THE Power Plant

[TimbrSS]

The Power Plant (50 x 80 x 18 steel shop)

Finally found the property I've been looking for for several years. I live in a nice walkable lakeside community with 1/4 acre lots and HOA regulations. I absolutely love where I live, but also wanted a Workshop where I could work on race cars, boats, and campers whenever and however I want.

No way I could find a single property that could do everything I wanted (at a price I could afford anyways) so a separate property nearby would have to do. Found 3 acres within a 10 min drive.

Anyways, this thread will document the progress on my latest garage build. Please comment and give advice, I'll definitely need and appreciate it.

Before I get to the new place, I guess I'll show off my 2 car garage. I feel I've taken it about as far as I can, but It's really just too crowded to actually do all the work I want to do.

After 4 years of living in the current house, the garage was needing some help in storage and organization. Finally, it made it to the top priority, and it was time to get to work.

 

[TimbrSS]

I needed more room, and figured that a lift would turn my 2 car garage into a 3 car garage. I decided on a single post lift, as it would be best in my situation to no have a post right at the bottom of the steps leading into the house.

The single post lift has a foot that sticks up enough that I didn't want to deal with it, so I dug a hole in the floor and poured a recessed area for the lift to sit flush with the floor. Covered it all with some race deck.

I'm happy with the results. The lift is good for storage, but not very useful for working on the cars.

 

[TimbrSS]

Another random picture to kinda show how crowded the garage get in a few years. I just cant store 2 cars in here and be able to work on things like I want to. Time for something Bigger!

 

[rok_hunter]

I like the low-level lighting on the brickline. That's clever, and brilliant for car work!

Sent from my Pixel 2 XL using Tapatalk

 

[TimbrSS]

On to the Power Plant! Named because of it's close proximity to the Nuclear power station, and the obvious double entendre of a place to make powerful cars.

3 acres comprised of 2 lots. The property currently has a 30x40 metal building and another wood shelter. Both really should be torn down. Based on the single lot and county rules, I can build a 3228 sq ft shop without having a house on the property. If I combine the 2 properties. I can go to 4000 sq ft shop but I think a 3200' shop should be fine. I'll most likely do a 40 x 80 a 3000' shop needs 30' setback (thats about where the current 30 x 40 sits.)

I'm also considering a 50 x 64, as that would future proof against getting a bigger RV and being able to just load it into a bay on the end. only problem is that would take away room from the "parking lot" in-front of the doors, as the building would need to move that direction.. making it harder to back trailers into the garage.

Either way, I'm heavily leaning to a red iron building, and going with 18' eaves. I'm sure in the future I'll want a mezzanine and want to have at least 8' ceiling on the 1st floor. Probably 2 14 x 14 doors on the end bays for RV's and Boats to go in easily, then a smaller 10 x 10 door for cars... so to not let as much air in and out. A man door on each corner.

 

[TimbrSS]

Looking at some buildings from Renegade, Titan, Rhino. Here's some pics that I'm drawing inspiration from right now.

First item on the list is to setup a campsite for my RV: 35' Heartland Big Country 5th Wheel. I'll setup Water/Electric/Sewer. This will give me a nice campsite to hang out at, and spend some time planning all the future upgrades to the property.

2nd Item is to tear down the wooden storage barn, and have a big ole bonfire with all the wood I don't want to reclaim for other uses.

I'll be able to use the 30 x 40 for a few small projects before I tear it down to replace with the big shop.

 

[TimbrSS]

Update on my progress.

I decided to combine both lots and can now build up to a 4080 sq ft building. I'll just do a 50 x 80, since 4001 and above calls for a 50' setback. I have a variance hearing next Monday to change from a 40' setback to a 20' setback so that I'll be able to get trailers in and out of the building easily the way that i want the building to be layed out.

Here's what I'm shopping for:

I decided to go steel I-beam, red iron building (well, it might be gray oxide primer and galvanized girts and purlins). At this size it won't cost much more than a metal tube building, and just seems the right way to go.

50 x 80 x 18
2:12 on the roof.
Galvalume on the roof.
Gutters and downspouts, trim package.
White Liner Panel On All 4 Walls To 8’.
3 14 x 14 openings in bay 1,2 3
1 9w x 8h opening to the gable side rear of bay 1.
2 1/2 light 3070 doors. (on front and rear Bay 4)
1 solid 3070 door. (on gable side bay 4)
R-38 Roof Insulation Package & R-19 Wall Insulation Package
3 bay windows total, 1 up high on each of bays 1,2,3... a 6x3 fixed thermal.
2 windows for an office in the front bay 4 corner. 4x3 sliders Thermal.

From the few quotes I got, for North Carolina the total with tax, shipping, stamped drawing: a basic building with 1:12 roof, 4 overhead door openings, 3 man doors, r19 roof, r13 walls, gutters and downspouts, is about $38k.

Add about $600 for every pitch you go up. Above 2:12 adds extra couple grand on installation cost since more difficult to do a steep roof.

Overhang adds about $1k per wall, and costs more to install too.

Wainscoting is $6 linear foot for the j trim, so add another $2000 materials.. plus more install cost.

So basic building with insulation is around $38k, adding a bunch of stuff to jazz it up can push it to $50k materials, plus can add another $5k in erection.

$2500-$3000 each for good 14x14 overhead doors... So can add another $10k to price tag.

Basic erection is around $12-15k.

Concrete for building is $30-$35k


Here's my plan for layout:
Bay 1: sub compact tractor, yard tools, dirty stuff. and boat.
Bay 2: long term projects, or RV storage.
Bay 3: 2 post lift, and be for race car work/current project of the day stuff.
Bay 4: man door. bottom floor: Small office, bathroom for inside, and a bathroom that only has access from outside (so RV or tent guests can use but not have access to the building). Utility room for air compressor, water heater, etc.) Machining, welding, fab area. will eventually have a mezzanine. Possible living quarters up stairs in the future.


Pics below are the basic layout (although items I drew inside are scaled ridiculously) and building location on property.

 

[TimbrSS]

So most of the property is heavily wooded, and hasn't been touched in years. It's an overgrown mess. I started cleaning it one day and realized I needed a bit of mechanical help. I wasn't going to be able to physically drag all the undergrowth out by hand, and certainly could burn it all.

I figured when I bought the property that I would need some type of skid steer or something to help out. After researching my options, I decided on a sub compact Tractor Loader Backhoe. I felt it would be small enough to get through the woods. All the research pointed to them being more than an overgrown lawn tractor. They can do most of what the bigger ones can, just takes a bit longer.

I checked out all the major manufacturers around me. New Holland, JD, LS, Mahindra, Kubota. In the end I picked Kubota. It's the best selling with a large user base, and tons of aftermarket support. I got it with a box blade and plan on a grapple as well as pallet forks. I already got 2" wheel spacers for the rears, and a bunch of goodies from BXpanded... Pirhanna tooth bar, Skid plate, BH claw, Quick attach for the backhoe. Ripper claw, trench bucket, Hitch mount, Hydraulic Pressure test/shim kit.

Also had a ton of trees piling up, just clearing out the area around the power pole, working around the perimeter of where the building will be. I started looking for a wood chipper and ended up finding a sweet deal on a DR Chipper Shredder 18HP towable unit. This thing is a beast! I'm impressed with how much it chewed up in a few hours.

 

[gte718p]

With a nuclear plant and a lake in NC, I’m guessing you are most likely in Lake Wylie? If so I’m very jealous. I have family on the SC of the lake. It is the perfect combination of our in the woods with easy access to the big city. I may retire there in a few years.

 

[TimbrSS]

With a nuclear plant and a lake in NC, I’m guessing you are most likely in Lake Wylie? If so I’m very jealous. I have family on the SC of the lake. It is the perfect combination of our in the woods with easy access to the big city. I may retire there in a few years.

Close, Lake Norman. I love it here.

 

[ZRX61]

I'd have rented a rotary mulcher to take care of the tree issue. Used a lot in forestry management.
Fecon make a PTO version that could go on the back of your tractor.

 

[TimbrSS]

I'd have rented a rotary mulcher to take care of the tree issue. Used a lot in forestry management.
Fecon make a PTO version that could go on the back of your tractor.

Yeah, looked for a pto chipper, but found this guy for $600. It kicks ***. Really glad it's a chipper/shredder... The shredder is handy for the little branchy stuff. I figured for 2 or 3 rentals of a bigger rotary unit this one is paid for, and I can use it as often as I feel like, without waiting for it to pile up. Anything it camt chip is good for fire wood.

 

[ZRX61]

Yeah, looked for a pto chipper, but found this guy for $600. It kicks ***. Really glad it's a chipper/shredder... The shredder is handy for the little branchy stuff. I figured for 2 or 3 rentals of a bigger rotary unit this one is paid for, and I can use it as often as I feel like, without waiting for it to pile up. Anything it camt chip is good for fire wood.

Dedicated mulchers are pretty spendy, but people who own them are charging $2500/day to clear lots... Two days a week would have it paid off in a year (not counting expenses).

 

[TimbrSS]

I had a Variance hearing with the County board this weeks. The Variance was to have the setback reduced from 40 to 20' on the side yard to make it easy to back trailers into the building. I had 3 neighbors show up... While the meeting was strictly about weather or not to grant the 20' variance, the neighbors somehow thought they were going to keep me from building my shop... I wish I recorded it so that I had a record of all the complaints about what "might happen" if I build a shop.

"No one needs a 4,000 sq ft shop"
"He might start storing dump trucks on the property"
"He could be running a race team out of there."
"It could bring increased traffic to the neighborhood"
"We all paid for the road 50 years ago when we moved in, we don't need someone to come in and tear it up with heavy equipment"
"Previous owners had beer and drug parties on the property"

It went on and on. No one had a good reason why the setback variance shouldn't be allowed, so it passed.

Though I didn't have to, I addressed the neighbors concerns that my intent was for personal use. They will be pissed when they hear my Corvette, but they really should have went together an bought the property before I did if they were so concerned about what might happen.


So, with the variance passed, I have the green light to continue with the planned configuration of the building. I'm about a week away from ordering, just have to hammer out the final details.

I have someone coming to take down the current 30x40 building this weekend. Then I will remove the old slab, and begin the dirt work for the new building... hopefully that is done by the end of the month and maybe the concrete will be done in October/ early Nov.

 

[Bigblockyeti]

Yeah, looked for a pto chipper, but found this guy for $600. It kicks ***. Really glad it's a chipper/shredder... The shredder is handy for the little branchy stuff. I figured for 2 or 3 rentals of a bigger rotary unit this one is paid for, and I can use it as often as I feel like, without waiting for it to pile up. Anything it camt chip is good for fire wood.

$600 is a great deal for an 18hp unit, nothing beats a hydraulic self feeder but used and beat to hell, they're usually at least $3000. I'm making do with a 10hp one from MTD, it has a tow bar which is handy but what you have is something I would jump on in a heart beat.

 

[TimbrSS]

Here's my intro video on the property. Gonna document the whole build. I'll at least entertain myself.

 

[chickenfarmer]

Re: The Power Plant (50 x 80 x 18 steel shop)

I am in love with the shop already, great work on the planning. And the outdoor access bathroom is awesome too.
Are you splitting the bays with walls or will it be open between them?

Sent from my SM-G930P using Tapatalk

 

[TimbrSS]

Re: The Power Plant (50 x 80 x 18 steel shop)

Im
Are you splitting the bays with walls or will it be open between them?

I might do some type of curtain to divide the shop in half to keep heating/cooling costs a bit more reasonable... But initially it will be a big open area.

 

[Swanny1953]

Subscribed! Good luck with the build

 

[cbacres]

I thought it was just Florida that had the busy body neighbors.

Look forward to the build.

 

[TimbrSS]

Have the final design for the shop. Getting ready to sign and send a check this week.

Here we go:
50 x 80 x 20. 1:12 roof. Gray oxide primaries, Galvanized secondaries.

I went up on the wall height and lowered the pitch of the roof. I figured it would make it nicer for the loft are on the second floor, and allow me to stand on top of a camper if i need to do rv roof repairs. And make the roof of the building harder to see.

I still have to pick colors, but 90% thinking light gray walls, charcoal trim and doors. Galvalume roof. I really liked the Charcoal walls with black doors and trim, but just thought it may seem too hot in NC summer... Perfect for Canada though.

I dropped the idea of wainscoating and overhang on roof. I kind of like the more industrial look without that stuff the more I thought about it... and the money savings.

I'm going with 3 man doors with half lights, and 1 solid door for the external access restroom.

There will be 2 6x3' windows in bay 4 for an office, and 2 5x2' windows at 16' on the back walls of bay 1,2,3 for natural lighting purposes. Garage doors will have windows up high as well... This should allow all kinds of natural light in from every direction but south. All windows will be framed and i have a separate supplier for those.

I am going with a Super Saver liner panel insulation sytem. R38 roof, R25 walls. The roof gets 9"R30 insulation in the 10" purlins, then 2.5 R8 inulation over the purlins, sandwitched between the roof panels. The walls will get R25 insulation horizontally between the girts, and there is thermal break tape on the outside of girts for the wall panels. Then a white liner cloth covers it all up inside, so you only see the primary supports, no purlins or girts.

I will be doing steel liner panels to 8' or so on the inside, but will wait until the shop is up before I order. I still need to figure final placement of everything, and don't want to order too much extra material for liner panels.


I had a concrete guy on site to give a quote. about $32,000 for 6" 3000 psi fiber concrete... I really want 4,000 psi and #4 rebar at 24". Going to get a few more quotes.

 

[TimbrSS]

Threw together a couple more video updates.

Episode 2, Power Pole:

Episode 3, New Tractor:

 

[On Edge]

I really like your property. It has got to be nice to be able to have something like that so close to home. Looking forward to watch it come together. I subscribed to your Youtube channel to stay up on the updates.

 

[IdahoJoe]

I can't wait to see this one. Sounds great. I would be looking at dump trucks if my neighbor said that...

 

[TimbrSS]

The old shop is gone! Put down the deposit on the new building this week.
Hopefully will have engineered plans done by the end of next week.

Been clearing a bunch of trees. Renting a track loader next week with a jack hammer to tear up the old pad. I'll use the new backhoe to dig up some stumps, Then I'll bring in some dirt and get busy grading.

Put up a couple more videos of my progress.

Episode 4

Episode 5

Episode 6

 

[welder57]

I would make one suggestion on the building, if you ever want to expand the building on one or both ends, make sure you have expandable frames on one or both endwalls. That way you don't have to take that endwall out in the future to expand.

 

[TimbrSS]

I would make one suggestion on the building, if you ever want to expand the building on one or both ends, make sure you have expandable frames on one or both endwalls. That way you don't have to take that endwall out in the future to expand.

I looked into that. It was a $3k option that I passed on. I'm building the max allowable building size I can based on property size and the building codes.

The only way to go bigger is to build a house on the property, bigger than 3500 sq ft. allows adding another full 50 x 20 bay. If I build a house, I can do an attached garage and would do a large 3 car.

 

[TimbrSS]

Hooked up the back hoe to the tractor yesterday to start digging out some stumps... lots of fun! 2 out, 4 or 5 more to go!

On Friday I am renting a trackloader with a jackhammer to remove the old slab. Found a guy 10min away who wants the old concrete for fill.

A few more trees to drop this weekend and grading will begin next week. I just ordered a laser level, so should be fun working with that. I'll probably need 2-3 truckloads of fill dirt.

I should have building engineering by the end of the week, then have a foundation engineer lined up after that. Should have building permit in 3 weeks.

I found my concrete guy... I had a few quotes, and this company wasn't the cheapest, but easiest to deal with.

It will be a monolithic pour with 6" 4000psi slab, #4 rebar 24"oc. 4" compacted base with vapor barrier. I am going with a hard troweled finish. I plan on using some form of sealer on the floor when done, just a clear glossy finish.

I'm now trying to figure out all the the items I'll need to place in the floor... Drains, sewer pipe, water lines, electrical conduit, etc.

 

[TimbrSS]

Digging stumps!!!

 

[TimbrSS]

I had one of the most fun days of my life tearing out the old 30x40 pad. Rented a track loader with a jackhammer. Concrete was 6-8" and put up a fight, but I came out the winner!

2 more episodes of my build: stump digging

Concrete Demo!

 

[GRN96WS6]

Re: The Power Plant (50 x 80 x 18 steel shop)

Next purchase will be a skid steer....

 

[TimbrSS]

Re: The Power Plant (50 x 80 x 18 steel shop)

Next purchase will be a skid steer....

The way I treated it, much better to rent!

 

[GRN96WS6]

Re: The Power Plant (50 x 80 x 18 steel shop)

The way I treated it, much better to rent!

[emoji1787][emoji1787]

 

[TimbrSS]

So here's the current timeline of my build just so everyone can have a realistic expectation for their own project.

June 2020 After years of searching, finally found the right spot close to home to build a shop. - Due diligence. Made sure I could build what I want.

July 2020 - Closed on Property. Combined 2 separate lots to allow a bigger building... up to 4080 sq ft.

July-Sep 2020 Work on building design. Applied (and was granted) for setback variance, so I could place the building in a more usable spot. Talked to several manufactures, gathered all the info and had final plans ready. I was trying to have the building purchased by the end of August, but just needed more time to figure out all the details, such as window, doors, insulation.

In late September when I purchased the building, I thought I would possibly be pouring concrete in December. The building salesman told me they would probably be calling me in November to schedule delivery. (Didn't happen until Jan.)

The building manufacturer ended up taking 3-4 weeks longer than I planned to release the engineered drawings to me. I then had to get the foundation engineered which took a week and a half, and filed for my building permit, which was then granted a week later on 11/20.

Nov-Dec 2020 was spent just getting the site ready for the new shop. If you followed my youtube channel, I added a few more videos. Mostly cutting down all the big trees that needed to fall before I had to worry about them hitting the shop... then a couple videos of mods for the new tractor, which has turned out to be the perfect purchase as it has really come in handy for so many things. I brought in 4 dump truck loads of crush and run to help with grading out the back corner of the build site. Electric company hooked up my temp power pole, so now I have water and electricity at the site.

Jan 2021. Had surveyor mark out the setback for the new building. Concrete company came out to the site to give it the OK on the grading and wants to get some work done now, so we are looking at last week in Jan, 1st week in Feb. The Building manufacturer finally called me and we are scheduled for delivery on 3/16/21. I've taken care of all the must-do's before the concrete, so for now it will be doing some more cleaning up around the property.

 

[TimbrSS]

Finally some big news. Concrete guys showed up to box up for the pour. I decided that I will do 2" xps fomular 250 on the perimeter of the foundation. The concrete company and county.mentioned putting it on the inside of the footer, but i felt like that wouldn't be as effective, as there would be a huge exposed thermal bridge.

I'll have to set up the under slab plumbing and then hope for nice weather next week for the concrete guys to come back. After getting 2 quotes of $3k+ for plumbing, i decided to give it a go myself. I came up with final floor plans for bathrooms, utility room, and the future upstairs loft.

Still working on the 14x14 doors purchase. Leaning towards Clopay 2" doors from home depot and self install. It's around $10k just for that. Been quoted $17k for the sectional doors installed with openers.

Anyways, feels good to actually be working on the building after all the work clearing, grading, researching, learning, etc.

 

[GRN96WS6]

Re: The Power Plant (50 x 80 x 18 steel shop)

It's about to get real!

 

[TimbrSS]

Working on some plumbing today. Used my trenching bucket on the Kubota for the first time, it did awesome. Not 100% sure how to do the plumbing, but figure best thing to do is just get started and figure it out as I go.

 

[TimbrSS]

Passed the plumbing inspection. Time for the concrete guys to come do their thing!

 

[ZRX61]

Was it not possible to keep the old tin box & build the new structure where that old barn was?

 

[TimbrSS]

Was it not possible to keep the old tin box & build the new structure where that old barn was?

No, I was out of allowed square footage building wise. I'm allowed a total of 4080 sq ft for accessory buildings, or something like that. (It's based off of acreage and 1st floor of house size, or you get 750 sq ft as your house allowance if a house isn't built yet.) I have to tear down the barn structure before I can pass my final inspection on the new shop... the barn is a total POS, but kinda keeps things dry for the most part, so it's certainly been useful.

If I build a 2000 sq ft house, I could put up a separate 30x40 tractor/landscape equipment shed. I could also have an attached garage to that house, and don't know if there is a limit to that size. But for now, the new building will suit all my storage needs, and I really don't want to move away from my lake house.