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Second Floor Garage Addition

 
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Old 12-22-2017, 07:33 AM   #1
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Second Floor Garage Addition


I have a client who lives on a lakefront property in a very hilly area. Iíll include a few pics. They donít like their existing garage entry due to the need for a steep driveway and have asked me to estimate building a second floor garage. This is my first stab at this kind of project and I recognize the need for proper engineering and so on but am just getting ideas/input to begin with. What are some key concerns or issues to be aware of?
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Old 12-22-2017, 08:54 AM   #2
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Re: Second Floor Garage Addition


Existing foundation and framing adequacy for a second story. Set backs. Tieing into the house roof.

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Old 12-22-2017, 09:08 AM   #3
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Re: Second Floor Garage Addition


Garage on the second floor??

Need to build a bridge to it.
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Old 12-22-2017, 09:10 AM   #4
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Re: Second Floor Garage Addition


Why not build a new garage at the higher elevation in front of the existing and turn the existing garage into living space?
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Old 12-22-2017, 09:42 AM   #5
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Re: Second Floor Garage Addition


This is one of those situations where set backs can make or break a solution. In my particular area, It's a 70' on the front line.

Also, restrictive covenants can be a deal breaker as well.

Figure out what the limitation are, and see what fits.
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Old 12-22-2017, 01:07 PM   #6
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Re: Second Floor Garage Addition


Thanks guys. Good points. The homeowner is asking for the lower portion of the garage to be usable for living space, so thatís why Iím trying to work this out. I know the ACC and POA as well as the city are going to push back, so Iím trying to determine the best approach because you only get one shot and then they tend to just keep denying you.
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Old 12-22-2017, 04:54 PM   #7
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Re: Second Floor Garage Addition


Are you saying that you want to make the area below the existing garage usable living space?

That you would excavate out the existing fill below the slab?
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Old 12-22-2017, 05:14 PM   #8
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Re: Second Floor Garage Addition


Raise the exist garage floor 3 to 4' if there is room for the stairs and landing inside garage.... raise header, door, repour floor on washed rock fill with with vapour barriers and Cmu edge supports?

install door into side wall, add retaining wall, always BACK in, think check mark traffic pattern, entry driveway down hill to lot line, back into garage stalls..

Add matching to home windows into old door opening, upgrade to two taller doors RV & SUV ready with inset windows.

Demo old floor, excavate footings/ under pin for back yard mower garage/ work shop/ vault storage under precast core deck supported raised garage floor, think 8' to 9' garage ceiling, step DOWN to house, landing MORE steps down to man cave/ mower garage, (cut in egress window?) core deck ~10 -12 above basement floor level. Staircase could go outside existing footprint of foundation.

Older couple, plan for an elevator shaft NOW... when the stairs get to be too much.

Fixes a "turd" driveway Adds over 600 foot of shop/playspace
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Old 12-23-2017, 03:11 PM   #9
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Re: Second Floor Garage Addition


Quote:
Originally Posted by tgeb View Post
Are you saying that you want to make the area below the existing garage usable living space?

That you would excavate out the existing fill below the slab?
No, the homeowner wants to get as close as is allowable to the road and build a ďbasementĒ of sorts which can be used for storage, and above it (at or near street level) build a garage and then fill in the area left between the road and the structure so there can be a level driveway leading straight in to the second story garage.
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Old 12-23-2017, 03:13 PM   #10
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Re: Second Floor Garage Addition


Quote:
Originally Posted by Fouthgeneration View Post
Raise the exist garage floor 3 to 4' if there is room for the stairs and landing inside garage.... raise header, door, repour floor on washed rock fill with with vapour barriers and Cmu edge supports?

install door into side wall, add retaining wall, always BACK in, think check mark traffic pattern, entry driveway down hill to lot line, back into garage stalls..

Add matching to home windows into old door opening, upgrade to two taller doors RV & SUV ready with inset windows.

Demo old floor, excavate footings/ under pin for back yard mower garage/ work shop/ vault storage under precast core deck supported raised garage floor, think 8' to 9' garage ceiling, step DOWN to house, landing MORE steps down to man cave/ mower garage, (cut in egress window?) core deck ~10 -12 above basement floor level. Staircase could go outside existing footprint of foundation.

Older couple, plan for an elevator shaft NOW... when the stairs get to be too much.

Fixes a "turd" driveway Adds over 600 foot of shop/playspace
Holy crap...now THATíS some intense feedback! Great idea! Thank you!
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Old 12-23-2017, 03:17 PM   #11
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Re: Second Floor Garage Addition


Quote:
Originally Posted by TimNJ View Post
Why not build a new garage at the higher elevation in front of the existing and turn the existing garage into living space?
Thatís kind of what the homeowner is shooting at (being able to turn the existing garage into usable living space and adding a garage above it. Obviously there will need to be some significant architectural changes made to the existing garage to support the parking deck above it. I still need to determine setbacks and covenants etc.
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Old 12-23-2017, 03:19 PM   #12
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Re: Second Floor Garage Addition


Do you know if the footings and walls will support a second-floor garage?



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Old 12-26-2017, 10:06 PM   #13
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Re: Second Floor Garage Addition


Quote:
Originally Posted by Eglazier View Post
Obviously there will need to be some significant architectural changes made to the existing garage to support the parking deck above it. I still need to determine setbacks and covenants etc.
I was thinking more in terms of building the new garage between the existing garage and street, not on top of the existing garage.
Of course I don't know how much distance is between street and front of existing garage or setbacks,

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