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N. OC Garage/Apt. build - Bus Shop

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swharris

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Joined
Jan 10, 2010
Messages
403
Location
So. Cal.
So it's finally become real. All the time, delays(self imposed), planning or lack there of, mountains of indecision and what will I'm sure become a gigantic money pit, have come to this point of no return. :scared::)
I do kid just a bit, but I am crossing my fingers this all comes out ok.

The site was cleared last month of large amounts of trees and green stuff, and after some much needed rains for a few weeks here in So. CA, the backhoe came out and dug the footings for our garage/shop/apartment build. I'm excited to finally get started after an almost a 8 year delay(self imposed and frankly stupid) due to "life" issues and economic worries that turned out to not materialize.

The plan is generally this:
4SXqqVQpMsgEYtLrjRsQkAII1PGwSeVUxuGKt_JNI44vpHtCei6YOjqgNSXUigkhKz1R-6eP6Wf84J0d726EhWaZ8_RJV8PsZrCUnsTI-kAy8_yEiR_tIK3pez_AxBrGG2fRrN8QYVMH8M7HE0YwNaNzwDkPMHwE6MUvfTGni-li6qCxVQpRZ1CERf4LAW395_E-Mmz_PN4h9keT6asXKCemsbhWuq-SowF8wR6wMHL5ZyujykXwEad8ej9tnDlIuwIPSJujvsh7jgke3NEoDsOElXoLyTIrpapNUva6MT3KTKPs4KQ5XsIsWzlQxmqy_sUtjWQoVQeAkctiAgMleGF0NlbjTyrRptg2yNAtfBplF_GK5Zf9RDCgxh5ZMbr-V6LA47r2_ngzb23BDgkB50wdvINQamfK_3K30qfO1v3GBOS0h_WmRqBnldiAvKLweZZAe-zEonTEfH45WYWGO8L1h8KM4ZbpZae-l--PhOiPYVlf4aO_eiYda1MMLw3bqg9esH4NPVUpPvZ5UsQMUcuqKzI4DsugZJSc5qKb9KVVHJwPNcxdT9VVEPlv3TkKoTinV5RSYLdpgZmRx0ySYrCnBPWkLXCRsqoXX9bax90pIWn1QymuLysdqHq-16Fx8Us2rbWUOUr7RJTaLtPboz-zrO8q8Zg9IC-6sRf7JeJWPQ=w2022-h1208-no

This drawing is a old non updated version. The final version has the apartment having to encroach into the shop, but nothing we could do about it. Still, I think there will be enough room. Not shown is the mezzanine storage and stairs to get up there.

Panorama:
VtJRY85yoOqppkaWcf3cMXnJKXV_yJy6gVLysdOP0yawgCwliai_uJYigpyrE2pJ6tIIwRLkanrD0rZgnr8S__-mF_SDOKjILUucnHaYwebJeJy9_sxbQZ4glkd_ezUBNAvnlEo-2hlBoy46dCEhwG7LulLCTg6yPJ6gaNhddVcx-Z9fOjhDrPX9PZh28Iet5io4O-015l01wl30-_ItX1m8_oDxFrM_9CNPWKNHC-wLcJIWVLJ_f9uzyBjwf-6-XfXFX2d7QNjQ7zLTHgidcrjxk12I1f2UGTe0J484iOfkSfWKUGWl6IZxHJY1TrDKgepqG1MV6fvAHP_ymTQGyBBz9seLDl7F5dILcg6kNf9zwr2M5Yfvq_QGmv-_cPO3GEZfJ7K8tDluzh3n58QfNIvaGl0pfQq1byWWoD1O7uhIVfmrPcGQaXf76-z2ged-y_u1aih5VJ8joIv2KUiU_yA3OtBEiQxNuQpgDss1gAqsH-MfOve7ZTVZcwsfLGYvmKvcEVP21wYuFra8iM0bAIIwEvNdDIGRJ0XUvlbH7tcnAqiIkcHfm_vFtNkMSmEO7QjGqNeqLxqjHj_b531swBLWHnwEjyy2MRi3pR4CF1FP6EO7yRSMVIs1ClDR1g7mw0XwEAPcB43Mtphl6WJUmygPEw4jKejv3wod2LBBtg=w1916-h466-no


Lot L to R:
sfw0j3x9fV6MRqaxECaSHtJjJgjkWFzVzcSVbNXbaLzCesmyppwfgTq6dSrxi5I0ZpDK7gPxvYAJqjoDmyxhOST8wsUmoHzwgcMUVcU5x3Av5aTSg-09KtczUheYQPoIJRTU2sPdPztnTOW_rC6tLB4LyopPQL8ms4fMts89deu23cPL1UwFcXBWl-ofeLcP7nFoke5jHJfIzZJQTKv-Zfr289fRXJMtCQYlwcOFvgdhTpjFYYeDjVVW5pdgLhtHgXkBWUMof2kHUrIK3v9L_0TrkbbKFXdyfqCjFC1g4PdB8E7fORU5x3dtC-kkoAyxDgZO82A2sjrGBl5AUgFfc0r4mFUkN0_HJJ1i8VCNVVGEqX7KlHllCF_KQy7DU6CgY_aD63QSIUYbXQDXubLrug6mQh8yQ45t_RB-1jN085BJ2DE2Fc3SzzOdRmhWJ7AJIgI117VyGVr4HFvC4m_TgeS_vaTb2w5EOo19-qS4JqSAhEgk6S-xpIgGD3LZ02K_Aw92r7IJF8MTockQoCSbzvc3UIyHT3N-18ykC0eUf0gfIV7AlB7TL4eqqRmyTY_0VXDqilmrl_csaPT82ZfgSDTBS1NvAMqnC8g3RqZmVz3Gmu1587auQcfsleS3ntoDJ4tfuUZKZMV9A9ElwKyu6uEsL2715dbDR9rUKXvvcA=w1280-h960-no

lNnZFui2NU_tCfw0IzlNSm3zsjrHzdQD6DD-nafWASCEOvzloG2GmaZL-BA6YzN8KUDw5LBCmbXgd9DnjO2vJRzw0QRZO9xKeB53Ut71iXxwg6KGYjygjzXLCw-RiGOm_iEc_d9BwcEhzq9Q9Zu3zJvE68xDZVwNZYRLMMCxoT_nlqRV027T5z_wlmF18ep_q50yUEytjwf3hTv0UOR6WX42WhJUoXRVVsJOFeHm4u-94a0ncGaZu-3-mNYNz9cVi0AMABF-HrWvUjuvI1b87cOHoRS4ByMMoiVe7X0iBvxv1h9atwRYel5eA7tPdJ5kZup6Tw6K_frBU1Mt2CjuAEjEMH0soSi8-PrhAsE2nepoa07Q457dmX_htqzM8HX_CyCe_PVQpn193ETsuhPPl1OBGvwfEPi4HdgRWu5QmSrMyiLY8FxUGF0PUQE0qGrhARRh7EDDu5JkwiS3G1T3Ad1DjzahG8705tOI9hLeyvaVtqkPozulKgZQ0wf2g_WDRTH7jzOS5Is2sjU0VP2SVfBC0nWum_g8nJoJCXQGIS2RRDVcOITjQt-kFg3tD1YnIMXG02IRTvfdMSVhx5OYzo1mbkPGmiceXGNMQGBhpPHpZupjnyxXi1sEDD_QCktIwmxbm_Wfa7NJKUXq7Vq9pyb-yA5IW-0eC8g0dPajSQ=w1280-h960-no

HXA5oqRVXpf0baRvACianzshBwDOgSN4iJD57DBrXP-EvyxpuNnEHxuokUtCVwM07ofgVae0komsAryrpq_pV7wF6wdwV0-W1aOeUnr1eXYSIMJJHh5YDymtGseBu-2OpH_DDtpd1Lw3LMzynsE6HEBehKz13Vj2w0JktbkGqTV3UotZiBsuhE0HUpUO2XRpCmXzHamaVL3zUIwVoWT4E5r2hWur7ZkJ5IsOqqqhRlIkDKP8rCCAIyBDPklCSCET10IBEfMq3Xrfxb9KhOY7568_rUma6POQlbiVbVGeSYYNmdxbnbCGkOKs7fVGKWaECVInKmU7Z59OPQWXZFym2Osdze_1OV00q5-dt_4Udx4Y40h7i416CsmrVaV6nKh9kqCBlOvbIV4Vw4pjE9Dj3RYIsyvHxsjpGE_b_-End11HTidF8hnooYISqnPjk7pom61jegFl6rQjXPLYRT0btfP0dx2_NybQbd7wH6eBgJyO5wrD3YFnXtharna3MJRFW-EhjXMwyLpb76n80x7NaOGfhaf9_YFp865fIhpuOFkDEc7rWl8wauQxWVHb2yYS_95wnqQRmXVwINUXNn-rYH0mfw-tKkn-QcB0TiobnH3PBbSPnmVxf3wnmLDgczj1KQ9wtoaIP6tbjuddaWU6GV77p_tsW2StqbvrHRKIqA=w1280-h960-no

JDEqeCBuuNbw0BYNavyOWMW0bq9g1IjRJ9zQ2hz0nhy1T8Kp5iHCu333QXVlLcHTYdM263Y0z051CHMNe_h37to9NMqI1SaQY_v2VtMNp2OEMG499V8Z-gW2czL9d5GHt47iV75MW3TLIfKVKIrwpeelb_qpGBh-bKENllPbUsccI5zc7C7d6VqNundTU3d5ZiE1iLXVqGGXDE0WlufyFXlFIjHWqnsLU6ErLpb1wvOkRwCucEvfid-OGYudHnL9n8sgpRnWyvskQGpOaoDlnW_nUZQaXD9nr8xtvYVdQRyF3HNkYX_OsX_UtinTBmgfbwpbyn1c4wgo0qEwZP0O6h2m9xlDfMhYP0TZaicZ1DO2jDe6Tn3q8gc2Au3vj4LR_qqDS9a6ZeC8enAPUjwGNxMe1oqdqjmNFqRMIgeN-3Bv2WJlB_bay7dL9E2tEoEppOyTMctqBw0z56E-8FG3RMaWtV5PHpjMHiXJ9gs5TJ8YQl0G7PFHyEMYvkp9Hqakkt46U3bM-6sfyGsw7Kw8yYjCxPHoybEhUHfpoh15uU_7rJku8KXKtSpfdiqcM5ozhctABrRoyVtXA6JHXo_MOG1tFj3-UZEm9egKIMdEuJE3IK0qTceXEOJs9nWg9QWU46Jx7WwfcPFmKmcr9TipHj7HqTKisbsNcwzEgJDGLA=w1280-h960-no

n6ZNaO_jPyyAbfxndjihHYsPwwLGRZEwAsnPBAnW9AM-9VrmAi-KqtiDpfIYWfsc4zFvWEb-Pnuxjrln8F1yUyscrw2Cq-clwo30PoPGdK8p0nQdUA7csUenP52T2ESbfhrpk2LGunTajG0yrCE8Vg9lSTlcb0JMY875VTB2DvFGa_VB9p-VqDXe1dQ_mencJ9iStKklPEekdDr_N3EnTxbMuBG1G9JpLHXoVzAGTtpbHRx8Ax40FHlYyNFzZRneg8WTBZ0NPjCpEQwo-o0XUC8yjpgdJdIlXJF2bJNihSrtZvVpOHrcFo9ZalS9m5oP5uhpjpMRdjHLEg4fHZCaXn1bNoaIAG7DVMuosgCx2-RNypAQypkZsYaDakmW7bzMxvVAo60wimMppsngmm_JS49Izk33fyVUwzPfAgaNPjv_0SuC803PQVwihQUYJ7zgoUkS0QU-BS_HKJFiivkOA_u4nJZ4QjoufH6Ac1S4u2wUPOujSuKjO7V9OkHToroi4H07L4se7sdG4lwtYxqch5lVqDofXJt9Lcmmw2ZCsG9RvZXeQW81Rdp2g5w6SwoaHTWzj7tejvvgHyNOhvlPiTk7xgXx_1YyVzjvb4wI_R_Wv3oHvQ0cGXj1AgmKQH95murB2bh-idN0b8UfomLZYAgx1zQY7p07rT2nH67zHg=w1280-h960-no


Forms 1/2 way done:
1IV04NeYPQntPnjPXfLUeSBXwGNf4xvAljWlsbqges9-0MeKaPWN3TrjEoVMH5C1sHCDd7990MhSFyGf9P5zlXieTwb5fkSv-77EcaVT6OVJqVAvko5NX8UePxj5lpXRvJ4KhXmVzVRpXXEWhBt27cG8J3tUX3d2ZdF6cS59xFrzfxUfozmFJtmxFD62unb0vDALBlNpAJzdUHSU3399jOfNnSG_sadEE6mqdrEwSv80mW2oTVMnbcNigXNoV2lZFj4eIq2nZqYwC5cS9lVpBHnMB5ncY4uWRQDvDsP_qO_igMxhBmEZ9-dcRC-3rKfjgTDMQowKKGwyIyYkvrqPOdfNx0OBWoHNCr2_7254ayLGWYurTykwRL3nzOwKos6tZKer6GcuyUkxWc2NNj4rfcnrwGgtL6414OlwQhtM9-Xca4CDWbtXcERrmtCDifARCWEGtYJH9CK1dpoLeM_RqbkrhoFMajAV-C38R52AtVCrE3VLdOoQKluLv1x-QQtFcAphgdm9-xnRIYjPxilXncR1ujeWUn_ElbDtFgT_UA4lMh1xaReQE9XAvvXM2AMeF84Ve5CjwI50qdX96m-NaE6pyQWQEoF5RDDV3paLbx2bt81T1IJ_t5ZAxJpHWqRYAJ5_vln_mvszoBt8KJeYBjMeEUmaVTzAPQJo6dgiug=w1280-h960-no





Please take a look and see if you see any concerns. I was a bit worried about the roots, but my contractor says they should not be a big deal since we will have lots of rebar and 6" of concrete.

I'll try and make regular updates. I really appreciate all the expertise here, it is a big comfort when you are plopping down big So. CA $$$ for a build here. I could only wish to pay what some of you pay in the middle of the country. LOL

Thank you for your opinions and suggestions.:thumbup:
 
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Goleee33

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59
Location
Orange County, CA
Surprised you got permits for that! When we were adding a room to our house in Yorba Linda, it was a nightmare. The contractor almost just called the project off.
 
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tjdux

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Feb 4, 2014
Messages
801
Location
Southern Nebraska
Goleee33 said:
Surprised you got permits for that! When we were adding a room to our house in Yorba Linda, it was a nightmare. The contractor almost just called the project off.
Click to expand...
I second that, your setbacks must be pretty lax... Here in small farm town nebraska i couldn't build that close to neihbors or my house but its cool you can. I imagine you have been inspected already. Most city inspectors need to see forms before concrete goes in.

Signiture; Check out my garage progress http://www.garagejournal.com/forum/showthread.php?t=352703
 
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tjdux

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Messages
801
Location
Southern Nebraska
Also looking at that floor plan. It looks solid. One thing i noticed (which may already be changed in new version) is the locatiom of the welding and blast cabiet. I would switch them around. It would be a shame for some hot spatter or slag to hit a car and burn the paint. A few extra feet distance couldnt hurt there.

A second idea is to consider having your cabinets on wheels nest into the wall mointed space to clear room for larger projects.

Here is my nesting bench to show what i mean.
72a93e791cb1df0e99c9f44bb61ccacc.jpg


Workspace when i need it and floor space when I don't.

Good luck it looks great for now. Im excited to keep checking in.

Signiture; Check out my garage progress http://www.garagejournal.com/forum/showthread.php?t=352703
 
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swharris

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Jan 10, 2010
Messages
403
Location
So. Cal.
Goleee33 said:
Surprised you got permits for that! When we were adding a room to our house in Yorba Linda, it was a nightmare. The contractor almost just called the project off.
Click to expand...

Actually I'm surprised too. This is Fullerton. Had a discussion with a neighbor and when he built his garage(10 years ago) he had to sign a paper stating he would not convert any part of it to living space. Today, there is no such requirement. As for the setback, I can not speak to that. It could be that there are currently no other structures near my planned structure, but that seems a bit odd. The setback is 6' to current code. I'm getting screwed plenty of other ways by the city(read that as having to put in sprinklers in both the garage and the apartment along with a completely separate valve at the street and dedicated line with alarms:mad::mad:!)

I believe their stance has significantly changed due to this city wanting to bring in huge rental over retail developments. A few of the council members have ties to big development. We tried to kick them out this last cycle, but failed. I think this change is to placate single family home owners who are historically against more rental development here. It is a complete 180 in policy.

Just a guess.
 
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swharris

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Messages
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So. Cal.
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swharris

Well-known member
Joined
Jan 10, 2010
Messages
403
Location
So. Cal.
tjdux said:
Also looking at that floor plan. It looks solid. One thing i noticed (which may already be changed in new version) is the locatiom of the welding and blast cabiet. I would switch them around. It would be a shame for some hot spatter or slag to hit a car and burn the paint. A few extra feet distance couldnt hurt there.

A second idea is to consider having your cabinets on wheels nest into the wall mointed space to clear room for larger projects.

Here is my nesting bench to show what i mean.
72a93e791cb1df0e99c9f44bb61ccacc.jpg


Workspace when i need it and floor space when I don't.

Good luck it looks great for now. Im excited to keep checking in.

Signiture; Check out my garage progress http://www.garagejournal.com/forum/showthread.php?t=352703
Click to expand...

Great suggestions, thanks! Those nesting benches look like a great idea. I could see that working over in the area under the mezzanine.
 
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ddawg16

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Messages
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Location
S. California
With land becoming a 'precious' commodity, a lot of cities are taking a more 'lax' position to some projects.

In this case, because it's garage an not a 'back house', I can see why it was approved.

I was able to build right to the property line....as long as the garage stayed under 15'
 
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tjdux

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Messages
801
Location
Southern Nebraska
ddawg16 said:
With land becoming a 'precious' commodity, a lot of cities are taking a more 'lax' position to some projects.

In this case, because it's garage an not a 'back house', I can see why it was approved.

I was able to build right to the property line....as long as the garage stayed under 15'
Click to expand...
Damn my town of 3500 wants 10 ft or more on side lines and nearly 15-20 from the street/alley. And then only aome total lot %

Signiture; Check out my garage progress http://www.garagejournal.com/forum/showthread.php?t=352703
 
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Sawdustmaker

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Messages
928
Location
Placentia, Orange Co., California
That is going to be s sweet build. I'm in Placentia and something like what you are doing wouldn't fly. Too bad you couldn't vote out that council. I was well acquainted with one of the city planners in Fullerton a few years back. That is all I'm going to say. You are right about what they want to build. Just take a drive down Commonwealth. Brea is doing the same thing.
 
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Sawdustmaker

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Placentia, Orange Co., California
tjdux said:
Damn my town of 3500 wants 10 ft or more on side lines and nearly 15-20 from the street/alley. And then only aome total lot %

Had the same situation in a town of 6500 when we lived in Arizona. My lot was 2/3 of an acre, flanked by a 1/2 and 1 acre lot. Made me put up my fence 10 ft off the property line where the irrigation ditch was. Fortunately it was only two of the 4 sides of the property.
Click to expand...
 
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swharris

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So. Cal.
Sawdustmaker said:
That is going to be s sweet build. I'm in Placentia and something like what you are doing wouldn't fly. Too bad you couldn't vote out that council. I was well acquainted with one of the city planners in Fullerton a few years back. That is all I'm going to say. You are right about what they want to build. Just take a drive down Commonwealth. Brea is doing the same thing.
Click to expand...

All this "I could not do that here" has me a bit worried ;-) We have the sign off in hand so I guess it's all good.

At least they are still keeping up on the street maintenance over in your town. It's like driving down a street in TJ here. Seriously, I drive to Universal Studios every day and many days cut through E. L.A. Most of their streets are better than ours.

Have you heard about "College Town"? We screamed and yelled enough to at least postpone it, but I'll bet they are conniving to bring it back somehow.

https://www.cityoffullerton.com/gov/departments/dev_serv/development_activity/collegetown/default.asp
https://www.cityoffullerton.com/civicax/filebank/blobdload.aspx?BlobID=23597
Sounds dreamy...right? Not.:mad: They want to block off Nutwood(goes through Cal St.) and build HD over retail from St. College on the W to the 57 solid. 4000 units of residential. Nightmare at a minimum. Oh, but 34 million to the city coffers.

I'd be interested to hear what you have to say from your conversations with someone on the inside. Once the build get really going, you'll have to swing by.
 
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Sawdustmaker

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Placentia, Orange Co., California
swharris said:
All this "I could not do that here" has me a bit worried ;-) We have the sign off in hand so I guess it's all good.

At least they are still keeping up on the street maintenance over in your town. It's like driving down a street in TJ here. Seriously, I drive to Universal Studios every day and many days cut through E. L.A. Most of their streets are better than ours.

Have you heard about "College Town"? We screamed and yelled enough to at least postpone it, but I'll bet they are conniving to bring it back somehow.

https://www.cityoffullerton.com/gov/departments/dev_serv/development_activity/collegetown/default.asp
https://www.cityoffullerton.com/civicax/filebank/blobdload.aspx?BlobID=23597
Sounds dreamy...right? Not.:mad: They want to block off Nutwood(goes through Cal St.) and build HD over retail from St. College on the W to the 57 solid. 4000 units of residential. Nightmare at a minimum. Oh, but 34 million to the city coffers.

I'd be interested to hear what you have to say from your conversations with someone on the inside. Once the build get really going, you'll have to swing by.
Click to expand...

I sent you a PM.
 
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matt_i

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SE Michigan
Is the concrete floor thickness like 11"? It looks to me like there's a full 2x12 above the current grade...if they screed to the top of the forms. If so that's going to be a 70 yard pour...if not, why the extra height on the forms? Interested to learn more.

Also I'm curious about the big square pits...what are those for?
 
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swharris

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Messages
403
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So. Cal.
Sawdustmaker said:
Hi,
I mentioned it before, those are some footings! How many yards of concrete is that going to take? Looking good. Glad things are moving forward.:)
Click to expand...

Right? I really do not know. We agreed to a total cost bid, but I did not specify amount of concrete with the exception of the main garage being 6" in depth. Looks like there is a literal ton of steel in that thing. They admitted they sort of over built it, but that is how they like to do things. They pour the perimeter footings and the apartment slab on Friday. I don't think I'll have any earthquake issues once it's done....:)

Thanks for the good thoughts.
 
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Richie Rich

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May 2, 2009
Messages
190
Following this.

I am in southern California as well and am currently in the engineering phase on my similar sized (38x48x12) attached garage.
 
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swharris

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matt_i said:
Is the concrete floor thickness like 11"? It looks to me like there's a full 2x12 above the current grade...if they screed to the top of the forms. If so that's going to be a 70 yard pour...if not, why the extra height on the forms? Interested to learn more.

Also I'm curious about the big square pits...what are those for?
Click to expand...

lol, I don't think it's that that thick. I also don't think they are screeding to the top of the forms. We'll see tomorrow though. I believe this is going to be a 3 phase pour. Footings, apt. slab and then garage slab.

The pits are the footings for the posts that support the ridge beam for the garage. Why they are so huge is beyond me. We are going to have to name this the brick sh!thouse. Haha

I wanted an open ceiling and a clear floor in the in the shop. The one in the bedroom I'm not sure about. Most likely for a support column that hold the am for the apartment.
 
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ddawg16

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I'm guessing you are going to have stem walls....which is by far the best way to go. That is how mine is.....it gets the base of the walls about 8" above the floor.

So much easier to clean...keeps water out....and termites have a harder time getting into the wood.

This is what mine looked like before the pour...



Mid pour



And this is what 20 yards looks like...the ***** is not going anywhere....

 
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swharris

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So. Cal.
*update*
4/3/17
Framing continues. The apartment is all framed and braced. Sheer is on as well as osb siding. The loft is sort of up and partly sheeted as well as the main beam posts. E and W walls are up and the headers for both garage doors are in. I have made a serious miscalculation in the size of the main door. I intentionally designed in a large single door to help facilitate entry off my very narrow alley. Well, I got what I wanted....just too much. This opening is F'ing HUGE! I'm almost embarrassed by it, and threw away some precious wall space along the West side wall due to it. Oh well, it'll be cake to back a trailer in there if I need to some day.

They put the main beam up with two hand cranked lifts. I can't believe how this crew is putting this thing up with just ladders and hand built wood scaffolding. I hope the contractor has some good workers comp ins. I would not work this way. This thing is tall!


Framing:
https://goo.gl/photos/EWNyfdm5EgJxaoR4A
 
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swharris

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Joined
Jan 10, 2010
Messages
403
Location
So. Cal.
5ujT4qEaNAF_gpYaxTnvDlvntI_zewOgHFcK2ZnI7EXK0ONS8bFabyFYSIhSmZ8F2ViH3OdYEwpILYLf5YdRV_dDoRpyoaW_30Z9De443Cg__vUgD3hfQIBm36eRoIrWW2KnUfBBIFlp85zIHystV_R08Vp7nE2YxjGz_kwtV62H4Ibui19y4290zuhHz4P6pBTPdi0-7Zg3YG-2gCmXJVuv2zJXK7ihfIYd3gW4B7eEx4CsmFzcfFWNYvEMDf-DQuyurS1rpuHl5XHEKUzOsunT8fZpD-rZobYxnVHBXvgnUSMBICEdOYEFcyI-Eoos0Di8rcrlSh8_vXgAa1fPENdDdfgShC3sE9CU_C5RjIL2kr6_eJUSqIU62eeDtzn-26lJ4CE2tNrtj2ifRhkP8MSgEUH1YmvbyAGmy1FAEqnMnPLvFhi3XyyrsaU9fP4t3gtPJHMsu4IWjDu2ikwTB213teiIFcIVqlJsToZSpExd0bdoOt8_NJhZsVnDwESe4Ec_BsdnPM2k-CHSIbrJ3373iFroqlMDIP7iXf3BMEBtkInvLMfoWfiJ3-gsH_vfMeweZFziRGYmoZEhvHmOySkYBOybRSczlQTkZEX92PEfQkYDJtyHJzvQar4yeDyNqxAZxIvSV8ysNcMulP1TDkibeYDsYFfP3PRDEgmkPQ=w1235-h926-no

6/3/17 Update:

Well, it's been a while and a bunch has transpired. I'm not going to put up a bunch of pictures here, but instead I'll post links to folders I have on Google photos. They are categorized by area. I'll try and put it in chronological order up to where we are now.

The slab came out fantastic. It is silly thick, which I'll tell you later might be a bit of a problem. Still, it is finished beautifully, and once the saw cut guy came back and recut every cut to the proper depth I have only one very very slight hairline crack of about 12 inches leading out from an inside corner. I'm very happy. I ordered TL37 densifier and Ghost Shield 8510 to eventually harden and seal the 1200sq ft.
Concrete:
https://goo.gl/photos/eFyvy6U1gKeCAWTM9

The building is up and framed now and has a lid on it. Framing took about 3 weeks and these guys apparently put the massive beam up with hand cranked genilifts. Glad I did not watch it happen. There are some things I wish they would have done and that I missed. Mainly I'm bummed I did not make the loft bigger. I missed that the area above the apartment HAS to be walled off from the garage. Also, I assumed the HVAC for the apartment would live over the apartment and not take up some of my loft :-( Oh well. Once mr. Inspector comes and goes the wall fairy may come and see what he can do ;-P

Framing:
https://goo.gl/photos/EWNyfdm5EgJxaoR4A


Shingles and skylights are in on the garage, but the apartment is not shingled yet since the guys have to put the brackets and siding on the North side exposure and need to work from the roof. The guys are taking their time and putting up the trim, siding and all the light/water/power plinth blocks. They are putting alum drip plates over all of them, including the window trim. I was not expecting this and is a testament to their attention to detail. We are still deciding on what the faux craftsman style brackets will look like and exactly how many there will be and where they will go. I'm very picky about the style and want it to look mostly authentic even though it never will be perfect.

Sheeting:
https://goo.gl/photos/VNVxjHnctiPtA4qr6

Siding/Trim:
https://goo.gl/photos/cTsXpc23kMHKrbxF9


The insanely pricey and city mandated FIRE SPRINKLER system is in and had to be run in copper in the garage. I think it cost me a nice set of Lister cabinets :-(( All the plumbing and electrical are in the apartment and most everything is run in the garage, but no outlets yet and no lighting(my fault).

Plumbing/electrical systems:
https://photos.google.com/album/AF1QipP_5Wt1UbHxjKt5v-zIqnG530VKaw27l_x7mzKj

Interior systems locations:
https://goo.gl/photos/fKjGno7YpKuxzaxe8

The drywall guys are in now for a week. The boards are up with green in the appropriate places and white everywhere else. The first tape and mud are up and drying.

Drywall:
https://goo.gl/photos/PL1ofM8ZtcZT4zWv9

I am still waiting on the final quote for the massive roll up door and hoping for a bid under my current lowest of 12k! Lol. The wife is picking paint colors for the interior. All is not perfect though. I just saw today that they installed the wrong style man door on the garage and to boot it is swinging the wrong way :eek:

Things to chat about on Monday. Thanks for looking. Hopefully I'll post more when I get a chance.
 
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tjdux

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Joined
Feb 4, 2014
Messages
801
Location
Southern Nebraska
It all looks pretty amazing and is going up quick.


The aluminum around the windows may be code requirement and even if not it goes a long ways to keep water out of windows and such.

Lister cabs seem pretty nice but there are other good brands too. Its better than no apt.

Sent from my SM-G900V using Tapatalk
 
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swharris

Well-known member
Joined
Jan 10, 2010
Messages
403
Location
So. Cal.
tjdux said:
It all looks pretty amazing and is going up quick.


The aluminum around the windows may be code requirement and even if not it goes a long ways to keep water out of windows and such.

Lister cabs seem pretty nice but there are other good brands too. Its better than no apt.

Sent from my SM-G900V using Tapatalk
Click to expand...

Thanks. Oh I'm sure there are plenty out there that are much more cost effective. I'm far from thinking about cabinets at this point. I still have to buy both the garage doors. I just figured it was a good cost analogy:lol:
 
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softailgarage

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Joined
Apr 20, 2011
Messages
5,153
Location
Bullhead City, Az.
I was guessing Anaheim until I saw the wood fencing. I think your going to need that wide opening turning in from the alley, If I remember right the alley's are pretty narrow. I gotta say I'm surprised the city allowed you to do it, they probably looked at it as urban renewal, lol.
 
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swharris

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Joined
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Messages
403
Location
So. Cal.
softailgarage said:
I was guessing Anaheim until I saw the wood fencing. I think your going to need that wide opening turning in from the alley, If I remember right the alley's are pretty narrow. I gotta say I'm surprised the city allowed you to do it, they probably looked at it as urban renewal, lol.
Click to expand...

You're close. Just to the North. Fullerton.

Yep, the alley is very narrow and that's why I chose to do a big opening. I'll be able to get in and out fairly easy. Even be able to back a trailer in if I need to.

We were a bit surprised, but for the amount of money they charged for permits I should be allowed to run a ***** house and weed dispensary out of it. LOL. We were able to get a separate address for the apartment too.

Actually I think they have loosened the regs on existing home owners because they want to let their development buddies build these GD "high density" residential over retail. We are fighting them tooth and nail on that front though. If I'd of done this 10 years ago, I know for sure I would not have gotten it through. Procrastination FTW!!:lol_hitti
 
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Sawdustmaker

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Messages
928
Location
Placentia, Orange Co., California
Looks good! Still need to stop by and have a look. My daughter is finished with teaching at the end of this week. I can then get some "down time" from the grand kids and can hopefully stop by for a quick look. I can also finally finish up my kitchen project which has been in limbo for several weeks. Went down Chapman the other day and found the alley. Gotta know what you are looking for and hope some hopped up Cal State student isn't behind you as you try to make a turn. I'll take the street:).
Glad things are moving along well.
 
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swharris

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Joined
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Messages
403
Location
So. Cal.
Sawdustmaker said:
Looks good! Still need to stop by and have a look. My daughter is finished with teaching at the end of this week. I can then get some "down time" from the grand kids and can hopefully stop by for a quick look. I can also finally finish up my kitchen project which has been in limbo for several weeks. Went down Chapman the other day and found the alley. Gotta know what you are looking for and hope some hopped up Cal State student isn't behind you as you try to make a turn. I'll take the street:).
Glad things are moving along well.
Click to expand...

Haha, yeah people think chapman is a freeway😐 Sadly, my wife was hit at acacia (the next light) by a distracted driver and severely injured 10 years ago. The situation has only gotten worse.

Let me know when you might be by, so I can make sure I'm around. Usually around by 5 on week days.
 
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