Seattle Residential Garage Build

[miamivice]

Hello all!

Just wanted to share my garage plans and build with everyone here and look forward to any advice, etc. My contractor and I just got permits from the city the other week for a 20x20 addition to an existing 20x26 detached garage already on my property.

I have a corner lot with a 20x26 detached garage already there. Being in Seattle, I have to deal w/ hills and small lots, as well as the many difficult city codes for building. Here is the exterior plans for my structure as well as the best images i could pull off of google of my existing garage (thought I had some actual pictures that I took on my computer, but i guess not).

My contract is going to start building mid November. To be honest, I don't really like how the roof lines work, but it is the best we could come up with to make it work (the existing garage on the left cant have a higher roof line then 15ft up to about 17ft from the left of the structure (20ft from the property line as it is considered rear lot)

Any thoughts, feedback, other ideas are welcome.

https://scontent-a-lax.**.fbcdn.net/hphotos-ash3/1382780_909907496245_631230306_n.jpg
https://scontent-a-lax.**.fbcdn.net/hphotos-ash3/1385248_909907311615_1763629908_n.jpg
https://scontent-a-lax.**.fbcdn.net/hphotos-prn2/1385780_909907211815_1653081144_n.jpg

Thanks for looking! I will update with pictures as I go along (my first time doing any sort of build like this)...

 

[kd3pc]

Is there a reason that you can not keep the same truss lines on the addition and just cut them in to the "right" side (as we look at it in the last pic) of the existing garage? Looks like you are cutting a "dormer" in to the existing garage just at a 90 degree to the truss.

this would save some $$ on roofing and guttering and eliminating the dormer/bridge

 

[miamivice]

Is there a reason that you can not keep the same truss lines on the addition and just cut them in to the "right" side (as we look at it in the last pic) of the existing garage? Looks like you are cutting a "dormer" in to the existing garage just at a 90 degree to the truss.

this would save some $$ on roofing and guttering and eliminating the dormer/bridge

Well, the problem is the first 20 feet from my rear yard line i can only have a 15 ft high roof line. The current detached garage sits about 3 something feet away from the line (see the verticle line in the sketch below)

https://scontent-a-lax.**.fbcdn.net/hphotos-frc3/1377234_909989372165_221721860_n.jpg

I guess my alternative would be to cut down the ceiling height or change the pitch of the new roof section to make this work?

 

[HoosierMark]

Have you considered putting scissor truss on the new addition so you could put a lift in if desired. I do real estate appraisals and think that roof line is going to be an issue for you. If you keep the height in line with the existing roof line it would look a lot nicer. I would investigate this area before going much further, outside appeal is important.

 

[toolman82]

I kinda like the different roof lines. Makes the structure look more dimensional and no so "cookie-cutter" boring....

 

[miamivice]

Have you considered putting scissor truss on the new addition so you could put a lift in if desired. I do real estate appraisals and think that roof line is going to be an issue for you. If you keep the height in line with the existing roof line it would look a lot nicer. I would investigate this area before going much further, outside appeal is important.

The new addition should have an almost 11ft ceiling height and I am planning on stuffing a lift in there for at least storage of my cars. I have muscle/sports cars so should be fine as far as height goes.

Then the plan is to use the old section to actually work on cars, etc.

If I DO keep the roof line the same height as the old structure, then I wont be able to get the extra ceiling height for the lifts cutting down on storage space.

 

[miamivice]

Is there a reason that you can not keep the same truss lines on the addition and just cut them in to the "right" side (as we look at it in the last pic) of the existing garage? Looks like you are cutting a "dormer" in to the existing garage just at a 90 degree to the truss.

this would save some $$ on roofing and guttering and eliminating the dormer/bridge

This is another idea i came up with on my own (modifying the original drawing the contractor did using MS Paint). This would get rid of the dormer section and blend the two more into one. Would need to change the pitch on the new roof to bring it below the max 15ft limit for my 'rear lot'.
https://scontent-b-dfw.**.fbcdn.net/hphotos-prn2/1453309_916926974155_252884304_n.jpg

 

[miamivice]

I kinda like the different roof lines. Makes the structure look more dimensional and no so "cookie-cutter" boring....

Yes, my worse case scenario is to just "own it"...build so i can get my garage/shop space and to actually just paint the two 'sections' contracting colors to actually make them look like 2 separate buildings rather then trying to blend the two.

I did a mock up in Paint the other day and it actually looked decent, wish i had saved it to share...

 

[jsherid1]

I like the V2.0 a lot--good luck with your build.

 

[miamivice]

today, work was started. asphalt in my backward was ripped out and foundation whole dug. https://scontent-b-sea.**.fbcdn.net/hphotos-prn2/988346_922080276895_1137763873_n.jpg

 

[Chris98006]

Subscribed, I live in Bellevue.

 

[SeattleKent]

My contractor and I just got permits from the city the other week for a 20x20 addition...

Congratulations! These days it seems the hardest part of any project in Western Washington is getting the permits. With that done the rest is easy!

 

[miamivice]

Went to go check on things today. Luckily its dried up, they have the forms setup and, rebar set ....sometimes tomorrow they should be pouring concrete
https://scontent-b-lax.**.fbcdn.net/hphotos-ash4/1474485_922932553925_1300587976_n.jpg

 

[miamivice]

Have made a lot of progress over the last month...

Foundation/Concrete Work (& drain pipes):
https://scontent-a-sea.**.fbcdn.net/hphotos-ash3/1525319_935784518485_1228573194_n.jpg
https://scontent-b-sea.**.fbcdn.net/hphotos-ash3/993498_935784558405_626588397_n.jpg
https://scontent-b-sea.**.fbcdn.net/hphotos-prn2/1502529_935784578365_1798572768_n.jpg
https://scontent-a-sea.**.fbcdn.net/hphotos-ash3/1475825_935784623275_1426074649_n.jpg

 

[miamivice]

Framing:

https://scontent-a-sea.**.fbcdn.net/hphotos-frc3/1471862_935784633255_78613462_n.jpg
https://scontent-a-sea.**.fbcdn.net/hphotos-frc3/1506002_935784653215_296481498_n.jpg
https://scontent-a-sea.**.fbcdn.net/hphotos-prn1/1504134_935784668185_2049084103_n.jpg

 

[miamivice]

Siding, roofing, and trim done on new addition, and touch ups on old structure to help blend in.

https://scontent-a-sea.**.fbcdn.net/hphotos-ash3/1471345_935786754005_1663961364_n.jpg
https://scontent-a-sea.**.fbcdn.net/hphotos-prn1/996758_935786863785_931203808_n.jpg
https://scontent-b-sea.**.fbcdn.net/hphotos-prn1/1488230_935786584345_849388689_n.jpg

https://scontent-a-sea.**.fbcdn.net/hphotos-frc3/1470402_935786709095_2125295157_n.jpg

I am very pleased w/ the building so far. Structure looks a lot better in person actually then in the pictures.

Tomorrow I am having the gutters installed and I am waiting on the garage door to be installed in the next few weeks (apparently the high lift parts are not available at this time for the door I ordered). Once done, I just need to paint once the weather warms and dries up and I'll be done w/ the exterior. Eventually when I have the extra $$ to blow, I'll update the old (green) door on the old structure to match the new door I am going to have installed.

 

[kippieland]

Nice!

 

[Zeke]

Two completely different buildings connected at the hip (or gable as it were). How did they let you do that? Why would you do that?

 

[1/2 Cup]

Nice build, looking great.

 

[Aquaticbob]

Would love to come check this out, I live in Bellevue. Permitting in this area is such a PITA. To get lifts installed "properly, and legally" you have to apply for a permit that takes 6-8 weeks. Screw that... Oh and forget about retroactively filing them. I learned about that one...

In other news, very interesting design. Whats the intended purpose for it? Auto, wood working, other?

When my shop finds it's new location I'll have to make a thread about it and have people come out

 

[Dale Leeds]

That looks pretty nice. You did a great job.

 

[CNGsaves]

Like the big size and construction of the new addition.

However, I'm with Zeke as to why in world for catastrophy connection where the two buildings meet ?? Unless you have terrific flashing and roofing work there, there is high probability of rotten siding all along that connection, and water penetration into the new addition on left side.

 

[miamivice]

The design is party because the original 20x26 structure is grandfathered as far as permits, etc go. If I wanted to build that now, I would not be able to in the city of Seattle due to current setbacks on my rear and side property lines. In order for me to build, I had to build onto it and not I couldn't mess w/ the roof line on the old b/c of current regulations on heights). Anyways, the new structure is now built so I am not going to go back to change the design. Just need to get the gutters & garage door on.

 

[SeattleKent]

I'm with MiamiVice. People from other areas sometimes have a hard time understanding how difficult it is getting permits in the Seattle area. They make you jump through hoop after hoop after hoop.

I had a friend who was building a place. A contractor put down a few yards of gravel in the wrong place. Turns out water accumulates there for a couple of months of the year. The gravel upset a "wetlands" which then delayed the permits for over a year. On top of they were flagged as environmental violators and were subject to extra scrutiny and inspections. Ten years later they still have to watch their backs for any mistake. Just crazy.

Often you are forced to do something, not because it is right or good but because you can get a permit for it.

 

[Aquaticbob]

I'm with MiamiVice. People from other areas sometimes have a hard time understanding how difficult it is getting permits in the Seattle area. They make you jump through hoop after hoop after hoop.



I had a friend who was building a place. A contractor put down a few yards of gravel in the wrong place. Turns out water accumulates there for a couple of months of the year. The gravel upset a "wetlands" which then delayed the permits for over a year. On top of they were flagged as environmental violators and were subject to extra scrutiny and inspections. Ten years later they still have to watch their backs for any mistake. Just crazy.



Often you are forced to do something, not because it is right or good but because you can get a permit for it.

Seattle area is the worst. Especially if you live on a lake and want a new dock. I think the permit time for that was 3+ years

 

[spooled]

Looks good! How did you like working with Pacific Garages? I'm in a similar situation living inside Seattle city limits with a corner lot on a slight grade. How much of the permitting did they take care of for you if any? Was a boundary survey or detailed plan of the existing site needed?

 

[miamivice]

Looks good! How did you like working with Pacific Garages? I'm in a similar situation living inside Seattle city limits with a corner lot on a slight grade. How much of the permitting did they take care of for you if any? Was a boundary survey or detailed plan of the existing site needed?

Pacific Garages was great to work with. Ed, the owner, was awesome and was there every step of the way to get the project done. I just sent you a message w/ detailed info. Good luck!!

 

[miamivice]

Here are some updates. Finally got the gutters and high lifted garage door installed onto the new portion, and passed final inspection.

Now, just need to get some paint on the exterior when the weather consistently stays nice up here in the northwest.
I will eventually change out the old wood door on the old portion of the garage so everything matches.