Jack D
Well-known member
I'm Jack, but Pa to my grandkids. So this is my garage!
Been lurking and reading trying to get a handle on designing and building a detached garage. I have read many posts asking for comments and suggestions and I have decided to do the same.
I have finished my outside design and I have used many of the comments I read in my design. I’m posting and looking for additional comments so I can make changes before I apply for the actual building permits and sign the final contracts for a spring 2016 build.
The size and height are not changeable as they have been negotiated with the local zoning board and appeals board. I do have some flexibility and I took advantage of what I could.
The details: The garage can only be 17’ x 26’ and no higher than 15’ and have no larger than a 9’ high overhead door as stipulated in my zoning variance. I also have to position the building exactly where my application shows it will be located. The variance I received also states that it must be in harmony with the house so that dictated siding, window and roof materials. The house was built by me in 1970 but the house has just completed a total renovation and update so all the exterior materials and colors are available for the new construction.
My garage was designed to house my current motorcycle inventory, my intended work area and space for my 15’ enclosed m/c trailer. I also intend that in the near future (when I finish the garage) to start to work on a 50’s British spots car restore and eventually I would transition away from motorcycles. I’m already in my 70’s and I have been riding continuously for 45 years so that time is approaching very fast.
In the attachments there are design pictures showing my exterior design. The garage is positioned north to south and all the windows and man doors are all facing west to make use of afternoon and early evening natural light. I am not worried about security. I expect window will help with heat on winter afternoons. I have added a transom dormer for addition light. The ceiling will be open to the peak and will have conventional joist construction. The walls will be 2 x 6 and the ceiling height will be 9’.
Since my property is a corner lot I was able to add an additional driveway and put two overhead doors in a basic 1.5 car garage. My plans have oversized doors to allocate the short 17' wide floor space so I can get things in and out without moving or sliding vehicles. The rear overhead door opening to the street is 8.5’ x 10’ wide and the front overhead door is 9’ x 12’ wide and that door opens to an existing driveway. Technically the the side door will open on the front vehicle space but will actually make the 1.5 car garage a 2 car if I have smaller vehicles. I have an attached 2 car garage in the house and a 8' x 16' shed for garden tools and such. My design calls for a full 9’ access to the front overhead door to make full use of the 9’ ceiling. My contractor says they will design the door to open above the ceiling joists. He says they have done this before when they have done similar height restricted buildings and want full ceiling height access.
What I am not sure of is the footing and concrete work. This is what I am looking at present.
Foundation work: Excavate for foundation, pour 10x16 keyed footing, pour 8 inch thick frost walls, backfill foundation. Install and compact 16 yards processed gravel inside building. Rough grade exterior of building. Pour minimum 4 inch thick concrete floor with 3500# fiber mesh mix, & wire. (Walls and footing will be 3000# mix.) I'm not sure this floor mix will support any type of small lift or multi level car storage contraption.
My attachments show the cutaway look at the inside and two looks at the exterior. I have not done much on interior design other than having the electrical and communications panel behind the single man door. I think a 60 amp sub panel should be enough as I will use all LED lighting and probably just run a small air compressor.
Been lurking and reading trying to get a handle on designing and building a detached garage. I have read many posts asking for comments and suggestions and I have decided to do the same.
I have finished my outside design and I have used many of the comments I read in my design. I’m posting and looking for additional comments so I can make changes before I apply for the actual building permits and sign the final contracts for a spring 2016 build.
The size and height are not changeable as they have been negotiated with the local zoning board and appeals board. I do have some flexibility and I took advantage of what I could.
The details: The garage can only be 17’ x 26’ and no higher than 15’ and have no larger than a 9’ high overhead door as stipulated in my zoning variance. I also have to position the building exactly where my application shows it will be located. The variance I received also states that it must be in harmony with the house so that dictated siding, window and roof materials. The house was built by me in 1970 but the house has just completed a total renovation and update so all the exterior materials and colors are available for the new construction.
My garage was designed to house my current motorcycle inventory, my intended work area and space for my 15’ enclosed m/c trailer. I also intend that in the near future (when I finish the garage) to start to work on a 50’s British spots car restore and eventually I would transition away from motorcycles. I’m already in my 70’s and I have been riding continuously for 45 years so that time is approaching very fast.
In the attachments there are design pictures showing my exterior design. The garage is positioned north to south and all the windows and man doors are all facing west to make use of afternoon and early evening natural light. I am not worried about security. I expect window will help with heat on winter afternoons. I have added a transom dormer for addition light. The ceiling will be open to the peak and will have conventional joist construction. The walls will be 2 x 6 and the ceiling height will be 9’.
Since my property is a corner lot I was able to add an additional driveway and put two overhead doors in a basic 1.5 car garage. My plans have oversized doors to allocate the short 17' wide floor space so I can get things in and out without moving or sliding vehicles. The rear overhead door opening to the street is 8.5’ x 10’ wide and the front overhead door is 9’ x 12’ wide and that door opens to an existing driveway. Technically the the side door will open on the front vehicle space but will actually make the 1.5 car garage a 2 car if I have smaller vehicles. I have an attached 2 car garage in the house and a 8' x 16' shed for garden tools and such. My design calls for a full 9’ access to the front overhead door to make full use of the 9’ ceiling. My contractor says they will design the door to open above the ceiling joists. He says they have done this before when they have done similar height restricted buildings and want full ceiling height access.
What I am not sure of is the footing and concrete work. This is what I am looking at present.
Foundation work: Excavate for foundation, pour 10x16 keyed footing, pour 8 inch thick frost walls, backfill foundation. Install and compact 16 yards processed gravel inside building. Rough grade exterior of building. Pour minimum 4 inch thick concrete floor with 3500# fiber mesh mix, & wire. (Walls and footing will be 3000# mix.) I'm not sure this floor mix will support any type of small lift or multi level car storage contraption.
My attachments show the cutaway look at the inside and two looks at the exterior. I have not done much on interior design other than having the electrical and communications panel behind the single man door. I think a 60 amp sub panel should be enough as I will use all LED lighting and probably just run a small air compressor.