- Joined
- Sep 3, 2023
- Messages
- 345
What they don’t know won’t hurt them.
Add it later after a year or so.
Sent from my iPhone using Tapatalk
-
Welcome back Guest! Did you know you can mentor other members here at H-M? If not, please check out our Relaunch of Hobby Machinist Mentoring Program!
New shop space!
- Thread starter DavidR8
- Start date
What they don’t know won’t hurt them.
Add it later after a year or so.
Sent from my iPhone using Tapatalk
- Joined
- Oct 16, 2019
- Messages
- 6,852
Bit of a long story but here goes.
We (two adults and a 17 and 15 yr old) live in a 1013 sq ft house built in 1923 on .25 acre lot in the city. We are about 300m from a major bus line. And we have the biggest lot in the neighbourhood.
The house needs some work. There is a dining room built on top of a deck that really needs to be rebuilt on a proper foundation.
We had originally thought that we would do that and expand the footprint of the house. Problem is we really can't live in the house while that's happening as one side of the house will basically come off.
We then thought about building the carriage house so we (my wife and I...assuming the kids fledge) could live in that while the house is being renovated.
The factor that is causing us to put it on the shelf, is that there are new bylaws coming in July that will allow for 3 - 4 residences on a lot such as ours.
So there is a strong likelihood that we can sell to a developer for a good dollar and buy a larger property with either an existing shop or space to build one.
Last edited:
- Joined
- Oct 16, 2019
- Messages
- 6,852
I wanted to give an update on this thread.
We went ahead and applied for approvals in April and were rejected because the square footage was over the allowable limit at the time of our application. The reason we were over was because they counted the garage floor space as part of the upper floor living area. Rationale (if one can call it that) was that because the garage is 'attached' to the upper floor, the area is combined. No matter what I argued they said it was the ruling. So we were basically twice the allowable sq footage.
July 1 the municipality changed all the zoning to allow for higher density. Now we'd be allowed to build a triplex and still keep the house and existing garage.
We also got an estimate for the carriage hose from the builder that was in excess of $500K which was pretty heart stopping.
So we shelved the whole idea.
Then I got the idea to put a peaked roof on the garage instead of the flat roof. There was no insulation in the ceiling so when it was 30C here it was well over 40C inside which was completely unbearable for me.
So I contacted my builder and had him estimate the job.
Plan was to basically reuse the existing 2x8 roof joists, cut off the overhangs and frame it out like a floor then build a hand cut roof over them. Replace the 3-ply 2x12 centre beam with a paralam beam to eliminate the post in the middle. I did all the electrical and paint.
We went ahead and applied for approvals in April and were rejected because the square footage was over the allowable limit at the time of our application. The reason we were over was because they counted the garage floor space as part of the upper floor living area. Rationale (if one can call it that) was that because the garage is 'attached' to the upper floor, the area is combined. No matter what I argued they said it was the ruling. So we were basically twice the allowable sq footage.
July 1 the municipality changed all the zoning to allow for higher density. Now we'd be allowed to build a triplex and still keep the house and existing garage.
We also got an estimate for the carriage hose from the builder that was in excess of $500K which was pretty heart stopping.
So we shelved the whole idea.
Then I got the idea to put a peaked roof on the garage instead of the flat roof. There was no insulation in the ceiling so when it was 30C here it was well over 40C inside which was completely unbearable for me.
So I contacted my builder and had him estimate the job.
Plan was to basically reuse the existing 2x8 roof joists, cut off the overhangs and frame it out like a floor then build a hand cut roof over them. Replace the 3-ply 2x12 centre beam with a paralam beam to eliminate the post in the middle. I did all the electrical and paint.
- Joined
- Oct 16, 2019
- Messages
- 6,852
The entire project took fourteen working days, (including three days of no activity) to the hour.
One man and his 20 year old son. Amazingly efficient crew. Almost no waste except for the roof tearoff.. They reused the old 2x8 fascia boards as the rim joists.
They started at 12:30 pm on Aug 12, had the roof framed, sheeted and shingled by August 16. Gutters and eavestrough were the only thing that slowed it down. They swept out the garage and had cleaned up by 12:30 on the 29th.
Now I have attic storage with inside and outside access, clear span inside, a heat pump and R30 insulation in the ceiling.
I am simply overjoyed with the transformation.
One man and his 20 year old son. Amazingly efficient crew. Almost no waste except for the roof tearoff.. They reused the old 2x8 fascia boards as the rim joists.
They started at 12:30 pm on Aug 12, had the roof framed, sheeted and shingled by August 16. Gutters and eavestrough were the only thing that slowed it down. They swept out the garage and had cleaned up by 12:30 on the 29th.
Now I have attic storage with inside and outside access, clear span inside, a heat pump and R30 insulation in the ceiling.
I am simply overjoyed with the transformation.
Last edited: