad on the side cannot be enclosed as we are currently built to max footage, would be great if I could enclose it, maybe one day. Wife has her suv which should be inside, I have a pickup that will be inside. I have a van provided by work that sits outside and will likely be in the rear yard for security purposes. I also have a project car that will be inside and hoped to store some of my father’s collector cars hence the hoists
At 24x27 you have a decent 2 car garage w/ some room front and to the side for tools and bench. I don't think you will be happy putting a lift in it though. We haven't seen roof lines so not sure but, would it be possible to extend to the rear running the roof over the mudroom AND the pad. You have the front of the garage set back a foot or two from the front of the house so extend the garage out the back by the same amount? Can the mudroom be made narrower? If those could happen you would have a nice tool/bench/etc area so the 27 would be much less of a restriction.
Yes the rear pad was to be covered by the house roof. Plan was a M roof over the two potential garage bays hopefully grabbing some extra height. See attached photo. Mud room is likely going to be high traffic with the wife and kids coming from the garage or outside. We have 3 boys under 5 so slimming mud room might not be a great idea, however, maybe could push it back into the deck a foot didn‘t really think about that.
My garage is 25' deep....and it's not enough (never is)
Do you really need the den?
Your biggest issue is the stairs....they are eating up a ton of room. Get rid of the landing and you gain a lot of room. And, the space under the stairs if you go straight can make a great closet and/or toilet sink area
The den is actually an office and we will need it as the wife is going back to work after her maternity leave. Her office job has switched to work from home since the pandemic. The stairs do eat a lot of space, originally they were not on the drawing until I asked where they were going to go. My father in law suggested removing the landing also, I think we will do that or shorten it substantially. New photos shows split level so under the stairs won’t be that high unfortunately. Toilet would be nice and has been considered, the point of that door to the pad was originally to open the garage to the back yard so I can watch the kids play.
As others have said above, if you're able to extend the roofline to incorporate the exterior pad and the mudroom, you would have space for tools, could move the stairs, etc. You would gain significant usable space.
What is the push to reduce the length to 22'? What option do you have to increase it to 28'?
As I mentioned above in this post we are built to max and cannot enclose this area and yes will have the pad covered as part of the house roof. I think you are also talking about (correct me if I’m wrong, if we were able to enclose and put the stairs there) narrowing the rear garage door width connecting to the pad in the process. One thing I didn’t point out yet is, if all hoists are lifted, I was actually hoping to be able to pull a car through that door at the back. This would place the vehicle parallel to the lane incase I really needed to be inside with lots of space around a vehicle. Not sure if that makes sense, that would give me a 27 deep 24 wide single car temporarily with cars stuck above on hoists. That’s probably the closest I’ll get to 28 deep.
I'm building a garage to primarily park cars. I spent time on driveway with wife and chalk and bins. We decided 26' x 26' inside was minimum to not bump doors and be able to walk around both cars. Outback and Crosstrek. Ended up at 28' x 32' outside dimensions to hang canoes on wall in front and some tools - takes and shovels and such - on sides. Had a smaller garage and hated hitting rake handles when opening car door, and having to hoist canoes on pulleys and lines overhead.
YMMV
I have been, through the entire house plan, laying out the rooms with the tape measure to give my wife more perspective of all the sizing, last thing I want to hear when it’s built is “it’s a lot smaller than I thought“. My father in law suggested a shed which we will likely have to do. I think that would be good for bikes and garden related things but not where I believe my tools belong, running across the yard for car tools would be a pain. I also cringe at the thought of a shovel or rake landing on the paint or even a kids bike dragged down the side of a car.
At the bottom of your drawings I can't help but think, can't that guy draw a straight line? Look at the way the porch roof and garage integrate in this guy's house,
https://www.garagejournal.com/forum/threads/out-on-quaker-road.277462/page-113#post-9216550
A simple straight front wall with a covered porch that runs into the garage roof. Adds maybe 6' to the length of the garage.
good luck
lg
no neat sig line
Not exactly understanding what you mean here, maybe you could explain? Extra 6 ft would be nice. What I do know is the house would look quite square and flat as a straight line. The architect intentionally has set the garage slightly back which will improve the overall front look of the house. Also there is a set building envelope from the property lines, aprox 5 ft on the sides 19 ft in front and 24ft in the back. Also again we are at max footage and lot coverage
Going from 24 to 23 saves almost nothing, always build on 2 foot increments, 4 foot is even better. remember that measurements are outside, interior are almost a foot less. The lifts are another thing to consider, you need room to
mount them and work around them, esp. as there will be 2. My garage is 24 w by 30 deep and I find it tight to work in
and I have no lift, though I have a 1950 chevy truck that is apart enough to be most of the problem LOL.
When you are taking about the 24-23 savings do mean lumber cost? That’s also probably why my father in law said 22. I also believe, if the drawing is correct, I have a finished interior dimension of 24x27 currently. I hear you about the project, I was really hoping to throw mine up out of the way on a hoist as it would help until I find some time for it. Not to mention it would also make it easier to finish. Working under jack stands was fine when I was 16 but not what I want to do today.
I hope I answered everyone’s questions, explained the situation better, and do very much appreciate all the input
