Where would you add an attached garage?

5 years ago

My husband and I have been trying to hash this out for almost 2 years and we have to figure this out soon! Our top priority of our addition/renovation is an attached garage (ideally 2 car) and we cannot settle on where best to add it on. So that is my main question.
Other changes we would like to make that could affect placement of garage would be (in order of priority):
- larger entry
- better ability to extend dining area for use with large groups (considering adding on extra room past dining room)
- slightly larger kitchen

I’d appreciate any input you have!

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Comments (5)

Mrs. S
5 years ago
Those are big changes to hash out yourselves. I would get an architect. All of that looks really expensive! And you wouldn't want to make mistakes. Architects will chime in, but you're going to need to provide more information, not just a picture of the front of your house....
papertigers77
Original Author
5 years ago
Oh sorry, Did the other photo not show up? Of the home layout?
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The best approach would be to contact an architect. The first thing that needs to be done is to review restrictive local ordinances like zoning, drainage, wetlands, etc. and the building department file that will hopefully show the garage foundation. I get asked to do this often and the most common problems are that a detached garage was often allowed to be closer to the property line than an attached one so when it gets attached to the house it is then "existing, non-conforming" and cannot have anything built on top of it unless the addition wall is set back farther far enough to comply. It is also common for an old garage foundation/footing to be less deep and/or less wide than required by the current code. It is often necessary to dig down to expose the foundation. since it is unlikely that you will get enough answers to these questions in time you might be forced to assume that the garage will need to be torn down and a new structure added to the house. It might be cheaper and would certainly be a better design. This post was edited by Renovator8 on Fri, Nov 15, 13 at 5:15
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When there is an attached garage, both the house and garage should share the same foundation. If there is a basement under the house, then the garage footing will be at a different elevation than the house. In this case, the garage footing should be attached to the wall of the basement and the garage footing must be below the frost line for stability. One way to connect is to install a concrete beam set into the basement wall with the other end laying on the garage's footing. However, different settling rates for the remainder of the garage's perimeter can be different than the house. A well done garage footing should be stable, but is not always assured. For stability, the garage footing should be sitting on undisturbed earth. Even then, there can be differential settling between the house and garage. If the garage's footing sits on fill, differential settling is expected.
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Thank you all again for the feedback. I'm really leaning towards sacrificing the laundry room and going with a powder room. The more I think about it and think about the way I do laundry, I believe the ROI (for me) on a separate powder room would be greater. I'm attaching a drawing, but I there really isn't much to work with. The area outlined it red is initially going to be a family room, but in a couple of years it will convert to an in-law-suite, so we want/need to keep that area separate the way it is (so ignore the bathroom there, that's part of the suite). The room labeled with the red L and blue B is the current laundry room, proposed change to powder room/mudroom. The alcove with the blue L is where I am thinking of moving the laundry, and the red X in the area to the far right is the location of the main floor bathroom in the existing house. And yes, we have walls, I just didn't draw them out! :-)
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Lynne Mysliwiec
5 years ago
You need to check side, front, and rear yard set back requirements and if you have a well and septic field rather than city water and sewer, then the location of both need to be taken into account before you can decide.

Moving the kitchen to the back with an addition of mud room / laundry between garage and kitchen and removing wall between living and kitchen to open the plan and flip dining to the front would be my first thought (if all plumbing/water/zoning issues work out).
PRO
Mark Bischak, Architect
5 years ago
Based upon the information given, to the north-west.
Mrs. S
5 years ago
last modified: 5 years ago
I do see your layout, and realize my limitations as a non-architect. I think you have done what you can, by creating a general diagram, and now it's time to ask for professional opinions. Some professional should be hired to assess your site for all of its particulars: orientation towards views, opportunities for passive solar advantages, privacy, geology, city/county requirements and/or limitations, your family (kids? elderly?) and perhaps even most importantly, whether your wants and needs are appropriate for your real estate market. You didn't mention that, and perhaps you have no concerns about this aspect, but it is really important to work up a budget that makes sense not only for your ability to afford it, but also one that adds value to the land as a whole, and is reasonable given your local real estate market. What's your budget?

If it were my house, I'd definitely want an attached garage also, but I don't even think I can opine on where it should go. How much room do you have?

Is that the road in front of your house? Is the driveway location negotiable? Lynne points out smartly that sewer and septic may limit your choices.

All else being equal, and if you have the space, it's probably more desirable to locate a garage with a side entry, not visible from the front of the house, but if you live where it snows, there might be an orientation that is much more favorable for the weather (and I'm sorry, I don't know about that). Perhaps you are also thinking of making the front windows larger.... that's something I'd want, and wouldn't be as expensive as moving the kitchen...

Lastly, I will suggest that you post your question in the remodeling forum, or building a home, where actual architects can weigh in.

Edited to add: you now have an opinion from an actual, smart architect. He's so smart, that he can apparently tell by looking at your images, which way north-west is. :)

Where would you add an attached garage?

Comments (5)

Mrs. S

papertigers77
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Where would you add an attached garage?

Comments (5)

Mrs. S

papertigers77Original Author

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Lynne Mysliwiec

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papertigers77
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