Detached Garage & Playhouse Build

Project Overview We are looking for a licensed contractor/GC to construct a 34’ wide × 20’ deep (680 sq. ft.) detached garage/shop on our residential property in Bella Vista, Arkansas. Target construction timeframe: May–June 2027. The site is on a moderate hillside, so this project will require excavation/grading, retaining walls, drainage, and construction of a gravel vehicle approach in addition to the garage itself. We are looking for a contractor who can manage the project from site preparation through completion, including coordination of Bella Vista City permitting and POA/ACC approval. Garage / Shop Approximately 22’ × 20’ of the building is currently envisioned as an unfinished garage/shop area. Desired features include: * One dedicated full-size vehicle parking space * 10’–12’ overhead garage door with automatic opener * Unfinished interior * Concrete slab floor * Electrical outlets and overhead lighting * Workshop/workbench area * Wall and overhead storage * Approximately 9’–10’ wall/ceiling height where practical We are open to contractor recommendations regarding the exact interior dimensions and layout. Finished Office / Playroom Approximately 12’ × 20’ (240 sq. ft.) is envisioned as a finished, conditioned flex space that can function as a home office and children’s playroom. This area should include: * Insulated walls and ceiling * Drywall * Finished flooring * Windows/natural light * Electrical outlets and lighting * Mini-split heating and cooling * Interior access to the garage * Exterior access No bathroom or plumbing is currently planned. Excavation & Retaining Walls The building site is located on a hillside and will need to be excavated into the existing slope to establish a level 34’ × 20’ building pad. Retaining walls will be required around portions of the garage to retain the hillside. We would also like to explore continuing the retaining wall beyond the garage toward the existing house to retain and clean up an existing berm. Proper drainage behind the retaining walls and management of stormwater around the new structure are important parts of the project. We are looking for a contractor experienced with hillside construction, excavation, retaining walls, foundations, drainage and grading. Structural engineering should be coordinated where required. Gravel Driveway / Vehicle Access The garage must be accessible by vehicle. We would like a gravel driveway/approach graded from the existing accessible portion of the property to the new garage door. The scope should include appropriate excavation, compacted base material, gravel surface and drainage. We are not currently planning to pour a concrete or asphalt driveway. Exterior Appearance Because the property is located in Bella Vista, Arkansas, the building will need to comply with applicable City and POA/ACC requirements. We want the garage to closely match the architectural style of the existing house, including complementary: * Siding * Trim * Roof color/material * Roof pitch * Doors * Windows * Overall exterior color palette Photos of the existing house and proposed building location are available. Permitting & Project Management Preference will be given to a contractor who can provide a turnkey project and coordinate: * Bella Vista City permitting * Bella Vista POA/ACC approval * Site/plot plans * Structural/retaining-wall engineering where required * Grading/site work * Building permit * Electrical permit * Mechanical/HVAC permit * Required inspections * Subcontractors We will provide owner signatures or documentation where required. Bid Request We would prefer proposals that break out major project costs, particularly: 1. Excavation/grading 2. Retaining walls and drainage 3. Foundation/concrete 4. Garage structure/framing 5. Roofing and exterior finishes 6. Garage door/windows/exterior doors 7. Electrical 8. Finished office/playroom 9. Mini-split HVAC 10. Gravel driveway 11. Engineering/plans 12. Permits/ACC coordination Please clearly identify any allowances, exclusions, owner responsibilities, or work not included in the quoted price. Because site conditions are an important part of this project, we expect an on-site visit before receiving/accepting a final construction proposal. We are also interested in contractor recommendations regarding the most cost-effective way to handle the excavation, retaining walls, drainage and interior layout while maintaining the 34’ × 20’ overall footprint.