Between 705 & 1200 SQ/FT The Garage at The Place in The Valley (Garage Condo 45x23x20)
- Thread starter Greg_STL
- Start date
Workspaces between 705 and 1200 squarefeet.
wasfast
Well-known member
Re: Garage Condo 45x23
It would seem prudent to insulate the walls between units for noise reasons. With only drywall, you'll constantly hear your neighbors, especially if they are doing any work on the cars.
It would seem prudent to insulate the walls between units for noise reasons. With only drywall, you'll constantly hear your neighbors, especially if they are doing any work on the cars.
Re: Garage Condo 45x23
They will be insulated. I haven't taken a photo but there are bags of insulation ready to go in. So far only one side of any wall has been dry walled.
Edit: I went back and found a couple photos. In the first you can see some of the insulation going into the wall. In the second you can see some "bails" of insulation on the lower left. It seems to be R-11.
They will be insulated. I haven't taken a photo but there are bags of insulation ready to go in. So far only one side of any wall has been dry walled.
Edit: I went back and found a couple photos. In the first you can see some of the insulation going into the wall. In the second you can see some "bails" of insulation on the lower left. It seems to be R-11.
Last edited:
Re: Garage Condo 45x23
Do did someone say insulation?
Funny how things work out sometimes. The above photo was sent out by the developer today. When I stopped by tonight, I took photos of some of the insulation types. It looks like 3.5" thick R-11 on the exterior concrete walls that have the thinner 3-4" steel studs. The interior studs are closer to 6" and the insulation in those walls is R-19. The garage door walls are using a 1.5" styrofoam insulation that is R-7.5.
Do did someone say insulation?
Funny how things work out sometimes. The above photo was sent out by the developer today. When I stopped by tonight, I took photos of some of the insulation types. It looks like 3.5" thick R-11 on the exterior concrete walls that have the thinner 3-4" steel studs. The interior studs are closer to 6" and the insulation in those walls is R-19. The garage door walls are using a 1.5" styrofoam insulation that is R-7.5.
Re: Garage Condo 45x23
The two fire hydrants and the power distribution panel on the center building could in theory be hit by cars, RVs or trucks delivering items. They decided to set steel protection poles to protect those items. I'm not sure why they poured them with the red concrete but I guess that was what they had on hand today. The poured the set of "bricks" in front of my unit today.
The two fire hydrants and the power distribution panel on the center building could in theory be hit by cars, RVs or trucks delivering items. They decided to set steel protection poles to protect those items. I'm not sure why they poured them with the red concrete but I guess that was what they had on hand today. The poured the set of "bricks" in front of my unit today.
Re: Garage Condo 45x23
One last picture post today: They are making progress laying out the center courtyard concrete forms. They are working some details where the storm water drains will be located.
I'm not sure what this layout work is for but there is a crossing pattern of two colored strings. My guess is that it has something to do with how the concrete will be patterned for the saw cuts or maybe for how those cuts will work around the corner of the u-shaped building.
One last picture post today: They are making progress laying out the center courtyard concrete forms. They are working some details where the storm water drains will be located.
I'm not sure what this layout work is for but there is a crossing pattern of two colored strings. My guess is that it has something to do with how the concrete will be patterned for the saw cuts or maybe for how those cuts will work around the corner of the u-shaped building.
readhead
Well-known member
Re: Garage Condo 45x23
They may be checking grade for the swales. If the strings touch in the middle the slopes will be equal.
They may be checking grade for the swales. If the strings touch in the middle the slopes will be equal.
Re: Garage Condo 45x23
The courtyard is really taking shape. They have most of the rock put in place and back-filled around the steel protector posts. The last section of the red "bricks" was poured in front of the fire hydrant and power distribution panel. They have put down wire over most of one half of the courtyard. One long leg has the wood forms and connecting re-bar setup. It looks like they have foam around the man hole covers and sewer access points to allow expansion without cracking. I don't know that they will pour tomorrow but I figure it won't be too long before we have concrete poured for half the courtyard.
The clubhouse drywall looks like it is almost done as far as getting the sheetrock up - No mudding or taping yet.
Garage door openers are starting to get unboxed in prep for getting installed.
The courtyard is really taking shape. They have most of the rock put in place and back-filled around the steel protector posts. The last section of the red "bricks" was poured in front of the fire hydrant and power distribution panel. They have put down wire over most of one half of the courtyard. One long leg has the wood forms and connecting re-bar setup. It looks like they have foam around the man hole covers and sewer access points to allow expansion without cracking. I don't know that they will pour tomorrow but I figure it won't be too long before we have concrete poured for half the courtyard.
The clubhouse drywall looks like it is almost done as far as getting the sheetrock up - No mudding or taping yet.
Garage door openers are starting to get unboxed in prep for getting installed.
Re: Garage Condo 45x23
The door opener has myQ. If possible and you have an internet connection, be sure to connect the opener and get the app for your phone. You can make the door open/close with the phone and get a text message whenever it opens/closes.
The door opener has myQ. If possible and you have an internet connection, be sure to connect the opener and get the app for your phone. You can make the door open/close with the phone and get a text message whenever it opens/closes.
Re: Garage Condo 45x23
Ha, I just did that to my barn a couple weeks ago, it works great, and yes, I do have the alert setup to text me when the door opens.
Ha, I just did that to my barn a couple weeks ago, it works great, and yes, I do have the alert setup to text me when the door opens.
drivesitfar
Well-known member
Re: Garage Condo 45x23
GREG: love all the pictures and progress. of course all the garage bling (new sheetrock, openers, wiring, metal studs, etc.. are pretty cool too.
looking good and have they given you a move in date yet when you can get your key?
GREG: love all the pictures and progress. of course all the garage bling (new sheetrock, openers, wiring, metal studs, etc.. are pretty cool too.
looking good and have they given you a move in date yet when you can get your key?
Re: Garage Condo 45x23
@AZpilot - We will have to see who my neighbors are .....
@rkstr & @dw1 - I have been looking at the accessories. I have seen mixed reviews on the internet gateway. Some people have claimed that their doors would open at random times during the day. That does not sound fun. However, I do like the idea of being able to open the door for service without having to be at my garage. I'm curious if you have any unintended openings.
@drivesitfar - July 21st is closing day for the basic building. I won't occupy until after the mezzanine and bathroom get built and that won't start until after closing. I want to be in by October 1st and really need to be in by the first snow!!!
@AZpilot - We will have to see who my neighbors are .....
@rkstr & @dw1 - I have been looking at the accessories. I have seen mixed reviews on the internet gateway. Some people have claimed that their doors would open at random times during the day. That does not sound fun. However, I do like the idea of being able to open the door for service without having to be at my garage. I'm curious if you have any unintended openings.
@drivesitfar - July 21st is closing day for the basic building. I won't occupy until after the mezzanine and bathroom get built and that won't start until after closing. I want to be in by October 1st and really need to be in by the first snow!!!
Re: Garage Condo 45x23
About 1/2 of the courtyard was poured today. With the 1/3 that was poured yesterday, there is just one long segment to be poured still.
The courtyard is really looking nice. They still need to some small areas around the storm water drains and pour concrete in the steel posts that are protecting the fire hydrants and power distribution panels. The drain below looks a little odd where the cross hatching saw cuts cross in the corner.
My unit is looking nice from the outside now. They still need to put the rain awnings up and the downspouts. But after that, the exterior will be finished locally to my unit.
About 1/2 of the courtyard was poured today. With the 1/3 that was poured yesterday, there is just one long segment to be poured still.
The courtyard is really looking nice. They still need to some small areas around the storm water drains and pour concrete in the steel posts that are protecting the fire hydrants and power distribution panels. The drain below looks a little odd where the cross hatching saw cuts cross in the corner.
My unit is looking nice from the outside now. They still need to put the rain awnings up and the downspouts. But after that, the exterior will be finished locally to my unit.
Re: Garage Condo 45x23
They are doing a lot of work around the exterior of the building. It looks like they are building some sore of drainage retention cistern. I do not know if the rock is going into this pit or if it is there for some other reason.
It also looks like they are doing something similar on the back of the building. There is a long below grade cut here as well and a bunch of perforated pipe.
You can see in the first picture above that they are also putting the down spout funnels from the roof in place as well. Here is a closeup picture:
They are doing a lot of work around the exterior of the building. It looks like they are building some sore of drainage retention cistern. I do not know if the rock is going into this pit or if it is there for some other reason.
It also looks like they are doing something similar on the back of the building. There is a long below grade cut here as well and a bunch of perforated pipe.
You can see in the first picture above that they are also putting the down spout funnels from the roof in place as well. Here is a closeup picture:
Re: Garage Condo 45x23
The garage door opener was installed in my unit. I kinda expected a chain to still drop from the unit for operation if the power is out. I will have to ask. There is no power in the unit yet (no breaker box even) so the door is full open right now and apparently staying there.
The garage door opener was installed in my unit. I kinda expected a chain to still drop from the unit for operation if the power is out. I will have to ask. There is no power in the unit yet (no breaker box even) so the door is full open right now and apparently staying there.
Re: Garage Condo 45x23
Last picture post for today. They have started to mud and tape the drywall in the club house.
One interesting feature is that there appears to be an expansion joint about halfway down the unit. Here is a close up that I took earlier in the process:
I'm not sure that I am keeping up with everything that is going on. I know there is still some work going on grading the exterior. I also have not taken photos of the entrance and the area where the gate will be installed. I can tell work is going on running conduits underground but it doesn't make for great pictures....
Last picture post for today. They have started to mud and tape the drywall in the club house.
One interesting feature is that there appears to be an expansion joint about halfway down the unit. Here is a close up that I took earlier in the process:
I'm not sure that I am keeping up with everything that is going on. I know there is still some work going on grading the exterior. I also have not taken photos of the entrance and the area where the gate will be installed. I can tell work is going on running conduits underground but it doesn't make for great pictures....
Re: Garage Condo 45x23
The last of the concrete in the courtyard was poured. I'm not sure if the gate will be located here and that will be the color change in the concrete or if they still have colored concrete to pour. The render does not show the colors of the concrete. Also, that last little section for the turn-around on the far right of the render has not been poured yet. Since that would get removed if they build the second phase, I'm not positive that it will be colored concrete either.
They poured a little more standard concrete in the entrance as well as finished that catch basin. Much of the rock was filled into the pit that was dug out the day before. You can also see some topsoil getting spread as well.
They are doing some similar work around the back side and they had rock and dirt delivered back there.
Here is a neat little feature. These little rain guards showed up on all the doors yesterday.
I noticed these wires running through my unit. They come from the utility closet and head to the four corners of the building. You can see where they penetrate through the walls. I thought these holes were for mounting the struts for the rain awnings. If you look at the cable it is cat-5e. We are supposed to have community wi-fi so this could be to feed an external wifi access point. I just wouldn't think you would need two on each corner of the building. So, it could be for cameras as I know security cameras were also part of the plan. I guess I will wait and see what is attached.
I'll leave you with one last picture of one of the 60'x23' units with most of the drywall up. Its not the best picture with the bright sun and dark garage - too much contrast. The size is also hard to judge but the door is 14' tall by 12' wide.
The last of the concrete in the courtyard was poured. I'm not sure if the gate will be located here and that will be the color change in the concrete or if they still have colored concrete to pour. The render does not show the colors of the concrete. Also, that last little section for the turn-around on the far right of the render has not been poured yet. Since that would get removed if they build the second phase, I'm not positive that it will be colored concrete either.
They poured a little more standard concrete in the entrance as well as finished that catch basin. Much of the rock was filled into the pit that was dug out the day before. You can also see some topsoil getting spread as well.
They are doing some similar work around the back side and they had rock and dirt delivered back there.
Here is a neat little feature. These little rain guards showed up on all the doors yesterday.
I noticed these wires running through my unit. They come from the utility closet and head to the four corners of the building. You can see where they penetrate through the walls. I thought these holes were for mounting the struts for the rain awnings. If you look at the cable it is cat-5e. We are supposed to have community wi-fi so this could be to feed an external wifi access point. I just wouldn't think you would need two on each corner of the building. So, it could be for cameras as I know security cameras were also part of the plan. I guess I will wait and see what is attached.
I'll leave you with one last picture of one of the 60'x23' units with most of the drywall up. Its not the best picture with the bright sun and dark garage - too much contrast. The size is also hard to judge but the door is 14' tall by 12' wide.
I have updated the name of this thread and updated the first post to explain that new name. I also added a link in that first thread to link to my flickr construction photo album so that it is in one place that people can find easier.
Hopefully, this will not mess with people's subscriptions.....
Oh yeah, I found this drone fly-over video on The Place web site while I was updating all of this. It is from may when the roof trusses were up but no roof decking yet. Wow, I am so glad that the concrete in the courtyard is poured now - this video shows how muddy it was there for a while.
Drone Video
Hopefully, this will not mess with people's subscriptions.....
Oh yeah, I found this drone fly-over video on The Place web site while I was updating all of this. It is from may when the roof trusses were up but no roof decking yet. Wow, I am so glad that the concrete in the courtyard is poured now - this video shows how muddy it was there for a while.
Drone Video
Last edited:
TurboEuro88
Well-known member
Subscription is all good.
Progress is looking steady and seems to be really coming together nicely. Steel stud walls and concrete cause a lot of interference for WiFi signals so I would expect access points to be installed internally and at a fairly regular interval. Those cat5e cables coming out of the external walls are for IP Security cameras.
Progress is looking steady and seems to be really coming together nicely. Steel stud walls and concrete cause a lot of interference for WiFi signals so I would expect access points to be installed internally and at a fairly regular interval. Those cat5e cables coming out of the external walls are for IP Security cameras.
Re: Garage Condo 45x23
Have never had an instance of unintended or random door opening. Works as promised. I'm local if you care to check it out.
Have never had an instance of unintended or random door opening. Works as promised. I'm local if you care to check it out.
1949 caddyman
Well-known member
How big are the corner units with the angled door?
gordyy
Well-known member
fantastic updates and progress. You are going to love that place
New stuff for Tuesday:
They are getting ready to pour the other half of the entrance road. This half also has the apron leading up to the dumpster, a couple parking spaces in front of the clubhouse, and some side walk in front of the clubhouse.
And one amusing pic - plan ahead....
They are getting ready to pour the other half of the entrance road. This half also has the apron leading up to the dumpster, a couple parking spaces in front of the clubhouse, and some side walk in front of the clubhouse.
And one amusing pic - plan ahead....
So now the bad part of the day. I got a status e-mail from the developer that indicated that my unit was going to get dry-walled this week. I've been down there just about everyday and found that surprising. I sent a note to the project manager stating that I'd like to make sure everything was good with the electrical, blocking, and plumbing before the drywall went up. He said I had to go down today because they were starting tomorrow.
Long story short, It was all messed up. No blocking, no plumbing, and the electrical was installed to an older version of the architectural drawing. I was told the plumbing drain lines could not go in at all before the drywall was to go up because the county would not let it happen without full finished plans. They already told me before that they could not put in the hot water heater because the mezzanine had to go in first. The project manager showed me a new mezzanine plan that was different again that interfered with the circuit breaker panel but did not interfere with the hot water heater. A new wall feature was added around the roof support post that interferes with the mezzanine and the shower on the mezzanine. Basically, almost everything was hosed up. I lost it and sent the developer, architect, general contractor, plumber, and electrician a nasty note telling them to get their act together. I set down some minimum requirements to close or I would not close. A full set of plans showing how it all will work. A functioning slop sink with hot/cold water and a drain that works is just not that hard and I will not take the risk of closing without functioning electrical, HVAC, water supply and sewer. I'm ready to walk away today in disgust. The picture above of the concrete with the mismatched corner tells the full story. They are so focused on closing on the 21st of July that everything else is going out the window.
So hopefully this won't be the last post in this thread...
Long story short, It was all messed up. No blocking, no plumbing, and the electrical was installed to an older version of the architectural drawing. I was told the plumbing drain lines could not go in at all before the drywall was to go up because the county would not let it happen without full finished plans. They already told me before that they could not put in the hot water heater because the mezzanine had to go in first. The project manager showed me a new mezzanine plan that was different again that interfered with the circuit breaker panel but did not interfere with the hot water heater. A new wall feature was added around the roof support post that interferes with the mezzanine and the shower on the mezzanine. Basically, almost everything was hosed up. I lost it and sent the developer, architect, general contractor, plumber, and electrician a nasty note telling them to get their act together. I set down some minimum requirements to close or I would not close. A full set of plans showing how it all will work. A functioning slop sink with hot/cold water and a drain that works is just not that hard and I will not take the risk of closing without functioning electrical, HVAC, water supply and sewer. I'm ready to walk away today in disgust. The picture above of the concrete with the mismatched corner tells the full story. They are so focused on closing on the 21st of July that everything else is going out the window.
So hopefully this won't be the last post in this thread...
drivesitfar
Well-known member
Greg: i truly sympathize with you because to this point it looked like things were going along so smoothly. did you have to put down a big deposit and was it non-refundable?
hopefully the developer has enough work for the drywallers to go do another unit and get yours right first so i'm crossing my fingers for you that it gets done correctly.
if the pockets weren't lined a developer can get jacked by banks or deadlines that are truly unreasonable by the lenders and not sure if that is the case, but it sounds like it.
good luck
hopefully the developer has enough work for the drywallers to go do another unit and get yours right first so i'm crossing my fingers for you that it gets done correctly.
if the pockets weren't lined a developer can get jacked by banks or deadlines that are truly unreasonable by the lenders and not sure if that is the case, but it sounds like it.
good luck
So, things have settled out some. I lost it and said some things I should not have but I think they realized I had some valid points. I am not proud of myself but hopefully some good will come of it. We had a couple good meetings today and walked through the unit again. The electrical and blocking got fixed. It really helped to have the plumber and electrician there today to go through what was done so I could understand. There were a couple very minor things that we talked through cordially. The big improvement was the plumbing. The prime contractor convinced the county after some hard negotiating that they could put the plumbing in the walls but not hook it to the sewer outlet until the full finish permit is filed. So, I won't get the hot/cold running water for closing but I also won't have to rip out all my drywall to install plumbing. I get the impression there were some major favors pulled in. Am I super happy? No, because the process was not fun. But, it is a compromise that will get us moving forward and they will start to dry wall in my unit on Tuesday (assuming they don't work the holiday weekend). I really believe that the quality of work is good and people were trying. The schedule pressure and multiple revisions on plans just caught up to all of us.
I also had a meeting with my architect and picked out paint colors for the unit, tiles for the bathroom, discussed bathroom fixtures, bathroom lights, mezzanine track lights, and settled some HVAC access decisions. We went over the mezzanine plan in full and he thought the build out plans should firm up next week so that permits for that phase can be filed.
I stopped by tonight to take pictures of the stuff under the walls since it would probably be my last chance and everything was locked up tight. We really have gotten to the point that it needed to happen. So you all will have to be satisfied with exterior pics for the next few weeks. And even that may be curtailed when the fence goes up. Closing is in three weeks so hopefully I will get a key then. My unit could be a week or two late due to all the drama but I would be fine with that if it all is done right. I am very hopeful that if the plans get finalized prior to the start of the mezzanine build-out that the post closing build will be much smoother.
I do have some photos from the last few days that I will retroactively post but I need to take a break.
@drivesitfar - Thanks for the moral support.
I also had a meeting with my architect and picked out paint colors for the unit, tiles for the bathroom, discussed bathroom fixtures, bathroom lights, mezzanine track lights, and settled some HVAC access decisions. We went over the mezzanine plan in full and he thought the build out plans should firm up next week so that permits for that phase can be filed.
I stopped by tonight to take pictures of the stuff under the walls since it would probably be my last chance and everything was locked up tight. We really have gotten to the point that it needed to happen. So you all will have to be satisfied with exterior pics for the next few weeks. And even that may be curtailed when the fence goes up. Closing is in three weeks so hopefully I will get a key then. My unit could be a week or two late due to all the drama but I would be fine with that if it all is done right. I am very hopeful that if the plans get finalized prior to the start of the mezzanine build-out that the post closing build will be much smoother.
I do have some photos from the last few days that I will retroactively post but I need to take a break.
@drivesitfar - Thanks for the moral support.
June 30th Retroactive Photos
The concrete for the dumpster road was poured and covered since there was rain. The forms are also getting set for the parking spaces in front of the clubhouse. You can see the puddles in the near ground on the first photo. I was told later that they had to pull out lots of that rock so they could pour the second half of the entrance road.
There is a big pile of wood/sticks that has been pulled from the joints between the concrete pours. I wonder if there will be grout or sealant that goes in these joints before it is done.
The IP security cameras are getting the goose necks installed on the walls. I know there are going to be canopies installed below these cameras. I hope someone has looked at sight lines.
The club house has started to be painted. There are two colors going on the walls and the ceiling has been painted a darker grey. The ceiling appeared to be a different process that appears to be powder based.
The concrete for the dumpster road was poured and covered since there was rain. The forms are also getting set for the parking spaces in front of the clubhouse. You can see the puddles in the near ground on the first photo. I was told later that they had to pull out lots of that rock so they could pour the second half of the entrance road.
There is a big pile of wood/sticks that has been pulled from the joints between the concrete pours. I wonder if there will be grout or sealant that goes in these joints before it is done.
The IP security cameras are getting the goose necks installed on the walls. I know there are going to be canopies installed below these cameras. I hope someone has looked at sight lines.
The club house has started to be painted. There are two colors going on the walls and the ceiling has been painted a darker grey. The ceiling appeared to be a different process that appears to be powder based.
Last edited:
Retroactive 6/30 Pictures - Inside Unit
So knowing that I was going to be walking through again on Friday. I went down on Thursday night with the latest architect plans so I could calmly go through and check things. They had already told me they would not be ready to walk through until Friday at noon. So, I knew it would not be complete but I could at least check off some items.
This is on entrance and has switches for 3 bands of overhead lights with a switch for each bank (0-10v dimming). There is also a switch for the ceiling fan and the exterior ventilation fan. You can also see the box for the thermostat there. We agreed on Friday to add a switch to this bank to control the lights under the mezzanine (something missed by everyone - me included - until the review Friday).
As you can see the plumbing drains that caused the boil-over on my part are now shown. Sorry for the one cell phone photo but I took it to text to my wife in real time and forgot to take a SLR photo. The water feed lines are not in these photos but were in when I walked through on Friday. You can see the feed for the shower drain, sink drain, and toilet. The smaller vertical run is another vent line since the sink will be more than five feet from the sink drain. You can also see the sewer drain location in the concrete. I threw a small metal cutout piece onto the feature on the concrete so that I could see it better in the photo. There will need to be a small L-shaped cut in the concrete to be able to hook the unit drains to the sewer hook up. I don't like it but it won't be that bad either. The cut will be under the mezzanine, behind the stairs, and won't be that visible. The big metal conduit there is for my electric tankless water heater that will be located on this wall.
Here is the plumbing on the opposite side for the bar. The drain pipe ends in space because it will be routed around back perimeter of the mezzanine. There is a c-channel above the posts and below the concrete deck of the mezzanine that the drain line will follow. It won't be visible from under the mezzanine. Water feed was again not in yet but was in on Friday. There are three outlets here plus a switch for overhead track lights. The blocking is getting closer but I had them extend it the full width of the mezzanine. I may go with an under counter fridge instead of a full size fridge so I want the ability to put cabinets across the full width if needed.
Here is my hose bib right by the garage door. I want to be able to wash my car in the courtyard right out side my door. The feed pipe (tube) is not shown here and they were installing it as I walked through on Friday.
We also talked about the water feed on Friday. The existing feed hook up is under the concrete and out in the middle of the floor. If I was to use that hook up, I would have to cut a long trench in my floor to a wall. We are instead going to bypass the existing hookup and intercept the line at my wall. We will dig down strategically right at the wall and hook up the water there. It is a little more complicated than that but there is a plan forward that is a compromise that I can live with. Again, I'm not happy that the water and sewer were not located to the plans I gave them before the concrete was poured but the workarounds are not crazy. The build continues....
So knowing that I was going to be walking through again on Friday. I went down on Thursday night with the latest architect plans so I could calmly go through and check things. They had already told me they would not be ready to walk through until Friday at noon. So, I knew it would not be complete but I could at least check off some items.
This is on entrance and has switches for 3 bands of overhead lights with a switch for each bank (0-10v dimming). There is also a switch for the ceiling fan and the exterior ventilation fan. You can also see the box for the thermostat there. We agreed on Friday to add a switch to this bank to control the lights under the mezzanine (something missed by everyone - me included - until the review Friday).
As you can see the plumbing drains that caused the boil-over on my part are now shown. Sorry for the one cell phone photo but I took it to text to my wife in real time and forgot to take a SLR photo. The water feed lines are not in these photos but were in when I walked through on Friday. You can see the feed for the shower drain, sink drain, and toilet. The smaller vertical run is another vent line since the sink will be more than five feet from the sink drain. You can also see the sewer drain location in the concrete. I threw a small metal cutout piece onto the feature on the concrete so that I could see it better in the photo. There will need to be a small L-shaped cut in the concrete to be able to hook the unit drains to the sewer hook up. I don't like it but it won't be that bad either. The cut will be under the mezzanine, behind the stairs, and won't be that visible. The big metal conduit there is for my electric tankless water heater that will be located on this wall.
Here is the plumbing on the opposite side for the bar. The drain pipe ends in space because it will be routed around back perimeter of the mezzanine. There is a c-channel above the posts and below the concrete deck of the mezzanine that the drain line will follow. It won't be visible from under the mezzanine. Water feed was again not in yet but was in on Friday. There are three outlets here plus a switch for overhead track lights. The blocking is getting closer but I had them extend it the full width of the mezzanine. I may go with an under counter fridge instead of a full size fridge so I want the ability to put cabinets across the full width if needed.
Here is my hose bib right by the garage door. I want to be able to wash my car in the courtyard right out side my door. The feed pipe (tube) is not shown here and they were installing it as I walked through on Friday.
We also talked about the water feed on Friday. The existing feed hook up is under the concrete and out in the middle of the floor. If I was to use that hook up, I would have to cut a long trench in my floor to a wall. We are instead going to bypass the existing hookup and intercept the line at my wall. We will dig down strategically right at the wall and hook up the water there. It is a little more complicated than that but there is a plan forward that is a compromise that I can live with. Again, I'm not happy that the water and sewer were not located to the plans I gave them before the concrete was poured but the workarounds are not crazy. The build continues....
Last edited:
The entrance road and parking were poured on Friday.
Everything was locked up tight but the clubhouse looked like the paint was almost complete. The doors on the rest rooms were getting installed. I didn't try to take pictures through the glass.
It is supposed to rain 2-3 inches over the next couple days so it was probably really good that the entrance road was completed. I am sooooo glad that you can walk around down there without all the mud!! As far as the exterior of the buildings is concerned we are down to a small list. The downspouts and rain canopies need to be installed. The fence and gate need to be installed. There is probably some more on sidewalks and curbs. After that, as far as I can tell it is just the final finishing of cameras, lights, paint and landscaping.
Everything was locked up tight but the clubhouse looked like the paint was almost complete. The doors on the rest rooms were getting installed. I didn't try to take pictures through the glass.
It is supposed to rain 2-3 inches over the next couple days so it was probably really good that the entrance road was completed. I am sooooo glad that you can walk around down there without all the mud!! As far as the exterior of the buildings is concerned we are down to a small list. The downspouts and rain canopies need to be installed. The fence and gate need to be installed. There is probably some more on sidewalks and curbs. After that, as far as I can tell it is just the final finishing of cameras, lights, paint and landscaping.
Last edited:
Now that the interior seems to be in full swing. I thought I'd post some of the finishing details. The lights are going in on the first stage. I wend a little overboard on these but I wanted something bright, dimmable, and that would look good from the mezzanine. I went with the Lithonia IBL range. The foot candle plot shows 4 banks but there will only be three as the fourth bank is really the mezzanine. I have track lights going in over the mezzanine and the actual fixtures for the tracks are getting picked out now.
I'm going with the ecobee 3 thermostat to control my electric heatpump / air conditioner. I wanted wi-fi to be able to adjust temps before I drive down to the garage. The ecobee 3 also has the ability to control my vent fan.
For the ceiling fan, I wanted to get a bigass fan but I really could not justify it. The garage is really not that large - especially in width. I went with this hunter 96" multi-blade fan. I want to eventually hook up the ecobee3 temp sensors so that I can have the fan kick on when the temp at the floor level and mezzanine are off more than 10 degrees. That will be a project for once everything gets built.
The wall colors will be a charcoal down low (3-4ft), and a silver/white up high (16-17ft) with a separating red stripe. The stair treads and mezzanine exposed metal will be the charcoal (although I am thinking maybe black). The stair rails/banisters will be the red. I believe we are talking about a slightly darker silver (gun metal grey) for the roof trusses and underside of the mezzanine.
The all important garage floor is still undecided. I think I'm headed to a black epoxy of some form. The picture above has the wall paint colors and sits on my bar countertop. It doesn't look that bad so maybe that is where I am heading. I know the dark colors down low will **** up light but I do like the look.
The bathroom is very small and will have small items. The toilet, sink, and shower are all small. We are looking at the dark tile on the floor, the wood grain lighter tile on three walls and the multi-color accent color on the long shower wall. The long shower wall will also have a built in shelf. Right now the ceiling will be drywall with 3 wet envirionment LED spots and a fan. I may talk to the architect about tiling the ceiling too.
I'm not going to finish the rest of the mezzanine at this time. When I take delivery in the fall, the mezzanine floor will be bare concrete. The televisions will not be installed and the bar wall will be a blank wall. I need projects for next year!!
I'm going with the ecobee 3 thermostat to control my electric heatpump / air conditioner. I wanted wi-fi to be able to adjust temps before I drive down to the garage. The ecobee 3 also has the ability to control my vent fan.
For the ceiling fan, I wanted to get a bigass fan but I really could not justify it. The garage is really not that large - especially in width. I went with this hunter 96" multi-blade fan. I want to eventually hook up the ecobee3 temp sensors so that I can have the fan kick on when the temp at the floor level and mezzanine are off more than 10 degrees. That will be a project for once everything gets built.
The wall colors will be a charcoal down low (3-4ft), and a silver/white up high (16-17ft) with a separating red stripe. The stair treads and mezzanine exposed metal will be the charcoal (although I am thinking maybe black). The stair rails/banisters will be the red. I believe we are talking about a slightly darker silver (gun metal grey) for the roof trusses and underside of the mezzanine.
The all important garage floor is still undecided. I think I'm headed to a black epoxy of some form. The picture above has the wall paint colors and sits on my bar countertop. It doesn't look that bad so maybe that is where I am heading. I know the dark colors down low will **** up light but I do like the look.
The bathroom is very small and will have small items. The toilet, sink, and shower are all small. We are looking at the dark tile on the floor, the wood grain lighter tile on three walls and the multi-color accent color on the long shower wall. The long shower wall will also have a built in shelf. Right now the ceiling will be drywall with 3 wet envirionment LED spots and a fan. I may talk to the architect about tiling the ceiling too.
I'm not going to finish the rest of the mezzanine at this time. When I take delivery in the fall, the mezzanine floor will be bare concrete. The televisions will not be installed and the bar wall will be a blank wall. I need projects for next year!!
1949 caddyman
Well-known member
Is there ceiling insolation? Looks like metal roof deck in the club house pic.
readhead
Well-known member
Insulation is above the deck.
drivesitfar
Well-known member
GREG: happy to see and hear that your situation is moving forward in a positive direction again. there is always times during a deal especially when you are buying something off a piece of paper where something doesn't go quite right. it looks like you and the developer and builder are back on the same page. yes?
i'm not positive because i don't live in a climate where the temps can have almost a 100 degree change during the year, but allowing for that i'm guessing the gaps in the cement are for expansion and might be filled with come sort of caulk, rubber or even sand. keep us posted.
new finishes and your TO DO list for the coming years looks like a good plan.
good luck and i'm still enjoying your build and jealous to say the least.
cheers
i'm not positive because i don't live in a climate where the temps can have almost a 100 degree change during the year, but allowing for that i'm guessing the gaps in the cement are for expansion and might be filled with come sort of caulk, rubber or even sand. keep us posted.
new finishes and your TO DO list for the coming years looks like a good plan.
good luck and i'm still enjoying your build and jealous to say the least.
cheers
Bib Overalls
Well-known member
Concrete mezzanine floor! Now I understand why the blueprints were such a big deal.
@Bib_Overalls - Yeah... concrete. You'll notice the concrete walls, floors, steel studs in the interior walls and steel exterior doors. The only wood I've seen in this place is for blocking to hang cabinets and the wood doors on the clubhouse bathrooms. I was actually surprised to see the wood door. I asked at one point if I could look at a non concrete floor for my mezzanine and I was told they didn't think they could get it past the fire marshal. It is both good and bad. It does cost much more to build to this commercial standard but it also makes you worry much less about what your neighbor might be doing in their unit.
@1949 Caddyman - Listen to readhead - He has chimed in multiple times on this thread and I get the impression he works in the trade. I'm sure he will correct me if I say something wrong here. The insulation is above the corrugated steel deck. I get the impression that the insulation is shaped to create a slope to the gutters. A waterproof fabric is then placed over the shaped insulation. The result is a well insulated roof that also has enough slope that you don't get standing water on the roof.
@1949 Caddyman - Listen to readhead - He has chimed in multiple times on this thread and I get the impression he works in the trade. I'm sure he will correct me if I say something wrong here. The insulation is above the corrugated steel deck. I get the impression that the insulation is shaped to create a slope to the gutters. A waterproof fabric is then placed over the shaped insulation. The result is a well insulated roof that also has enough slope that you don't get standing water on the roof.