zoomzoom22
Member
Disregard, please delete.
Disregard. Thanks for such a warm welcome.
Disregard. Thanks for such a warm welcome.
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Texas garage condos it's HUGE
- Thread starter zoomzoom22
- Start date
nadogail
Well-known member
ZOOMZOOM
Welcome to the Forum, I will be watching for updates on your progress. As a condominium owner of one of a five unit residential building, I have seen what can happen when every unit has a seat on the Board of Directors, and the get more interested in their own individual welfare than in the welfare of the condominium community.
I suggest you limit the size of the board of directors to a number that can conveniently assemble, each unit owner vote for a director to represent an equal portion of the units.
For example 100 units; 10 directors, and every director must be an owner of a unit. Units owned by partnerships will have a designated voting representative. If someone owns multiple units they get one vote per unit.
I strongly suggest you hire a property manager to handle the bookkeeping. Electrical power should be individually metered; because some shops will use more or less electricity.
Welcome to the Forum, I will be watching for updates on your progress. As a condominium owner of one of a five unit residential building, I have seen what can happen when every unit has a seat on the Board of Directors, and the get more interested in their own individual welfare than in the welfare of the condominium community.
I suggest you limit the size of the board of directors to a number that can conveniently assemble, each unit owner vote for a director to represent an equal portion of the units.
For example 100 units; 10 directors, and every director must be an owner of a unit. Units owned by partnerships will have a designated voting representative. If someone owns multiple units they get one vote per unit.
I strongly suggest you hire a property manager to handle the bookkeeping. Electrical power should be individually metered; because some shops will use more or less electricity.
OP
zoomzoom22
Member
Removed.
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matt_i
Well-known member
I think you are going to have to get "scope of work" contracts for all trades, or organize under a general contractor that will hire subs as needed.
You need a construction engineering firm first. *Everything* needs drawings to be accurately quoted.
As was explained to me by a mentor: the first thing you need is a stack of drawings, the second thing you need is a pile of materials, and the very last thing you need is the person(s) to put it together.
Often the natural inclination is to jump to the last step.
You need a construction engineering firm first. *Everything* needs drawings to be accurately quoted.
As was explained to me by a mentor: the first thing you need is a stack of drawings, the second thing you need is a pile of materials, and the very last thing you need is the person(s) to put it together.
Often the natural inclination is to jump to the last step.
rockcrawler
Well-known member
Why would spray foam be out?
Krfjkm
Well-known member
Hi Zoom Zoom-
I am here in San Antonio and have a few folks you should talk with - one is a great drywall company, the other a great spray foam guy and the third an awesome plumber.
Drop me a pm and we can text. Excited for your project!
I am here in San Antonio and have a few folks you should talk with - one is a great drywall company, the other a great spray foam guy and the third an awesome plumber.
Drop me a pm and we can text. Excited for your project!
cvairwerks
Well-known member
Need to really watch overall costs for your location and the demographic you are chasing. We’ve got two similar complexes going up close to me right now. The first is listing somewhere around 180$ a square foot for 20x50 units. Don’t know about the second one yet, as I haven’t seen a name on it yet. Currently, the pricing is about the same as semi-custom homes in the area.
ZRX61
Well-known member
I may be wrong, but I think to get a 1hr fire rating between units you'd be looking at block walls, not sheet metal.
How big are the individual units going to be?
How big are the individual units going to be?
I'm not trying to sound like an ahole but I would be extremely dubious of a co-developer of such a massive endeavor asking how to go about doing things on a forum as if this is the first time he/she has done this.
Imagine Henry Ford at the local bar asking people there how to make brake shoes or even where to find a company that makes them.
Best of luck nonetheless.
Imagine Henry Ford at the local bar asking people there how to make brake shoes or even where to find a company that makes them.
Best of luck nonetheless.
SILVERPLATE
Well-known member
Would like to know what part of Texas.
engineer2
Well-known member
Good luck on your project! Many people would like a decent shop that is a step up from a home garage. They tried to start one up around here, but it failed. My observations:
Two things I would want are good security and fire sprinklers throughout.
- They wanted $200/sqft when you could easily buy commercial space for half that.
- They proposed luxurious amenities like a clubhouse, rental kitchen, car show grounds, etc. I think many just wanted a place to work on their cars and store them.
- When calling them for info, they launched into a high-pressure sales pitch to close the deal.
Two things I would want are good security and fire sprinklers throughout.
ace10
Well-known member
Has anyone involved in this development ever managed a similar project in terms of scale and scope?
You're breaking ground and seem to not have anything lined up.
Which subs have you locked down?
You're breaking ground and seem to not have anything lined up.
Which subs have you locked down?
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dcg9381
Well-known member
> 1) So any feedback on Texas based companies I would take.
Mueller is great. Prices swing. I'd be looking for a bulk deal if I had a project that big.
> I have read all the threads here and they are head spinning. We will be required to have 1 hr fire rating and spray foam I think it OUT as an option although I like the idea on interior walls dividing unit 1 from unit 2 etc. Thoughts using only there?
I think you need "fire breaks", which can be accomplished with drywall or metal.
Foam insulation is much higher performance and much lower install time/labor. Lots of hangers, hanger homes done in foam and it seems to do well in Texas.. It's all I'd use, although metal building manufacturers will have their own "insulation package" - which will be very inferior.
> Colors: Our buildings will be grouped in colors. Besides the obvious perhaps (light colored roof in Texas) any other feedback regarding colors?
Galvalume roof. If you're doing roof lighting consider only lights that are hail-proof.
> Our buildings will be tall (25' at eaves/garage door). Tell me/show me anyone that has installed a wide vertical window(s) above a 14' tall garage door? Love it/hate it?
I've seen this for a visualization deck above a hanger door.. Looked great. The one I know of swung open like a hanger door, but was not cheap.
6) And lastly - epoxy floors
Epoxy is great. You might offer options. Polurea is substantially less expensive and may be a superior product in terms of coverage and protection.
Mueller is great. Prices swing. I'd be looking for a bulk deal if I had a project that big.
> I have read all the threads here and they are head spinning. We will be required to have 1 hr fire rating and spray foam I think it OUT as an option although I like the idea on interior walls dividing unit 1 from unit 2 etc. Thoughts using only there?
I think you need "fire breaks", which can be accomplished with drywall or metal.
Foam insulation is much higher performance and much lower install time/labor. Lots of hangers, hanger homes done in foam and it seems to do well in Texas.. It's all I'd use, although metal building manufacturers will have their own "insulation package" - which will be very inferior.
> Colors: Our buildings will be grouped in colors. Besides the obvious perhaps (light colored roof in Texas) any other feedback regarding colors?
Galvalume roof. If you're doing roof lighting consider only lights that are hail-proof.
> Our buildings will be tall (25' at eaves/garage door). Tell me/show me anyone that has installed a wide vertical window(s) above a 14' tall garage door? Love it/hate it?
I've seen this for a visualization deck above a hanger door.. Looked great. The one I know of swung open like a hanger door, but was not cheap.
6) And lastly - epoxy floors
Epoxy is great. You might offer options. Polurea is substantially less expensive and may be a superior product in terms of coverage and protection.
OP
zoomzoom22
Member
Edited: thanks, all already taken care of.
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OP
zoomzoom22
Member
Edit: removed.
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OP
zoomzoom22
Member
Um ok.
PugetDude
ALLIANCE MEMBER
OP
zoomzoom22
Member
My partner is in the construction business and he is anti spray. Interestingly a lot of his concerns have been aired in this very forum. Not saying right, but he overrules on this one
OP
zoomzoom22
Member
Thanks will check them out. We have been to all of the biggest players already but haven’t landed on anyone yet.
OP
zoomzoom22
Member
All points are on point. The most interest complex in your area is at Autobahn and has standalone garages as well as big shared mammoth buildings that typically have 6-8 owners thst go together. Autobahn has assembled quite the grounds now. There are others as well in Chicago.
I doubt many here know there are a little over 150 of these complexes in the US. Some very small (Phoenix comes to mind with multiple small ones) to M1 concourse in Michigan as one of the larger ones, there are also multiple companies that sre building multiple locations, cities and states.
Prices fluctuate a lot for sure. Throwing out outliers like Thermal (7 figures) and a complex in Miami (700k entry) Some are as high as 400 per square foot for shell only, single story which is crazy to me. One thing that drives a lot of thst and the designs are how many investors are involved my opinion.
Both your posit security and fire sprinklers have merit although a lot of people are anti-sprinkler which is interesting anyway,
PugetDude
ALLIANCE MEMBER
The biggest aren't necessarily the best. Horizon is in New Braunfels if you want to buy local, they make a quality building. I would also check with Schulte Building Systems out of Hockley, they're one of the best in the business, IMO. . Mueller is another good TX supplier- their main plant is over in Ballinger.
OP
zoomzoom22
Member
Block not necessary
The real question I had here was whether anyone had used the metal panels yet that have an insulation/fireproof backing on them. It is like 3 inches thick on the back of the panels. It is quite expensive but wondering if anyone here had used it.
Multiple companies sell it, looking for someone with it that want to share,
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OP
zoomzoom22
Member
Deep discussions with SBS and M. My partner has some quite a few M buildings and likes them much.
OP
zoomzoom22
Member
Wow I think some of you have mis-understood my post.
Yes partner is in the construction business. Very large projects.
Subs: Most.
The should have been more clear point is: if ANY of you here, including vendors I have seen want to discuss being part of this project, reach out. Or if anyone on this forum feels strongly about “hey you should def talk to epoxy floor company X” I would have been interested in hearing.
My bad I guess,
Tracs
Well-known member
OP
zoomzoom22
Member
Quite the welcome party here. Take care all.
Bighead38
Well-known member
Wish there was something like this near me.
OP
zoomzoom22
Member
There are multiples near you.
Look at Monticello and New Jersey Motorsports park. Both have them and those just off top of my head.
PugetDude
ALLIANCE MEMBER
Stick around, the know-it-alls and aholes usually self-select banned camp before too long. Lot of knowledge here, but the signal-to-nose ratio gets out of kilter from time to time. Full moon?
firebirdparts
Well-known member
I also wish there was something like this near me. I couldn't afford it, but a guy can dream.
SILVERPLATE
Well-known member
Me to.
cvairwerks
Well-known member
Silverplate: There are two of these style places in the Roanoke/Northlake area, close to 377, and 114.
OP
zoomzoom22
Member
OP
zoomzoom22
Member
If you are really in Ft. Worth, there are 5 complexes in the Dallas/Ft. Worth area.
engineer2
Well-known member
I'm surprised, although sprinklers add cost and make future modifications more tedious. I'll take a flooded tool chest over a burned up garage. When you have a bunch of people with various skill levels in a large complex with gasoline, welders, torches, old car wiring, etc. things can go wrong.
https://www.thedrive.com/news/27935
https://www.bnd.com/news/local/article242101276.html
https://www.thedrive.com/news/13335/
...and so on. Fire is probably the biggest killer of vintage cars.
OP
zoomzoom22
Member
I agree 100 percent. The pushback has come from guys worried about their multi million $$ collection being flooded from the guy next door
It will be put in, just noting some don't like it.
ZRX61
Well-known member
Tool chest against wall, small "lean-to" type metal roof over it to deflect water...
SILVERPLATE
Well-known member
Yes and been there and visited along with the ones in Dallas. They are all just to far away to make it a nice place to hang out. They have been saying they are looking for a location closer to Fort Worth. Hoping that happens.
SILVERPLATE
Well-known member
Yes and been there and visited along with the ones in Dallas. They are all just to far away to make it a nice place to hang out. They have been saying they are looking for a location closer to Fort Worth. Hoping that happens.
OP
zoomzoom22
Member
Assume you know more than 1 company. There are several in Ft. Worth already and 1 in Cresson if that’s closer also the latter is just car storage really, motor place USA is in Ft. Worth I thought? There is at least 1 more about to announce as well. On wester rim FW I believe.
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