Washington Rain Bunker

[Nginear]

Bought this house a little over a year ago and my wife and I really wanted more garage space. Our last house in Colorado had a 4 car garage and this one only had a 2 car with a small work space extension.

After mulling over various build styles (pole barn, metal, stick built) and the best location ( my lot is more flat near the road) we decided on a stick built that mirrors the house exterior.
This was due to how close the new garage was going to be to the house.


Front shots of house and location. The new garage would go to the right of the house.

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[Nginear]

We called a few contractors and found one we liked. He sent us some elevations and a floor plan.

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[lakeroadster]

Awesome, that's going to be sweet.

Have you considered another overhead door on the back of the building?

Might be an awesome place for a deck, and then you'd have some storage under the deck too.

 

[Shiftless]

Would the new garage front wall line up with the existing garage front wall? If not, how far will it be set back?
I see a big risk of spoiling the curb appeal of your beautiful house if the additional building is not done right. Maybe consider a computer generated picture of what the project will look like as it sits next to the existing house. Don't forget resale value.

 

[Nginear]

Awesome, that's going to be sweet. [emoji106]

Have you considered another overhead door on the back of the building?

Might be an awesome place for a deck, and then you'd have some storage under the deck too.

Not really, behind the garage is a 6 ft high retaining wall so another overhead door wouldn't have been useful though it would have made a great walkout deck door.


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[Nginear]

Would the new garage front wall line up with the existing garage front wall? If not, how far will it be set back?
I see a big risk of spoiling the curb appeal of your beautiful house if the additional building is not done right. Maybe consider a computer generated picture of what the project will look like as it sits next to the existing house. Don't forget resale value.

Curb appeal was on our minds the whole time. With it being so close to the house it had to match in looks or would look like ****.


The face is actually about 4 ft forward of existing. So you walk out of the current garage door and close to straight into the man door.


More pics to come.

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[Nginear]

So after permit approval we start. The fence line is right in front of the retaining wall. That will be relocated to join the new garage when done. Because of the slope we are limited on how far back we can go with out requiring more engineering. So by sliding the building 4ft forward we were able to fit a 24ft wide x 30 ft long foot print with in the setbacks of the property line.

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[wasfast]

You also get extra points for the sunning model in the last picture:-0

Great to see you progressing right along. Should go quick!

 

[Nginear]

Walls going up.

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[Nginear]

Don't have shots of the trusses or roof going up but I'm sure you have all seen it before.

House wrap and siding.

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[Nginear]

Stone work is up. Close up shot for comparison.

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[Nginear]

I decided to insulate and drywall just the back wall. I know with the open ceiling and such that it won't do much but I plan on putting a work bench against it so I thought it would make it look nice. I did the work myself so it wasn't too bad. The worst part was hanging drywall by myself.

This was my first drywall hanging so take it easy on me lol.

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[Nginear]

Just waiting on the weather to be nice enough to paint the outside to match the house.

We really like how it came out. The garage door is 16x 9 and the height to the trusses is a touch over 10ft

I opted for storage trusses also so I have a drop down staircase in the middle so it can still be used with the garage door open. So an 8 ft wide 30ft long storage area. I can stand up directly in the center so about 5'8" of clearance.



First coat of with a left over paint/ primer we had sitting around. Final color is pretty similar though.

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[lakeroadster]

It's done... just that quick!

Did you consider using the same roof pitch as the home and attaching the garage to the house?

That would have made your storage truss area almost a livable space.

Get much snow there? Seems like the space, or lack thereof between the two buildings might be problematic. Kind of a no man's land.

 

[Nginear]

It's done... just that quick! [emoji38]

Did you consider using the same roof pitch as the home and attaching the garage to the house?

That would have made your storage truss area almost a livable space.

Get much snow there? Seems like the space, or lack thereof between the two buildings might be problematic. Kind of a no man's land.

Yeah I've been lurking for a while I just downloaded Tapatalk so I wanted to see how easy it was to use. It's sweet!

We did consider attaching but never pursued the idea as we thought it would bring the costs beyond our budget. It would have made for an interesting roof line towards the back side. The house on that side is like 60 ft long.

The house has a pretty steep pitch, I'm not sure exactly what but the new garage is a 6/12. I think if we would have splurged and gotten attic trusses we would have done an exact match for roof pitch as it would have given the extra head space.

We do get snow but doesn't last long. I'm pretty close to Puget Sound so while heavy it melts fast.

We plan on the space between just being a gated walkway just past the man door and then relocating the existing fence in back to the back corner of the new garage so the yard will remain fenced in for the dog



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[WarrenJ]

Nice curb appeal. New shop is great addition.

 

[rixtrix1]

Very nice and it does go good with the house. So, what do you plan on using the new garage for!

 

[Nginear]

Nice curb appeal. New shop is great addition.

Very nice and it does go good with the house. So, what do you plan on using the new garage for!

Thanks

We had some neighbors say the same so it makes us feel good about our choices.

This garage will be mine and the wife gets the house garage for her car and craft/ garden projects.

My truck, motorcycle and tractor will be living in here for now and also all of my tools obviously. I plan on putting up pegboard under the window and setting up my work space on the back wall. I have built work benches in my last two houses but this time I bought a set. Built benches are cheaper but you can't take them with you if you move.

I am thinking of investing in a motorcycle lift table also. I feel it maybe more useful than I think.

 

[Nginear]

Have the cabinets up and added a peg board wall. The light makes the paint look blue but it is more grey.

The cabinets are the stack-on Gladiator Cadet model they were on sale when I got them. I was going to get the Costco set but the work bench was only like 16" deep and this set was 24" deep. The quality is decent, the drawer slides are basic though. The wall cabinets and 1 roller cabinet have pegboard holes on the sides as well.

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[PugetDude]

Nice Shop!

(Love the thread title...)

 

[Nginear]

Nice Shop! [emoji106]

(Love the thread title...)

Thanks,

Thought it was fitting after breaking all the rain records.

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[Nginear]

Well we had some issues with the concrete pop up. Nothing huge like a major crack though. My wife started noticing some flaking/ spalling spots in our new floor. These are some examples of the biggest ones. There are probably about 15-20 over the entire surface though.


Talked with the builder about it and he said he will correct it. At first we discussed grinding/polishing the floor to remove them but the plan is now to resurface. I don't have the name of the product but he said he has used it in the past and had good results.

He also replace the two man doors and their casings because they had started to develop mold from all the rain we had this winter/ spring. They were only factory primer at this point because the outside paint couldn't get done from the rain.

Hope to have both the floor and painting done next week so it will be 100% complete.

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[Styx]

Great looking house and shop... Yes it was a rainy year so far on the wet coast. but thankfully it seems to be getting back to normal. well at least to the north...
Keep the pix's coming...


Cheers Randy...

 

[Nginear]

Well it took a lot longer than planned but the floor issue has been addressed. I wish my concrete pour would have been good from the start but it is what it is.

Basically what the GC ended up doing was bringing in someone to float the floor with a self leveling compound. Long story short, even those guys were sub par.

The guys that poured the SLC didn't use quite enough water so when they lifted their float it left drip marks that didn't heal.

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[Nginear]

At this point I I told my CG that I am done with waiting and that I will take over from here. I have been waiting since June for them to fix my spalling concrete and the SLC fixed that but brought more issues.


So I rented a 20" sander and got to work. I was able to knock down all the high spots but still had some valleys. Next I searched for a floor coating. After some searching I decided on Behr Granite grip.

So I threw down 2 coats of Behr concrete and masonry primer and let that sit over night.

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[Nginear]

The granite grip is like a fine sand and colored glue mixed together. You have to use a 1/4 expoy type roller cover when spreading it out. I did the perimeter with a 3 inches brush and then rolled the rest of the first coat. I found it easiest to mix the paint with my drill then pour some out and spread.

It says all over the bucket that you must use two coats. The first coat went down easy but it is patchy with the grit so I can see why two coats is needed.

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[Nginear]

So I let the first coat dry for 24 hours then laid down the second coat. Again ,mixing and pouring straight into the floor as I go.

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[Nginear]

After letting the second coat dry for 24 hours I am really pleased with the out come. The color is very even and the texture is non slip for sure

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[Nginear]

Unfortunately, I did find a wet spot that stuck to my sock but I was able to repair it very easily. The last 3 pictures are of the same area through the entire painting process to show coverage.

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[drivesitfar]

NG: your house and new garage look AWESOME. i also like that your kids seem to be happy dad built them a big house to play in.

sorry i didn't see your thread earlier, but looks like you've got everything buttoned up before the new rain season has started again.

would you have done anything different? was there any thought of just adding it to the house or did you really want the building to be detached?

cheers

 

[modeltford]

Hi neighbor! Looks like your garage turned out fine, in spite of the problems! Would you recommend your contractor? I'm planning on adding a shop to our new house - also in Olalla - next spring.

 

[Nginear]

NG: your house and new garage look AWESOME. i also like that your kids seem to be happy dad built them a big house to play in.

sorry i didn't see your thread earlier, but looks like you've got everything buttoned up before the new rain season has started again.

would you have done anything different? was there any thought of just adding it to the house or did you really want the building to be detached?

cheers

We did think about adding it to the house but it would have increased the cost a lot especially to redo the roof area.

I have a few things I would do differently if money wasn't the limiting factor. First, I would have gone longer, probably 40 ft. I had to stop at 30 ft because of the slope of the ground on the back. I was right at the limit for the foundation stem wall. Any further back and it would have increased the cost.

Second, I would have gone maybe 3 ft higher on the ceiling and garage door heights and also a wider garage door 18ft wide instead of 16ft.

Hi neighbor! Looks like your garage turned out fine, in spite of the problems! Would you recommend your contractor? I'm planning on adding a shop to our new house - also in Olalla - next spring.

Hey there fellow Olallian. I would rate my contractor at about 85 Percent Approval rating. Working with him was pretty easy. He took care of the building design, permitting, etc. His foreman and framing crew were friendly and professional. He did work on fixing any issues we saw during the process. The two prehung man doors we had started growing mold on the jams because we had to wait for nice weather to paint and he completely replaced them.
He did work on trying to get the floor right. I am the one who told him I would take over on trying to finish the floor. I did this because I was tired of waiting. I waited like 5 Months from the time we raised a flag on the concrete issue until it was resolved.

Which brings me to the bad. I would have liked more communication from him. I would rather have had him call me everyday saying " I am working and calling on the issue but..." even though nothing is happening than to go long stretches without hearing anything unless I call or e-mail him.

His concrete subcontractor seemed to be the weak link in the chain.

If you have any more question about the contractor you can PM me so we don't clog up the thread.

 

[drivesitfar]

NG: any idea what the total cost to do your new 2 car garage and how much of the work did you do yourself?

Also looks like maybe if you want to build another detached garage to the side some day in the future that you have the room?

good to see you are all buttoned up now that the rainy season is upon us again.

 

[Richard Cranium]

never heard of Olalla, What town is it close to?

 

[Nginear]

NG: any idea what the total cost to do your new 2 car garage and how much of the work did you do yourself?

Also looks like maybe if you want to build another detached garage to the side some day in the future that you have the room?

good to see you are all buttoned up now that the rainy season is upon us again.

The garage ran about $60k including taxes. We spent extra money to make sure the garage look matched the look of the existing house using hardiplank siding, stone veneer on the front, etc. If this would have been built further from the main house I would have gone with cheaper materials. T1-11, plain shingles, no stone work.

I'm sure if I would have built it myself it would have cost about half of that, but that is just a guess. I had just moved to the area also so I didn't have anyone to help me build. I dry walled and insulated the back wall and then the floor coating myself. Everything else was included.

We have discussed a small shed in the back for lawn equipment, maybe a 12x14. That I would do myself.

never heard of Olalla, What town is it close to?

Olalla is between Gig Harbor and Port Orchard.

 

[drivesitfar]

NG: i'm not sure if you could have saved half the costs of what you paid to have it done, but you might have saved a few thousand. if the contractor did his job and didn't abandon you then you did OK cause your new garage looks great.

if you might not have decided what to do with the base around the edge of your floor here's what one member did that just epoxied his new garage floor.

https://www.garagejournal.com/forum/showthread.php?t=349901

or if you are going to have cabinets and benches and toolboxes up against the walls then it probably doesn't matter.

do you already have a plan on how you'd like to arrange your stuff in your new garage cause it will fill up quickly if you don't have a good idea where things are going and what can live in there or what should be sold or given away.

cheers

 

[Nginear]

NG: i'm not sure if you could have saved half the costs of what you paid to have it done, but you might have saved a few thousand. if the contractor did his job and didn't abandon you then you did OK cause your new garage looks great.

if you might not have decided what to do with the base around the edge of your floor here's what one member did that just epoxied his new garage floor.

https://www.garagejournal.com/forum/showthread.php?t=349901

or if you are going to have cabinets and benches and toolboxes up against the walls then it probably doesn't matter.

do you already have a plan on how you'd like to arrange your stuff in your new garage cause it will fill up quickly if you don't have a good idea where things are going and what can live in there or what should be sold or given away.

cheers

I planned for almost all of my tools and work bench along the back wall save for a couple of ladders. I am trying to keep the space pretty clean.

So far the Behr Granite Grip floor coating is holding up well considering my truck tires are covered in small gravel every time I drive in and park. I will post some pictures of the floor at a later time.

I did score an electric heater for my garage from Northern tool. Got $80 bucks off between sale price and coupon discount. Just need to pick up a 45 am breaker and some wire to complete install. I don't plan on running it constantly just want the option if I plan on working in there for a while to take the chill off.

 

[Nginear]

Couple of new pics. Got the driveway asphalt put in. Bought some harbor freight accessories for the garage. Lift table and wheel chock. I attached the chock with some pan screws and wing nuts so I can remove it if needed.

My truck is high enough to park over the lift so I leave it there and remove the wheel stops when not needed.

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[Unruh]

Great looking place. The floor turned out nice. I have a bunch of cracks on my floor and I’m thinking of repairing them and recovering. I’ll have to check out that product.

 

[Nginear]

Great looking place. The floor turned out nice. I have a bunch of cracks on my floor and I’m thinking of repairing them and recovering. I’ll have to check out that product.

The floor coating has held up extremely well. I would definitely use it again if the chance arises.

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