Thanks/Suggestions/Ideas

[Eggman]

Been lurking for a bit before joining. What a wealth of information this site is. Thanks to those who run it.

Here is whats going on. Currently in negotiations on a new to us place. 1.6 acres. Not too many "bad" restrictions. Only one so far that has me limited is the height restriction. No more than 15 feet from the grade to center of gable end. Idea is to have a 38/40 by 48/60 over-all garage. Which would put a 6/12 pitch roof around 15'4" to the median roof height. 4" above the max. Rafters are an attic room truss for the front half and a scissor rafter for the last half for more clearance. Was told that none of the inspectors measure it if it isn't too obvious, and its to keep the pitch of the roof at a reasonable amount.

There is a detached garage that is 20 x 26. The idea is to make it wider and longer but keep the existing walls. Things I want to have in the garage is a lift, wash/parking bay, 3/4 bathroom, radiant floor heat, welding area, and a general workshop type area. The floor/foundation and the electrical stub out are the only things I plan to subcontract out.

Here are the questions: 1. should I plan for the largest in size garage, then for the items to go in? 2. Or should I plan for the items to go in first then the size? 3. for a simple type garage, about what should I be planning on the cost per square foot for an insulated garage?

Any ideas and suggestions are welcome. Trying to do it on the low cost side but not sacrifice quality.

Thanks for the help, and WOW, what a great site.

Eggman

 

[little d]

Eggman, they are never big enough. as soon as you think ya have it all layed out, bam, theres something else. build it as big as you can afford and i'd sugest that you build it to where you can expand it. on the cost, thats way to varied to be able to est. on here. i'd sugest that you figure out what you want and take that to a couple lumberyards and get quotes on materials. they should beable to give ya rough #'s on concreat and labor even. good luck, d.

 

[stingry]

Build it as big as you can now and add upgrades and equipment later as finances allow. As said above, it will never be big enough. Am unclear as to what the existing garage has to do with your plans? Are you going to expand the size of the existing garage and use the existing floor?

I am building this

View media item 6761
In Western Nebraska. It is 3500+ sq ft, has radiant floor heat, R25 walls, R38+ ceiling and will be completely finished inside with an office, bathroom, metalshop, woodshop, paint/assembly room and a parking area. I was my own general contractor, did some of the labor and paid $8500 for framing, sheeting and shingling.

At this point I have about $65K into the building which includes the garage doors which I have not yet installed. I estimate another $20k to finish the building, which will bring the total to just under $25 per sq ft.

The floor alone was about $25k or $7/sq ft. This included 2" EPS insulation under the slab, 5" slab, wire mesh, fill dirt, grading, compaction, concrete pump, 3600' of barrier PEX, labor and a smooth power trowel finish with sawed expansion joints. Concrete here at the time was $85/yd delivered.

Hope this helps.

Cheers
Steve

 

[bczygan]

I am going to save you on that height restriction. The height requirement is to the middle of the slop of the roof. The way around that is to make the roof a mansard or gambrel that begins a short distance off the ground. For example, if you build a 4' high wall and then a mansard with 15' as the midpoint, the top would be at 26'. This would require a flat roof with some slope for drainage. A gambrel would be similar but give more of a residential look. Have you considered these?

Bill
Architectural Designer in Detroit

 

[Eggman]

Stingry, yes, I will be adding to the existing garage and raising the ceiling to 10' from 8'. I do understand the build it as big as I can afford, so will be trying to go that way. Just have to figure out what equipment I want now (as in a lift and a pexed floor) or would like to have later on. 3500 sq ft would be nice. As is the $8500 framing, sheeting and shingling. Did this include material or what?

Little d, will be trying to go the big as possible route.

bczygan, have looked at those roofs. Just dont like the mansnard style. Plus if I leave too much room at the top, the kids (17,18) will want their own space (bedroom style ) in the attic. Can't have that.

 

[stingry]

Stingry, yes, I will be adding to the existing garage and raising the ceiling to 10' from 8'. I do understand the build it as big as I can afford, so will be trying to go that way. Just have to figure out what equipment I want now (as in a lift and a pexed floor) or would like to have later on. 3500 sq ft would be nice. As is the $8500 framing, sheeting and shingling. Did this include material or what?

Little d, will be trying to go the big as possible route.

bczygan, have looked at those roofs. Just dont like the mansnard style. Plus if I leave too much room at the top, the kids (17,18) will want their own space (bedroom style ) in the attic. Can't have that.

Just labor. Another thing that you might consider is to use coffer trusses instead of scissor trusses. My ceiling height is 10' also with a 12' section for the lift. My coffer trusses had a 2' x 12' "notch" cut into the bottom chord to allow for a higher ceiling. Will get you a picture later.

Cheers
Steve

 

[m.james]

Any ideas and suggestions are welcome. Trying to do it on the low cost side but not sacrifice quality.
Eggman

Being a good planner will pretty much guarantee that you can get those two things done.