What is the process for having a custom garage planned/drawn?

[old_smokey]

Hi all,

I'm in the process of planning my next garage. I will be building it myself, with the exception of concrete work. While I have experience building things, I don't have experience with the planning and permitting process. Looking for some guidance.

I have read my local permitting guides and I think I understand what they require. I need a demolition permit to remove my old shack and driveway, a building location certificate/survey, a development permit, building permit with a variance in my particular situation (need to build a bit closer to the property line than usual, and one foot over max height if I can), and an electrical permit.

I am planning a 16x22 building, two stories, with a gambrel roof - built with rafters and ridge beams in order to maximize interior space.

Permits for two story garages here require stamped building drawings and an "engineered foundation".

Thing is, I don't know who to contact to get drawings made. Or can I do my own in Sketch-Up or something and bring that to an engineer?

Do I contact an architect (expensive??), draftsman, architectural technician, lumber yard, something else? I've been emailing a bunch of local companies and the permit office but am not getting any replies back.

Only firm that responded was a structural engineering firm which said they could review supplied plans and stamp/revise them as needed.

Am I barking up the wrong trees?



I have all the details mapped out in my mind and rough sketched on paper. If you're curious (this IS garage journal after all) here's what I have planned:

- Foundation would ideally be a thickened edge slab - approx 12" thickened edge, with a 6" curb on top. Slab would be 6" thick in the centre, 2" rigid insulation all around, with pex for future radiant hook-up.

- Walls would be 2x6 framing, 16" OC. Framed for carriage doors at the backlane, a man door on the opposite wall, and a single picture window next to the man door.

- Ceiling joists would be 2x12. My lumber yard span charts suggest if I run them 16" OC, right on top of the studs, I'm well within the acceptable range and should have a floor capable of some very heavy loads. I intend to have some heavy stuff stored up there so I'd rather over build than under. I could also build with a double top plate and close that spacing up to 12" OC for even more weight capacity. I have a very limited foot print here, so I want to build 'up' not 'out'. I think i'd put 3/4 OSB on top of that, followed by some kind of durable flooring.

- The second floor will be categorized as attic storage, so I don't require a full staircase. Access to the second floor will be via a retractable attic ladder just to start and I'll figure something more significant down the road.

- Ridge beam down the centre, and possible at the 'break' in the gambrel roof if required. That is something I'd need input on. I'd like 12" of mineral wool insulation in the roof, so I could either do 2x12 rafters, or frame it with smaller lumber and make plywood gussets or extensions to deepen the rafter while providing a nailing surface for interior walls.

- Roof will have a breathable membrane sealed over the rafters and tied to the walls for my air barrier. 1x strapping over that to create a ventilation channel, then OSB sheathing, underlayment and finally metal roofing.

- Winters get down to -35, -40 here so I will probably add a layer of exterior rockwool comfortboard on the walls to beef up insulation past the 2x6 walls. Then strapping and wood siding.

 

[BillK]

Hi all,


Do I contact an architect (expensive??)

That is probably going to be your best bet. The others you listed are not going to be able to do what you want.

 

[Old tool guy]

If they have to be stamped, a draftsman can’t do it. Need an architect.

Are your county permits on-line? Find a recently built house, check the permit papers, see who the architect was.

 

[old_smokey]

If they have to be stamped, a draftsman can’t do it. Need an architect.

Are your county permits on-line? Find a recently built house, check the permit papers, see who the architect was.

Oh interesting, I'm not sure but I will check. Thanks!

 

[marinusdees]

Oh interesting, I'm not sure but I will check. Thanks!

I have a buddy who is a licensed civil engineer. Did everything I needed, and more. Stamp on the drawings works. He drew them.

 

[thr3squared]

Another vote for an architect. Find someone local if possible who is known (and liked) at the planning office - having a good reputation there will help move the permit process along

 

[old_smokey]

what is the purpose of the architect’s stamp? I understand the engineers stamp, but what is the architects role exactly? If I bring my own drawings is the architect the one who generates final drawings and ensures it is to code?

 

[Old tool guy]

Architect and engineer stamps are synonymous. Typically an architect does buildings in general, engineers do the site work, or structural work … specialties.

Problem is … not many will stamp drawings that they don’t create.

 

[HPRifleman]

My garage project was a little more than just the garage but I had a local architect create the drawings with input from me and my contractor. I wound up with a garage that was better than if I had just sketched it out myself.

 

[duneslider]

I have done house plans, garages, and large house additions for myself, family, and friends. I am just a dude with AutoCAD and a good understanding of construction. I draw what the people want, send it to our structural engineer, and they stamp it and provide all the structural details. This is all that is needed in my area. I just recently finished a 1200sqft house addition with a 4 car garage with living space above the garage for my BIL. I just finished with the engineer and he dropped it off at the city for the permit on Monday.

So, you can certainly do your own work if you want. I suspect you will have a tough time finding an architect to do your garage. Unless you are in some high end neighborhood there probably isn't enough money in your garage for an architect to be interested. (based on my experience) I guess it all depends on what you are really wanting to do. If you are on a budget the architect route may eat up thousands of dollars.

I would do some sketches and work on the variance portion first. No sense going to all the trouble before you find out if they will even let you do it. When I built my house I had to get an architectural design review by the city first and I did that all before I completed the drawings in case they wanted me to change things. Once the design review was done it was all smooth sailing and everything went through without a hitch.

 

[nadogail]

No place in this discussion have I seen that the OP should have an informational interview with the Local Authority That Has Jurisdiction.

What works in Iowa or California, or any US State may mean nothing to Canadian Officials. Canada has it’s own ways of doing things and they may take offence if feel that they should do things like we do in the states.

I am not criticising the Canadian way of doing things, just pointing out that it may be different and a sure way of offending someone is to tell him that he needs to do something your way, just because you are from a different place.

 

[Rusted Nut]

No place in this discussion have I seen that the OP should have an informational interview with the Local Authority That Has Jurisdiction.

This.

Go to your local Building Dept., and find out what they require. If they do not require an Architect’s stamp, then don’t go to an architect. They will charge an exorbitant sum, and probably screw it up to boot. Find a drafter in your area that understands local protocols. If you need a structural stamp, the drafter will probably know someone.

 

[billconner]

I think you confirmed your building drpartment requires stamped drawings for permit. Doing your own drawings and having the structural engineering company who responded seems like a good option. I wish you could find a local small architects office - a sole practitioner would be ideal - but not many interested in small projects at any fee.

There are plan services that sell stamped plans but you may not find exactly what you have in mind. Some will make limited modifications. This would be the least expensive route to stamped plans.

Sorry it's so difficult for you. Im just finishing a 28 x 32 stick frame with attic - building pull down attic stairs right now - and got permit based on my own drawings.

 

[Old tool guy]

No place in this discussion have I seen that the OP should have an informational interview with the Local Authority That Has Jurisdiction.

Great idea. Most permit offices are happy to give advice and guidance up front.

 

[old_smokey]

Thank you all! This is exactly what I was looking to hear.

Since yesterday, I've made some headway and have two options to explore.

I learned that a friend of mine and his wife are architectural technologists. Had no idea! They have a side business basically doing this kind of work. I'm meeting with them next week to review the process and get a cost estimate. They indicated they have connections with structural engineers and can give me a turn-key solution. They can help think through the construction plan, ensure everything is code-compliant, and work with a structural engineering firm to get everything ready for my permit application. The sales pitch is that they bill a lot less than a structural engineer, so they can save me some money by reducing my engineering costs. Makes sense to me.


I also heard back from one structural engineering firm which said they can work off my own supplied DIY drawings. The better my drawings are, the easier it is for them and cheaper it will cost me.

So I have two options now.

Last thing - great suggestion to check with my local permit office first. I learned I do not require an architects stamp. I need an engineers stamp on the foundation, roof, and wall framing.

Sadly our permit office is massively backed up right now. It's common to not hear anything back for 2-4 months after submitting an application, let alone asking questions. This is why i'm trying to get these details sorted out well in advance.