Southern Cal Garage Condo Build

[Ted_Deits]

Here are some progress pictures of what we are calling "Garage Mahal".

Background - This is a garage condominium project located in Beaumont Cal, near Palm Springs. We have 107 of these garages on 4.5 acres. All are sized to fit RV's with 14' tall doorways. Sizes range from 11' wide x 38' deep, up to 27' wide x 100' deep. All of the buildings are metal framed, with interior heights of 18' at the rear and 16' at the front.

We are decking out two garages, a 13' x 50', and a 27' x 50'. We will be installing Swisstrax flooring, Gladiator Premium cabinets, and assorted lighting, paint schemes, and some garage artwork, yet to be determined.

The build should take about three weeks. Here are some pictures of our progress. We started on June 20th, 2011. I will update every few days as I have time. We are starting with drywall. I didn't get any pictures of the electrical install, as I was out of town when they did it.

Enjoy!

On Wednesday, the ceilings will be painted flat black, and the walls will be light grey, with a 4' band of darker grey on the bottom, with a gloss black chair rail dividing the two colors.

 

[SoCal Garage]

Subscribed. Interesting project(s). I do have questions about the CC&Rs and By-Laws and their affect on these? Are you upgrading electrical and other infrastructure? Do these garages share a "common" utility or separately metered?

 

[Ted_Deits]

The CC&R's can be found here http://www.rvstorage.biz/ccr.pdf

Each unit has a 100 amp sub panel with 240V in each. Yes, they are individually metered. You only pay for what you use. There was no need to upgrade the electrical since we have lots of power to each unit. We have 1200 amps coming into the building.

 

[neonnblack]

want to see more of this, i like the garage condo's alot

 

[SoCal Garage]

The CC&R's can be found here http://www.rvstorage.biz/ccr.pdf

Each unit has a 100 amp sub panel with 240V in each. Yes, they are individually metered. You only pay for what you use. There was no need to upgrade the electrical since we have lots of power to each unit. We have 1200 amps coming into the building.

Thanks, greatly appreciated.

 

[Ted_Deits]

Funny you should mention that project. (Oops. Looks like you took down that link)

About a month ago, I started getting many e-mails about that project.
Here is the link from a news feature on his project. http://www.kare11.com/video/default.aspx?bctid=958137284001

He has the same number of units as I do, but he did it on 20 acres, not 4.5. Land costs here in So Cal prohibit such a sprawling project, but it sure would be nice if I could.

The above mentioned article is what inspired me to build out a few upscale garages. While the front of our property is really nice,

and we also have a 2700 sq ft clubhouse, the interior of the garages were pretty plain and ugly. I think the consumer was expecting more once the garage doors are opened. Now, or at the very least, soon, we will be able to show off what can really be done with these with a little imagination.

I hope those watching this thread will agree when all is said and done.

 

[ZRX61]

Land costs here is So Cal prohibit such a sprawling project...

Depends what part of SoCal...

 

[Ted_Deits]

Nowhere you would want to be.

Orange County - 1mill to 3 Mill an acre IF you can find it.
Riverside - 50K to 250K and acre
San Diego - Coastal - 1 Mill + per acre
Inland San Diego - 250K - 750K Acre
Mohave - Hell, they will give it to you.
Lancaster Palmdale 5K+ per acre, bring your own water though.
Los Angeles 1Mil - ????? sky's the limit
Palm Springs - 10K - 300K and acre. Better be willing to tolerate 120 degrees.

 

[neonnblack]

So, do you won the complex? im confused as to whats going on, at first i thought you just bought 2 sections, but know it seems you own the whole shabang?

 

[Ted_Deits]

Well sort of. I am the developer/builder of the project. I worked for several years conceiving the idea and building it. I sold it in it's entirety last May. I am staying on to help with the marketing and build out (the reason for this thread) of a few units.

I am there part time Thursday - Sundays. Sorry for the confusion.

 

[neonnblack]

aaaah ok, that makes sense, was confused at first, thanks.

 

[HoseB]

Palm Springs - 10K - 300K and acre. Better be willing to tolerate 120 degrees.

And Beaumont is in the 70's year round with tropical breezes?

Are you instlling A/C units in the units?

 

[Ted_Deits]

Breezes yes, tropical no.

Since the garage doors are 14' tall, and only insulated to R-9 ( the max you can get for a garage door of this type) we do not meet Title 24 requirements. So, as the developer, I cannot install AC, but the owners of the garages can. It is easy and pretty cheap to do.
Frankly, this question comes up quite a bit, and no one has installed AC yet. We are pretty well insulated, and the garages stay abut 15 degrees cooler than the outside temperature. If it get too hot, they just go into their RV and turn on the AC in there. Most of our owners are RV owners. Big RV's. While it does get hot in Beaumont, it is nothing like Palm Springs. We do get over 100, but not all that often. Many of our owners are from Palm Springs and Indio, where today it was 111 and Beaumont was 92. They like to store their RV's out of the desert heat. Compared to Palm Springs, yes it is tropical.

 

[Ted_Deits]

6-29 Update

Today, the ceilings are being painted flat black. This is to more or less make the ceilings (not very attractive) less noticeable, even though the ceiling height is 18'.

The wall colors go on tomorrow, with light grey on the top portion of the walls, with a darker grey band 4' off of the floor. The back wall will be dark grey top to bottom. Gladiator cabinets will be delivered tomorrow, that will go against the back wall. The cabinets are light grey and dark grey like the walls.

As a divider between the two wall colors, I am thinking about putting a "Racing Stripe" along the 4' color divider on the side walls.

Once the walls are finished being painted, I will then install the Swisstrax Flooring. I choose Swisstrax over RaceDeck due to the compressive strength (5200 psi), as we mainly have huge RV's running over the flooring. I needed something really strong. Further, Swisstrax is located in Indio, not far from us, so delivery is next day.

We also will be installing ceiling fans, (6, 2 in the smaller garage and 4 in the larger) and wall sconces (8 in each garage), and 5 drop lights, 16' nickel finish).


I will post more photos on Thursday, once I get back to the project.

 

[csp]

So are these speculative or are you finishing out the interiors as they are sold?

 

[Ted_Deits]

They are models. We finish them out per customers spec's

 

[Ted_Deits]

Re: Southern Cal Garage Condo Build Update 6-30

Below are pictures of our build out of a 27' wide by 50' deep garage condo.
The painting has been completed. We used flat black on the ceiling to make it "disappear". Previously, the ceiling was raw metal, with white insulation. It was not very attractive. No clean up has been done yet. The 13 x 50 garage is being painted right now, so no pics of that one yet.

Yet to come-

Wall sconces
Racing stripes
Ceiling fans
Drop Lighting
Gladiator cabinets
Swiss Trax flooring.

 

[bc'z]

nice upgrades to a great project. Will be interesting to see how the flooring really holds up, and how the cabinetry is utilized by owners. Thanks for keeping us updated.

 

[Ted_Deits]

We have had the SwissTrax flooring in other units for over a year now. Customers really like it. No RV made can crush the tiles. Further, we use the Ribtrax version that is an open weave, so the dust falls through and does not sit on top of the tiles. Makes for a real clean look.

 

[-Brent-]

All other garage condos I've seen have plumbing and an alternative entry. Is that available with any of your units?

 

[Ted_Deits]

On some of the units, yes you can have alternative entry (Man door). There is no plumbing in any units. A little scary if there was a leak and no one was around to catch it. We do have fire sprinklers though. Water, dump stations etc are all centrally located in the project.

 

[texasguy]

I've seen a few of these and some really nicely executed examples and looks like you are on your way - congrats on the build. However, I struggle with the concept a bit - these are used primarily for a place to store RV's or do owners stay in their RV's or ?

I'm surprised you can do romex with no conduit as I would think this is a commercial application. Romex is not necessarily a bad thing - just surprised.

Best of success,

 

[Ted_Deits]

A few stay in their RV's but that is really rare. Mostly those from out of the country will stay for up to a week, while they get over jet lag, and provision their RV. It is all pretty casual around here.

The issue here in Southern California is the high cost for RV storage, outside or otherwise. In an article that just came out today in the Orange County Register, 2300 RV's may have to find a new home. Seems the old El Toro Marine base was closed about 10 years ago. They didn't know what to do with it, so the made it into the nations largest RV storage lot. There are 2300 RV's there today. The land was sold to Lennar and they just announced that construction will begin as early as August. Where are all those RV's gong to go?? Good for me, bad for the RV'er.

http://www.ocregister.com/articles/development-306462-park-developer.html

Romex? It is allowed if it is behind drywall. Outside it must be in conduit.

 

[texasguy]

Thanks - looks like a great business model. The buildout sounds great.

 

[Ted_Deits]

Re: Southern Cal Garage Condo Build 7-9-11 Update

We are still plugging away at the storage condo project. The painting is finished, sans one stripe (Waiting to go to HD for more paint. Just being lazy today).

The stripes were not all that easy, since the drywall has texture and the paint tends to bleed under the tape. I used that new tape from Home Depot called Frog Tape. It advertises that it won't bleed paint under the tape. Like Hell it does. Not really much better than the blue stuff, on textured drywall anyway.

I applied the tape, rubbed it down with a plastic putty knife. Then, using the base color, I painted along the tape line, sealing the edges with the base paint color. Then after drying, I painted the stripe (red). Since there were two coats of paint on the tape seam, the first coat sealed the edges. The second coat (red) did not bleed under the tape. There was some random spots that I had to touch up, but over all, it came our razor sharp.

The ceilings in each garage have been painted flat black. That was a real mess to do. More on that journey later.

The cabinets arrived last week, and the lighting fixtures and signs are trickling in. No one has decent stock. Sign of the times I guess.

Here are a few raw photos of each of the garages.

 

[Ted_Deits]

Update 7-21/11

The electricians are here installing the wall sconces, ceiling fans and various other electrical goodies. The pictures below are of the 13 x 50 garage. The 27 x 50 garage pictures will be loaded tomorrow. Next major step is Swiss Trax flooring and the Gladiator cabinets. (Sorry, cell phone pictures).

 

[Ted_Deits]

Later in the day update - 7-21-11

Pictures after minor clean up. Sorry, still only have my cell phone, so pictures are a bit off.

8 sconces, two pendant lights, and two ceiling fans. 50amp RV service plugs, occupancy switches.

 

[ZRX61]

What's the rent like on one of those units?

 

[Ted_Deits]

We don't rent them. We sell them as individually owned condos. You can however, do a lease option. Details http://www.rvstorage.biz

Prices, lease / options / financing. It's all there

If you would like to discuss anything about buying etc, please send me a PM. I really don't want this to turn into a commercial for my project. It is simply an exercise in "Garage Design".

If any of you have comments or suggestions, feel free to fire away. This is my first time doing this. There is always room for improvement.

 

[99LeCouch]

Those look like some sharp units, and a nice concept. Apartment/condo dwellers who like urban life and their toys should be all over these, especially with the buildout nearly complete.

 

[Ted_Deits]

Actually, the build is done. This project is simply an upgrade for model garages.
We have 107 garages on 4.5 acres. Half are sold out.

 

[Ted_Deits]

Started hanging the cabinets today (Saturday). Should have the 13 x 50's cabinets done tomorrow

 

[Ted_Deits]

Sunday July 24th -

Here are the latest pictures of the 13' x 50' "Man Cave". The only thing yet to complete is the Swiss Trax flooring. The flooring will go in next weekend.

The 27 x 50 Man Cave should also be competed by next weekend.

 

[Rezarf]

Looks really nice! Is the workbench high or the cabinets a little low, or am I missing something all together?

 

[Ted_Deits]

The workbench is high. While it may look a little strange, it is really a comfortable height.

 

[Ted_Deits]

Saturday 7-30 Update

Installed the Swisstrax flooring in the 27 x 50 garage. My kids did it for me. They laid 1350 sq ft in a little over 3 hours. Not bad.

 

[ZRX61]

We don't rent them. We sell them as individually owned condos. You can however, do a lease option. Details http://www.rvstorage.biz

Prices, lease / options / financing. It's all there

I'm good, found a 1600sq ft place for $634/month

 

[Ted_Deits]

I'm good, found a 1600sq ft place for $634/month

Uh, what does that have to do with building a garage?

 

[ZRX61]

I was asking you about rent/lease options 10 days ago... which you replied to with a link that didn't provide any details at all..

 

[Ted_Deits]

Update Sunday 7-31-11

Finished the 13 x 50 unit. Swiss Trax flooring installed, cabinets, lighting etc. The flooring looks like there are stripes in the flooring. The naked eye can't see it, but for some reason, the flash makes it look a little strange.