Two Story Garage/Barn 28x40

[TimNY1984]

Well guys/gals,

I've been waiting to start a thread in fear of what might happen if i start to soon. As of 8:15pm last night the zoning board approved my variance for a 2,240 sqft detached garage!!!

From here on out I'll be calling it a barn as I live in an old 1900 (possibly older) farm house and we will be making the building look barn-ish. Here's a few pictures to start some conversation. Phase 1 is building the barn, Phase 2 is connecting it, in a few years, with a mudroom, 1/2 bath and wash room while knocking down and rebuilding the dining room. Got to have the priorities straight right?

I'm looking to do a full foundation, 2x6 walls, 12' ceiling on the 1st floor, large beam down the center with possibly 1 support post to allow for 70+psf loading on the 2nd floor. Floor joists span 13' with 2x12's 12in on center. For the cost of some extra lumber I'll be able to do whatever I want upstairs. I'll be finishing the plans soon and getting them stamped asap.

ok that's it for now.

Tim

 

[tim9lives]

Sounds like a great build. I'm looking forward to following your progress.

 

[Honda1]

Very nice, can't wait to see it go up!

 

[stamanti]

Nice complementary design.

 

[drivesitfar]

Tim: it looks like you can use a garage so best of luck in the building of the one you have planned for yours.

just wondering why you are not attaching it to your house now cause it seems like that would be much easier for the framers? is it just costs or does the city or county where you live have more requirements if you attach it to your home?

good luck

 

[TimNY1984]

Thanks all, I hope I can update early next week with some time tables. I'll also try to get some current pictures of the lot. There is a 2.5' drop from the house to the far side of the barn, so I'll be bringing in some fill for sure.

just wondering why you are not attaching it to your house now cause it seems like that would be much easier for the framers? is it just costs or does the city or county where you live have more requirements if you attach it to your home?good luck

I'll be doing all of the work myself except for the foundation. So it's easier for the framer to do that in a few years when his pocketbook recovers. I'll see what the extra cost will be after getting some quotes on the foundation. The phase 2 plan is to knock down my existing dining room, pour a full foundation and build up the back of the house. I'd LOVE to be able even just frame it all now, but I have a feeling that's well past my budget. I know building a polebarn would be far less, but we're planning on staying here 50+ years so I think full foundation is my best bet for everything.

 

[drivesitfar]

Tim: i wouldn't normally tell anybody to go into debt, but since it's your HOME and it's also an investment i'd probably borrow the $10,000+- for material (not sure if that # is anywhere close) just to frame in and roof the attached area.

at the low interest your payment on that amount of money shouldn't be that much.

i just see a lot of demo and re construction to do it later. also since you live in Buffalo didn't you get like 10 or more feet of snow a couple years ago in one storm so having an inside access to your garage might be a nice thing not only for you, but for your wife and family.

not sure what the tax man will say on value of a detached garage vs. the attached one with added square footage, but like i say your home is not only an investment it is where you have a quality of lifestyle to consider.

good luck and do as you will and just thought i'd throw out my thinking since i've seen more than a few developments and remodels in my almost 25-30 years as a full time Realtor before retiring 10 years ago.

 

[TimNY1984]

Let's not get crazy, it was only 7' of snow in like 36 hours. haha. 8 miles south of me they had 7' my house... 3 inches ....

I agree on attaching it, we might look at just adding a hallway/breezeway, I'll look into doing the whole shabang, but I bet the added cost would be closer to $20k, just for demo, foundation and framing. Plus I think costs would go higher because I wouldn't be able to do all that work myself before the snowpocalypse rolls around again. The garage will be framed so connecting it in the future will be as easy as possible. I'd like to enjoy my patio a few more summers before ripping up part for the foundation and putting it back down (hopefully the same as it was). Here's some pics of the back of the house before patio and after. The after pics aren't super current but you get the drift.

 

[drivesitfar]

Tim: i'd include hiring a framer when framing the garage and attaching it to the house and once you get permit in hand you'll be surprised how quick a foundation and framed in and roof structure can go up. and how cheap that extra expense of the framer and more materials to attach it to your house might be. i've seen entire homes framed by a 2 man crew in 2 weeks and several members here have hired 2-4 man crews to put up bigger pole barns than a 28x40 in 3 days to a week. i'm not trying to rush you and just know that having help framing and drywalling is something I would hire out and i'm fairly handy too.

i agree you did a fine job on the patio, but knowing that you want to attach your garage you can just pick up the pavers that are in your way and put them down again after you finish the garage.

i'm not the quickest at getting things done so i don't have a lot of room to talk, but i've seen many many pros and homeowners go through what you are doing and it shouldn't take more than 6 months before you can at least park your cars inside your garage and walk inside to your home.

check out a HOME EQUITY LOAN or LINE OF CREDIT (LOC) and i bet with the market still pretty strong in most areas of the country that you'll be welcomed with open arms at the banks.