What stops you from building a massive garage with a small loft on top for a house?

[pheoxs]

This came up at coffee and I started thinking about it some more. You can have a two story house with a double attached garage no problem. What would stop a builder from building a car lovers dream house of a massive quadruple garage with 1 or 2 bedrooms on top?

Are their zoning restrictions or limitations?

Something like 26 feet wide x 42 feet long with an entrance / stair case on the side so it looks like most new cookie cutter homes and then just an open kitchen/living room, bathroom and bedroom on the top level. Could you not even have a basement as well?

You'd have the same lot coverage as most of these new houses so I'm just wondering if it's possible and nobody does it or is there zoning restrictions?

[danno]

In Elgin there's a ton of them. Maybe zoning in some community's

[pfis300]

I've also wondered this - you'd think that the building costs would be reduced as well since the interior finishing of a whole level becomes nothing more than the basic garage fixtures.


Edit: Anyone have pictures of local calgary homes set up as such?

[e31]

Construction codes, Bureaucratic red tape, and Evil Insurance companies are three factors why it is not very common, even when you do have the money to spend.

One of these units was for sale a short while ago in Revelstoke, not sure if it still is. Other than having "townhome-esque" neighbors it would be a pretty cool unit to have.

Link Here (https://maps.google.ca/maps?q=Downie+Street,+Revelstoke,+BC&hl=en&ll=50.993983,-118.185414&spn=0.000519,0.001206&sll=50.992582,-118.187592&sspn=0.008306,0.01929&t=h&hnear=Downie+St,+Revelstoke,+Columbia-Shuswap,+British+Columbia&z=20&layer=c&cbll=50.993984,-118.185414&panoid=d1DJzGBah9tfMSBtFPpvcQ&cbp=12,314.95,,0,6.51)

and here (https://maps.google.ca/maps?q=Downie+Street,+Revelstoke,+BC&hl=en&ll=50.994397,-118.185736&spn=0.000519,0.001206&sll=50.992582,-118.187592&sspn=0.008306,0.01929&t=h&hnear=Downie+St,+Revelstoke,+Columbia-Shuswap,+British+Columbia&z=20&layer=c&cbll=50.994369,-118.185896&panoid=fwxdLC0Jg_iz9MVEOvlsOA&cbp=12,158.15,,0,6.05)

[J.M.]

Originally posted by pfis300
I've also wondered this - you'd think that the building costs would be reduced as well since the interior finishing of a whole level becomes nothing more than the basic garage fixtures.


Edit: Anyone have pictures of local calgary homes set up as such?

http://calgary.kijiji.ca/c-real-estate-apartments-condos-1-bedroom-Private-1-Bed-Apt-above-detached-garage-includes-utils-W0QQAdIdZ554520076

[pheoxs]

Originally posted by J.M.


http://calgary.kijiji.ca/c-real-estate-apartments-condos-1-bedroom-Private-1-Bed-Apt-above-detached-garage-includes-utils-W0QQAdIdZ554520076

I'd happily have that, even without the house. Then again if I could buy something like that, rent out the house and live there. Fuck that'd be perfect haha

[cam_wmh]

Originally posted by pheoxs
This came up at coffee and I started thinking about it some more. You can have a two story house with a double attached garage no problem. What would stop a builder from building a car lovers dream house of a massive quadruple garage with 1 or 2 bedrooms on top?

Are their zoning restrictions or limitations?

Something like 26 feet wide x 42 feet long with an entrance / stair case on the side so it looks like most new cookie cutter homes and then just an open kitchen/living room, bathroom and bedroom on the top level. Could you not even have a basement as well?

You'd have the same lot coverage as most of these new houses so I'm just wondering if it's possible and nobody does it or is there zoning restrictions?

Basement under the garage? Unlikely.

I like the idea so far though. double wide, double deep.

[speedog]

In Cambrian Heights, two single detached homes with under-drive garages that easily hold six vehicles - one stores a large ski-boat on a trailer in their garage and still has tons of room.

Streetview link (http://goo.gl/maps/klVK4)

[Twin_Cam_Turbo]

Originally posted by speedog
In Cambrian Heights, two single detached homes with under-drive garages that easily hold six vehicles - one stores a large ski-boat on a trailer in their garage and still has tons of room.

Streetview link (http://goo.gl/maps/klVK4)

Wow I would LOVE to live in that area in those houses!

[pfis300]

Originally posted by J.M.


http://calgary.kijiji.ca/c-real-estate-apartments-condos-1-bedroom-Private-1-Bed-Apt-above-detached-garage-includes-utils-W0QQAdIdZ554520076

Damn, wish i saw that when I started renting, that shits delightful.

However, I need that in double the size, and for sale please.

[DEATH2000]

Originally posted by speedog
In Cambrian Heights, two single detached homes with under-drive garages that easily hold six vehicles - one stores a large ski-boat on a trailer in their garage and still has tons of room.

Streetview link (http://goo.gl/maps/klVK4)
Theirs houses like that in Mount Royal.

One guy has a full tenis court on his property and theirs a garage under it. Never seen inside but you can see the garage door at the end. The home has a three car attached garage as well.

See here:

Garage door under tennis court: http://goo.gl/maps/aWRIl

House at the top: http://goo.gl/maps/vtt6J

[J.M.]

Originally posted by pfis300


Damn, wish i saw that when I started renting, that shits delightful.

However, I need that in double the size, and for sale please.

My grandfather built something like this out on his property in Sask. It is pretty fucking awesome! He started building another garage on the the same property recently - this time for his bikes and other toys.

[speedog]

Originally posted by Twin_Cam_Turbo
Wow I would LOVE to live in that area in those houses!
You're in luck as one of them is up for sale - unfortunately it's the one with the smaller under-drive garage but never the less it can be yours, link (http://listings.myrealpage.com/wps/recip/25999/416523.search/details-35414853).

[speedog]

Here's the details on the other home on the corner lot, don't think it's for sale - link (http://www.ca.open2view.com/properties/2311) and teaser pic of part of the garage...

http://www.ca.open2view.com/assets/property/960/c/6/c6a0490b8c5a4aa79be639196712d3a9c1fc70ad.jpeg

[Xamim]

I've driven by this place a few time in McKenzie Towne. It looks like a loft or maybe 2 levels above the garage, it pretty damn tall.
http://goo.gl/maps/oSHQV

[bignerd]

Originally posted by Xamim
I've driven by this place a few time in McKenzie Towne. It looks like a loft or maybe 2 levels above the garage, it pretty damn tall.
http://goo.gl/maps/oSHQV

Wow that is an eyesore if you ask me... Doesn't make sense that you can only build a 5 or 6 foot tall fence but can have a ginormous garage like that?

[TomcoPDR]

Originally posted by Xamim
I've driven by this place a few time in McKenzie Towne. It looks like a loft or maybe 2 levels above the garage, it pretty damn tall.
http://goo.gl/maps/oSHQV



Originally posted by bignerd


Wow that is an eyesore if you ask me... Doesn't make sense that you can only build a 5 or 6 foot tall fence but can have a ginormous garage like that?


Looks like a regular floor above garage (8') plus a loft space in the attic

[Twin_Cam_Turbo]

Originally posted by speedog

You're in luck as one of them is up for sale - unfortunately it's the one with the smaller under-drive garage but never the less it can be yours, link (http://listings.myrealpage.com/wps/recip/25999/416523.search/details-35414853).

Woo only about $1050000 more than the value of my current place :)

[Sugarphreak]

...

[FraserB]

I'm sure if you put a bike parking spot in there and a bike lane outside they would approve it.

[Sugarphreak]

...

[AndyL]

Originally posted by DEATH2000

Theirs houses like that in Mount Royal.

One guy has a full tenis court on his property and theirs a garage under it. Never seen inside but you can see the garage door at the end. The home has a three car attached garage as well.

See here:

Garage door under tennis court: http://goo.gl/maps/aWRIl

House at the top: http://goo.gl/maps/vtt6J

Thats an awesome garage ;) who else has PCL construction build their garage? :D

And its frigging huge inside.

[npham]

There are a bunch of apartments over the garages in my neck of the woods too:

Garrison Green (https://maps.google.ca/?ll=51.004736,-114.127693&spn=0.038239,0.093513&t=h&z=15&layer=c&cbll=51.004737,-114.127594&panoid=Ajm59TTGgFJ3nF_hJDEYHQ&cbp=12,224.51,,0,2.52) & another one that's actually connected (https://maps.google.ca/?ll=51.004466,-114.128337&spn=0.038239,0.093513&t=h&layer=c&cbll=51.00435,-114.128327&panoid=U9gWL-uj9bR3Lx5IoR7tBQ&cbp=12,228.67,,0,5.5&z=15)

[01RedDX]

.

[speedog]

Thread derailing?

Kind of got the impression that the OP was talking about a single family home over a garage, not a single family home with a separate detached garage with more living space above that separate detached garage.

[benyl]

Originally posted by cam_wmh


Basement under the garage? Unlikely.

I like the idea so far though. double wide, double deep.

There is a house a block from mine that has a basement (media room/ man cave) under the garage.

[blairtruck]

Originally posted by 01RedDX


This is the area that I immediately thought of when I saw this thread. I would definitely consider a house there if I had a $1M-ish budget. So many uses for that, nanny, guest house, office, man-cave, rental. You basically get two houses.


EDIT: This is the section of Garrison Green that I was referring to, every house has a detached suite of top of its garage: http://goo.gl/maps/Rg08X
my sistster in law lives 3-4 house in from that big one on the corner. its the one you can see with the regular garage no loft. thing she said it was 80k for the loft garage.

[rookie101]

Now I really want a garage with a separate suite above it! Anyone know what the ones in Mckenzie Towne are worth?

[DEATH2000]

Originally posted by AndyL


Thats an awesome garage ;) who else has PCL construction build their garage? :D

And its frigging huge inside.
Got any more info on it? Im super curious to see, and know whats inside.

[Masked Bandit]

Originally posted by pheoxs
This came up at coffee and I started thinking about it some more. You can have a two story house with a double attached garage no problem. What would stop a builder from building a car lovers dream house of a massive quadruple garage with 1 or 2 bedrooms on top?

Are their zoning restrictions or limitations?

Something like 26 feet wide x 42 feet long with an entrance / stair case on the side so it looks like most new cookie cutter homes and then just an open kitchen/living room, bathroom and bedroom on the top level. Could you not even have a basement as well?

You'd have the same lot coverage as most of these new houses so I'm just wondering if it's possible and nobody does it or is there zoning restrictions?

You need yourself an acreage. A client of mine out by Red Deer did just this. Massive shop on the main level and a bit over 1000 sq. ft. of living space for him & the wife on the second level. No basement though.

[Euro838]

In the Currie Barracks, there are some houses that are essentially suites above a garage. There were some small plots of land that the builders did just that, put a suite above a double garage.

If you drive around in that area, there are a lot of houses that have detached suites (called carriage houses) above the garage (some are on triple garages). I believe you can also have separate utilities too.

A friend of mine did this and is renting his 550 sq ft suite above his double garage for $1200 a month, definitely helps with the mortgage and bills. They also allow 3 storey houses too (i.e. 3 floors above grade with basement).

It used to be cheap to build a carriage house but I think you are looking at $200+/sqft now.

[npham]

Originally posted by 01RedDX


This is the area that I immediately thought of when I saw this thread. I would definitely consider a house there if I had a $1M-ish budget. So many uses for that, nanny, guest house, office, man-cave, rental. You basically get two houses.


EDIT: This is the section of Garrison Green that I was referring to, every house has a detached suite of top of its garage: http://goo.gl/maps/Rg08X

That looks like the Currie Barracks, not Garrison Green.

[DeleriousZ]

Something like what the OP mentioned, even without the basement, would be freaking amazing. I've always lived in fairly small houses with a small amount of 'stuff' with a large garage space, and it suits my lifestyle just fine.

I've also thrown around the idea of buying a warehouse style building in an industrial area and finish a part of it and living in it, but I think there's too much bureaucratic bullshit and bylaws swirling around that to make it viable.

[01RedDX]

.

[pheoxs]

Originally posted by DeleriousZ
Something like what the OP mentioned, even without the basement, would be freaking amazing. I've always lived in fairly small houses with a small amount of 'stuff' with a large garage space, and it suits my lifestyle just fine.

I've also thrown around the idea of buying a warehouse style building in an industrial area and finish a part of it and living in it, but I think there's too much bureaucratic bullshit and bylaws swirling around that to make it viable.

Warehouse would be sweet.


It's cool to see that there are places like that in the city though in addition to a main house. I'd rather not go the townhouse route but that's an option though most are either oversized singles or small doubles, nothing as big as id like.

I wish there were some of those garage+suites by themselves. 1.4million for a place is slightly (or a fuckton) outside my budget.

Average would be ideal and build my own but the land is so damn expensive.

[Penguin_Racecar]

Originally posted by 01RedDX


Sorry, I know there is no actual community called Garrison Green, but there is actually no community officially called Currie Barracks either. It's a designation used by realtors and MLS only. I lived in Garrison Woods for 5 years, commonly referred to as Marda Loop but is actually part of Altadore, and the part of the garrison that is on west side of Crowchild is commonly called Garrison Green, but is actually now divided into CFB Lincoln Park PMQ (the section I linked,) Lincoln Park (your section) and CFB Currie. The whole area was also called Currie Barracks, back when it was an actual barracks. So it gets confusing at times.

http://en.wikipedia.org/wiki/List_of_neighbourhoods_in_Calgary#List_of_neighbourhoods

That said - there is a big sign that says "Garrison Green" on your way into the neighbourhood.

[01RedDX]

.

[AndyL]

Originally posted by DEATH2000

Got any more info on it? Im super curious to see, and know whats inside.

Some really nice stuff - and a nightmare of a garage door install :)

Other than that - you'll have to talk to the owner, or see if there's some project info kicking around somewhere...

[schocker]

Pilot is just starting for these "laneway" homes
http://www.cbc.ca/news/canada/calgary/laneway-homes-pilot-project-set-for-calgary-1.2485446

[ExtraSlow]

I think this is a good idea. Can add some suites without building new houses in thiese odler neighborhoods. After all, bulding or modifying a garage is much easier than starting a house from scratch.

Wonder what the building code is for living space above a garage? You gotta hope they are well sealed from each other, as i know a lot of people idle thier cars in the garage on cold days . . .

[DENZILDON]

Info here...

http://www.calgary.ca/PDA/DBA/Documents/brochures/secondary_suites_brochure.pdf


http://www.calgary.ca/PDA/DBA/Documents/building/detached_secondary_suite.pdf

[Lex350]

Originally posted by speedog
In Cambrian Heights, two single detached homes with under-drive garages that easily hold six vehicles - one stores a large ski-boat on a trailer in their garage and still has tons of room.

Streetview link (http://goo.gl/maps/klVK4)


Another nice one on Coleridge cresent in Cambrian Heights.

31 Coleridge Cresent

[CanmoreOrLess]

.

[CanmoreOrLess]

There are a few I know of in Inglewood, on 11th Ave SE.

And in Altadore, near 166 Somme Avenue SW. Added a massive attached extension from the house connecting to the garage. Complete with living area and balcony above the garage. Also note larger garage doors. He has a couple of newer Bentleys from what I have seen. All the other houses in the area are small unattached garages with no living area above. Zoning approval... call AVI I guess?

Summer of 2013:
http://imageshack.us/scaled/medium/600/d8cq.jpg (http://imageshack.us/photo/my-images/600/d8cq.jpg/)


January of 2014:
http://imageshack.us/scaled/medium/513/n9pr.jpg (http://imageshack.us/photo/my-images/513/n9pr.jpg/)
http://imageshack.us/scaled/medium/11/bkj4.jpg (http://imageshack.us/photo/my-images/11/bkj4.jpg/)
http://imageshack.us/scaled/medium/585/fa3j.jpg (http://imageshack.us/photo/my-images/585/fa3j.jpg/)
http://imageshack.us/scaled/medium/196/e1us.jpg (http://imageshack.us/photo/my-images/196/e1us.jpg/)

[busdepot]

One thing to consider with this home over the garage idea is that your gas bills in the winter would be mega fucking expensive. Even if you insulated the shit out of it, that big gaping hole would suck out a substantial amount of heat.

[ercchry]

Originally posted by busdepot
One thing to consider with this home over the garage idea is that your gas bills in the winter would be mega fucking expensive. Even if you insulated the shit out of it, that big gaping hole would suck out a substantial amount of heat.

huh? you would need to have a complete fire wall between the two... so yeah, no shared furnace or open walkway...

but this thread is mixing in secondary suites with sugarphreak style homes

[rinny]

My brother is currently doing this in Auburn Bay. He has a large corner lot and has framed up a 3 car garage with suite on top of it. Believe its about a 800sqft unit. Neighbors arent too happy their view is ruined but thats what the public input period is for!

He has contracted all the trades/engineer himself and paid a coworker to do the design. Not sure final cost on it but Im sure it'll fetch some good rent $$ being across the street from the hospital.

[roopi]

Originally posted by rinny
My brother is currently doing this in Auburn Bay. He has a large corner lot and has framed up a 3 car garage with suite on top of it. Believe its about a 800sqft unit. Neighbors arent too happy their view is ruined but thats what the public input period is for!

He has contracted all the trades/engineer himself and paid a coworker to do the design. Not sure final cost on it but Im sure it'll fetch some good rent $$ being across the street from the hospital.

I believe this is the one I mentioned earlier then. It backs onto Seton Blvd?

[cam_wmh]

Originally posted by benyl


There is a house a block from mine that has a basement (media room/ man cave) under the garage.

Yeah, definitely the exception and not the norm.

Are there many single wide, yet double deep townhomes around town? Belt-line?

[hurrdurr]

Originally posted by rinny
My brother is currently doing this in Auburn Bay. He has a large corner lot and has framed up a 3 car garage with suite on top of it. Believe its about a 800sqft unit. Neighbors arent too happy their view is ruined but thats what the public input period is for!

He has contracted all the trades/engineer himself and paid a coworker to do the design. Not sure final cost on it but Im sure it'll fetch some good rent $$ being across the street from the hospital.

Hey Rinny,

Could you get some more info from your brother? (costs etc.)

I'm a couple houses down from him and am thinking of doing the same thing as I'm also on a crescent with a huge backyard with more than enough room to do the same.

Was going to knock on the door one day and ask some questions about it but didn't want to encroach on his privacy.

[AndyL]

Did you guys hear druh Farrel espousing this idea for Kensington on the radio this morning...

:rofl: Sometimes I think they lurk on beyond

[nzwasp]

this might be a little offtopic but has anyone ever seen nenshi on a bike?

[ercchry]

this kind of got me thinking... made a quick sketchup model... i have no where for a utility room... but lets pretend its ultra ballin and has a basement under the garage slab :rofl:

22x30ft garage ~675sqft.... 1.5 bath, 1 bedroom with walk thru closet and a ladder to the roof for awesome lounging with downtown views... small 5ft wide balcony off the back for the bbq... little bar area for eating and a kitchen with all the necessities

http://i.imgur.com/3juX7QD.png

http://i.imgur.com/ggO6vKk.png

i'd totally live in that and rent out my main house :hitit:

[hurrdurr]

http://4.bp.blogspot.com/_L6NW1UySEKs/TLyrUSoMoOI/AAAAAAAAB84/hafd1duBrTE/s1600/candidates.jpg

this?

[ExtraSlow]

Kent Herr is so lazy, that guy should have gotten on a bike too.

[91Accord]

Although somewhat off topic, if you want to see impressive look at this garage:

http://www.avsforum.com/t/852034/construction-is-actually-underway-on-the-utah-theater

Guy in the states built a home theatre under his garage with a tunnel back to his house.

[AndyL]

I can't google it right now... But theres an awesome 4 seacans stacked jenga style home I found on the interwebs once... 40'x40' 2 storey... Commercial floor to ceiling glazing and a couple glass garage doors - awesome ;)

But the city would never allow it...

[88CRX]

Originally posted by ercchry
this kind of got me thinking... made a quick sketchup model... i have no where for a utility room... but lets pretend its ultra ballin and has a basement under the garage slab :rofl:

22x30ft garage ~675sqft.... 1.5 bath, 1 bedroom with walk thru closet and a ladder to the roof for awesome lounging with downtown views... small 5ft wide balcony off the back for the bbq... little bar area for eating and a kitchen with all the necessities

http://i.imgur.com/3juX7QD.png

http://i.imgur.com/ggO6vKk.png

i'd totally live in that and rent out my main house :hitit:

Only have 1 bathroom and you'll have lots of room for mechanical. No reason a sub 700 suite needs 1.5 bathrooms.

Or pitched roof and throw it in the attic space.

[ercchry]

Originally posted by 88CRX


Only have 1 bathroom and you'll have lots of room for mechanical. No reason a sub 700 suite needs 1.5 bathrooms.

Or pitched roof and throw it in the attic space.

eh... its turns out its a pipe dream since you need a min of 13m wide lot and 400sqm and im not there :cry:

but i'd probably put it under the stairs... since the ceiling height in the garage is 12ft.... lots of space

and two bathrooms is necessary. life was horrible when i had to share with the woman :rofl:

[AndyL]

Use a pair of tankless water - one for radiant heat one for hot water - problem solved.