Above 1200 Sq/FT Thomas' garage projects (Canada)

[TomcoPDR]

Tom: when you are young and don't have kids or even a wife to use up your spare time you've got time to shop. when you need to get a project done and have 20 minutes before the next soccer game, swim meet or some other function you can't run to the hardware store 4 times to GET R DONE hence my attitude on supplies. plus i like not having to remember at what point i was an hour later when i get back from the store.

your pictures you just posted didn't show up so maybe you need to change a setting?

one spot you probably don't stop at often is buildings being demolished or remodeled might be a good spot to get some great cabinets either free or cheap if you ask the contractor in charge. I don't know if you have garage sales, but they are good at times and i think you have something like our Craigslist that people can list their items so you know what you will find when you arrive.

have fun filling up your new place and looking forward to seeing more pictures as you have the time.

cheers

Very wise words, yes, I see your point in stocking up not having to run out, etc... No doubt, it just kills time everytime you're running around grabbing stuff (esp if you gotta grab the kids, lunch/dinner, by that time the project's day is toast...)


May 9, 2017... Still going, haha. Starting to accept the fact that I'll be moving (out of the bungalow with 560 sqft triple detach) once I gain possession of the Vaults warehouse. It's been good doing weekly Vaults visits, while getting motivated to keep packing and organizing during the rest of the week at the (to be for sale) home.

 

[TomcoPDR]

Got another legal paper, my possession is said/aimed to be May 29th. I mean, this is given at this point the builder is doing my steam shower customization.


They're having an open house this Saturday May 13, 2017 for those local GJ members interested in checking out the actual build.

 

[drivesitfar]

Tom: looks like things are getting close to DDay isn't it? i bet that shower will be awesome to use after a good day in the shop too.

so in one picture there is furniture in that big area where you'd think there would be a lift and or a few cars. any ideas of maybe putting tile or hardwoods down on your shop's floor? in case you haven't seen some good tile work on a working member's floor this member in Kentucky has a 7 car garage full of it and he's restoring or making a LAMBORGHINI better currently which is sort of fun to watch and read about. here's the link:

http://www.garagejournal.com/forum/showthread.php?p=6499067#post6499067

keep posting pictures as you have time to if you get any more of the build cause it might even help you later if there are issues or changes you need to address.

cheers

 

[TomcoPDR]

drivesitfar it's so awesome having you on GJ, you know so many threads (and the topics of each one); yup (read it before), and I like that 7 car attached thread you linked. I'd love to have something like that in a good location within my city, but is going to be huge $$$.

Yeah, that sofa in the middle art gallery pic is so odd to me too, but who knows multi million art work in a secured storage for few hundred $$.

I'm thinking of 18" x 18" square tiles in main floor. But that could come later, I've got to put some braking on spending before actually getting in and seeing how much time I'll actual spend/enjoy the place... It might just end up as pure overpriced storage lol.

Tom: looks like things are getting close to DDay isn't it? i bet that shower will be awesome to use after a good day in the shop too.

so in one picture there is furniture in that big area where you'd think there would be a lift and or a few cars. any ideas of maybe putting tile or hardwoods down on your shop's floor? in case you haven't seen some good tile work on a working member's floor this member in Kentucky has a 7 car garage full of it and he's restoring or making a LAMBORGHINI better currently which is sort of fun to watch and read about. here's the link:

http://www.garagejournal.com/forum/showthread.php?p=6499067#post6499067

keep posting pictures as you have time to if you get any more of the build cause it might even help you later if there are issues or changes you need to address.

cheers

 

[TomcoPDR]

May 12, 2017

From Developer's fb photos

Pouring phase 2 foundation

Phase 1, preparing for common area drive lane for phase 1 owners to access.

 

[TomcoPDR]

May 17, 2017

On site... Front of the complex, preparing for sidewalk concrete/landscape

Main front vehicle entry door, looking into Phase 1, ten bay units

Clubhouse

My unit... stairs in place

Drywaller/taper putting finishing touches

On Mezzanine looking at stairway, I really like this 4'-4.5' spacing when coming up after putting upper toilet closet wall in place, gives upper level a heightened cozy feel. Otherwise, it'd be just too much empty space when you initially walk up.

Builder's plumber and electrician going to install steam generator. Was on site 1.5 hours with their plumber, since I got one of those: "4 body spray nozzles, Shower handle, overhead rain drop" systems. So he wanted to get the okay for it's positioning. The tile installers I want to hire also showed up to advise the plumber for certain depth of drains and such. I can't have my tile installers in till property becomes my possession though. With these photos today, still ponder about May 29th, lol... but it's what it is. There's definitely progress, and in my opinion, work and supervision is top notch from the developer, so don't want to rush them to get any sub-par hand over, imo, just let them naturally (honor system) regulate their trades.

 

[TomcoPDR]

Kind of sworn wasn't going to make any purchases for the warehouse till I actually get possession. But today's deal was just too good to pass up.

Seeing there'll be head room at the Vaults, 26' or 13' under mezzanine, would be no issue having a hobby engine crane (i.e. would be cool to pull canopy off truck when not in use). And these little cranes normally go for $750 Cdn, on sale $500 Cdn, but usually goes out of stock within few hours.

Then was randomly browsing Kijiji this afternoon (I use it more than Craigslist or Backpage). Someone local, actually just 2 miles/3 km from my house, posted a used one for $300... texted him offering $180, he came back with $240... I ended up just giving him $250.

Just couldn't pass up. Anyway, more "junk" sitting around (till you get multi uses out of it)

 

[drivesitfar]

Tom: doesn't look like JUNK to me. nice find.

keep taking and posting pictures as you have time and sounds like things are moving along nicely.

GOOD LUCK

 

[drivesitfar]

Tom: any changes and pictures to post? I'm guessing closing is soon, but can't recall when exactly or was date still dependent on getting your unit finished?

good luck

 

[TomcoPDR]

Tom: any changes and pictures to post? I'm guessing closing is soon, but can't recall when exactly or was date still dependent on getting your unit finished?

good luck

drivesitfar: Good timing. Well, the extended, extended, extended, extended possession was set for May 29... went for a visit today May 30, 2017

Outside the bay, they've poured concrete apron sidewalks (I've seen commercial places that didn't do this, if it's asphalt, it'll sink)

Wow, they're even putting trench drainage system in the lane way (not just a those round manhole covers with holes)

Looking into the courtyard middle area (there will be middle, longer units in the last phase), which is currently construction office trailer

Looking to front street, continuous underground work on Phase 2 units

My Unit, still waiting on my pocket door for upper toilet closet. Developer is just going to finish enclosing this for me.

Steam shower controls getting prepped

Pony wall for stairs getting drywalled up

So close, I can taste it... unfortunately, I guess I gotta pay for a 2nd month for the 7' x 10' storage locker down the street.

 

[sean Buick 76]

Looking really darn good!

 

[TomcoPDR]

June 5, 2017

Not much progress for my unit to report, Thought I'd post for the sake of posting, lol

Tucked more stuff into the public storage down the street from the Vaults warehouse. I really don't even know why I need half this ****, 2nd month for mini storage, for a whole month back home I don't even "miss" nor needed the stuff you see here.

No pics of my unit, cause I didn't notice much difference. (areas still need taping/mudding, and unit should come primed)... I did notice the framing for mezzanine toilet pocket door is installed


Complex clubhouse starting to shape up

Then was just killing time chit chatting with the site foreman, sneaked our way into the biggest unit (there'll be a total of 2 of these units), 3,000 sqft warehouse level, with 1,000 sqft for mezzanine... Not the greatest photos, sorry.

They're playing with grey tone colours for exterior paint. Only 1 tone will be used, sometimes using different shades of the same colors would be a perfect contrast. I voiced my opinion on the darker grey, not that it mattered lol.

 

[drivesitfar]

Tom: your space is looking better every day you post more pictures of it. are you going to put in the toilet after closing by yourself or have the plumber that's doing your shower do it?

the nice thing about moving your STUFF into storage first is getting it organized and also to see what you can live without. if you really don't need it then selling it or giving it away might be a good option cause i know how fast you can fill up and area with STUFF.

i know you'll like having those rolling commercial racks to hold some of your stuff. with the high ceilings you have you might even consider buy some taller racking and either getting a fork lift, pallet jack lift or just a nice warehouse ladder to get to the high stuff. i have 14 foot ceilings in 2 of my storage units and i have 12 foot high racks in there so i can take advantage of the space up high.

best of luck on progress and closing.

keys maybe July 1st??

 

[TomcoPDR]

June 16, 2017

Sorry fellas, been slacking on the updates, started working on the road. Nope, no possession of garage condo yet, lol.

Two photos from developer's FB.

Pad poured for phase 2 (facing front street 8-9 units), notice exterior paint for our Phase 1

Yes, so glad they've decided with the dark grey

At this point, doesn't really matter when they get my unit done (WITHIN this year, lol)... I've started my seasonal work, and probably won't even have time to do anything till Nov-Dec, 2017 anyways.

Just putting it out there, don't think I didn't sacrifice trying to save up to for the Vaults purchase. Working away from home a good long day's drive, we're usually in hotels. This year, thought I'd try saving a little by using Airbnb, splitting suites with other contractors and such. First round, didn't turn out as fancy as I'd hope. Paying 1/3 what I would in a hotel, but we get in, from the advertised 2 bathrooms, turned out to be only 1. Then we go in our rooms (2 guys splitting for this suite total), notices our room doors were full glass... wtf. Went back to the shop to grab tape and paper, at least get some half *** privacy. Then aside from paper thin walls where we can hear the basement long term tenants, and where the advertised "TV" logo in listing isn't hooked up to any channels (the host's response was: the TV is there, so that you already have wifi, so you can log into your Netflix account and cast it on the TV); then the kicker is the pillow I'm sleeping on. (30yo guy, no kids...... Couldn't make this up if I wanted to)

Lastly, thought I'd share photos of our current work "garage" here. One of the four bays in this complex... our work bay alone (looks to be 100' by 50' wide)... pretty much the size of 4-5 small Vaults garage condo units.

After all these years I still find it cool and exciting working in commercial warehouse/shop/garage/dealerships/bodyshops like these. Hence the excitement on my own small little bay whenever I'm home. If it's a 400-500sqft garage in a suburb home, for MYSELF imho, I never get motivated enough to do anything fun in 'em.

 

[shortykorte]

Oh the pillow is so you. Wow, thanks for sharing the airbnb experience. Thank God for the ability to post reviews.



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[drivesitfar]

Tom: at least the pillowcase was clean!!

we all have what we like and what makes us smile and we all don't usually have the funds or time to get that. it looks like you might be getting something that you've always wanted so as usual i agree with your purchase.

i also like that the developer is still doing things to improve your unit and the grounds instead of rushing to have you close first.

good luck

 

[TomcoPDR]

June 22, 2017... looked through my files, turns out tomorrow marks 1 year "anniversary" of my purchase agreement for the Vaults garage condo.

Today's developer's FB pics

Framing to pour phase 2's exterior concrete tilt-up walls.

And I'm excited about seeing this part in person once I get a chance to go home... Main front entrance driveway poured, as well as finalizing prep work on asphalt pathway. drivesitfar, you're correct, I too appreciate these are considerate and developer being on the higher end and well thought out planning. So from talking to developer owner last few weeks ago, to the left of the main entrance, it'll be fenced off, so phase 1 owners would have a nice paved pathway and secured access (I'm assuming they'll have front entrance gated during non business hours), and then the construction crew can continue working on phase 2, 3, 4 of the development.

 

[TomcoPDR]

June 23, 2017

Developers FB pic, long hours at my work 8am- 10:30pm (still going, thought I'd earn some time playing around on tablet here)

This, I'm really excited to get back home to see. Pathway to phase 1 paved.

 

[drivesitfar]

Tom: from drawings to closing in about a year is pretty good for down here and you've got a lot worse weather during the winter months for building than we do.

i bet the cement driveway was a nice thing to see after driving in or walking around on dirt for months.

getting close and sounds like you are working long hours to pay if off as soon as you can or maybe you already did that and now you are making extra funds to pay for some cool stuff to put inside.

 

[TomcoPDR]

June 30, 2017

drivesitfar: yeah can't wait to go home for a bit, but might not even have time to stop in. Got a text from developer designer/drafter, I should get possession July 7.

Here are some teaser pics of the exterior she texted me.

 

[drivesitfar]

Tom: i bet if you've got a few extra minutes we'll get to see more pictures cause i know you'll stop by if you can.

sorry i said cement driveway and it's easier to see in the next pictures that the new paved area is asphalt. should be easier to repair if necessary, but might be a pain if temps get in the 90+ degree range if you want to work outside. or maybe there are rules that don't allow working outside your shop/garage?

you'll be broke again soon so keep that DAY JOB.

cheers

 

[Greg_STL]

Not sure how I missed this thread. I think I saw the thread early on before it became a condo thread. I have to say getting the courtyard concrete poured was a major milestone for us. I finally got to stop slogging in the mud during my almost daily visits. I really like the windows in your unit with all the natural light. I'm over two years in and just getting the interior finished out now - so you are doing great. Thanks for sharing and keep the pictures coming!!

 

[shortykorte]

Looking good. How long before the burnout on the fresh pavement?


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[TomcoPDR]

July 12, 2017

Flew back in town for a week, first thing on my mind was to stop in Vaults garage condo so I can update the loyal GJ followers here lol.

Took an Uber straight from YYC (Calgary Airport), around $17.62 for only 6 km. But I think it's cause there's Calgary Stampede this week, could be a factor in the premiums.

Pulled up to the back of Phase 1... thought this would be a funny shot, feels like the painters ran out or testing their equipment.

Yes, that's my luggage on the sidewalk

Front vehicular entrance

I walked in through the clubhouse glass door. Clubhouse getting sanded drywall, and guys working on second level, as that'll temporarily turn into the developer's office replacing the Atco trailer.

This wall will have 4 TV's, it was hard to capture but this paint is actually some cool textured mixed color material (not just different paint with special paint roller effects)

Signing into the developer's trailer, they've put some thoughts into the grates being used. I've got about a 4' section in my unit by the bay door (versus just a drain hole)

Drywalls are noticeably smoother, they're cutting out the 12-16 (can't remember) LED pod lights I ordered. Since it's commercial zoned, they had to build fire rated "boxes" and sealed (i.e. that 2 hour fire rated silicon) each pod.

Since it's commercial coded/required, each unit, even though it's small, were required to have these fire alarm pull handles, with stobe light.

And that's not just for the main floor, the mezzanine area was counted as "second level" needing a fire alarm pull and a strobe light as well, lol

Upstairs toilet closet drywall being finished... developer mentioned the City wants them to install a sprinkler head since this is now an enclosed room.

They said that inspector even wanted sprinkler head in the upstairs shower too. I suppose the 12" overhead raindrop, 4 horizontal body blast nozzles, and a hand held isn't enough.

Another hot/cold bib under the stairs

Thank goodness this property isn't being built for business income operations. By that, I say, excited to see where the next 2 weeks brings us.

 

[Greg_STL]

I thought about pointing my county inspectors to your thread to show them that wood is an actual construction material. Now that I see the dual level fire pulls and strobe lights, I don't want to give them any ideas!!!

It is looking really nice. Keep up the pictures.

 

[shortykorte]

Looking good. I applaud the dedication, go to shop straight from airport.

I too have a commercial warehouse space that I was going to get changed to mixed use so I could live upstairs. To use wood, I had to get approval from the other tenants (they all ready built out with wood -wink, wink) and add another layer of fire rated Sheetrock on adjoining wall. For metal, didn't have to do anything extra. I did have to install lighted exit signs and emergency lighting (has come in handy during power outages). I also had to do the 5' ADA circle in bathroom (but no grab bars).


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[drivesitfar]

Tom: compared to Greg's condo garage build and remodel i'd say yours is going pretty well.

i loved the suitcase on the sidewalk while you were taking pictures of the crummy paint job on the back that you can send the developer to show on his website.

it really is starting to take shape and even though the extra fire protection is a PITA i would like that it is addressed if i'm buying and spending time (maybe even sleeping over) in a condo garage like yours.

best of luck as ALWAYS!!

 

[TomcoPDR]

Greg_STL, shortykorte, drivesitfar: I'd say there're probably some pros and cons for using either steel vs. wood for mezzanine builds. Esp for major cities like these, following codes and all; the main level and "second level" fire pull/strobe light requirement in a 1,200 + 450 really surprised me. Wouldn't be surprised at this point if city requires every (small) unit to have properly maintained extinguisher (both levels? lol) as well.

Glad it's the developer going through all this though. There were also couple obstacles builder went through that I didn't mentioned. The delays in getting utilities onto the land, getting city to issue individual land title to each unit (i.e. the city wanted to see individual metered utilities before assigning and recognizing each bay as individual units; before that, it was considered one big property)... And seeing how close this is to our local airport, when they craned the 26' exterior concrete walls up, they had to follow airport authority guidelines beforehand.

 

[shortykorte]

I forgot about the fire extinguisher, I did have to place one between the shop space and office.
It makes one wonder how the project was originally permitted if they are balking on units being individually owned. I guess a case of the govt. left hand not know what the govt. right hand is doing.


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[TomcoPDR]

July 18, 2017

Developer's photos

Pouring of Phase 2 tile up walls. Don't forget us Phase 1 owners, lol.

 

[shortykorte]

On a good note, there must be demand if they are working on phase 2.
I assume these are considered a condo? What are the annual fees.


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[TomcoPDR]

On a good note, there must be demand if they are working on phase 2.
I assume these are considered a condo? What are the annual fees.


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Yessir, setup like a condo. Including clubhouse use, there'll be a dedicated wash bay unit for the 43-45 unit owners. Mine (smallest) is estimated (lol) to be $145 Cdn monthly; plus own utilities.

 

[55cadillacking]

Thomas! I sent you a direct message. I need your expertise! Hope to talk to you soon. Rick

 

[TomcoPDR]

July 25, 2017

Sent to me from Developer's designer. Primed walls. I've decided to get them to paint it for me (it doesn't come painted), WAS gonna do the whole scissor lift rental, playing around painting myself, etc...

I guess might as well just get it done by the time I get back home to the unit. Still going to be on the road working for another 2-3 months

The designer said just hooking up the pod lights, and now paint (I'm going with eggshell or mat (NOT flat though); just bright white. I hate gloss in a warehouse setting, makes it super wavy... and yes, I know having mat, semi gloss, eggshell in 2-3 years time the dust will pretty much absorb into the walls)

 

[TomcoPDR]

July 27, 2017

Developer's fb photos

Curing of phase 2 walls, being lifted next week.

 

[Bighead38]

Awesome. I would love to build a place like this in my area. I think it would do really well.

 

[55cadillacking]

I think outsourcing the painting is a smart move. Saves you lots of valuable time you can dedicate to other activities.

 

[TomcoPDR]

August 3, 2017

Developer designer texted pics. Pod lights installed. Haven't been home for over a month, so no idea what else is needed to complete the unit really. For now, I guess this what all I got to go by to look forward to.

 

[shortykorte]

Hellava lot better than my place. Looks good.


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[TomcoPDR]

August 9, 2017

Developer FB pics. Still no idea wt-heck is going on with my unit (closing/gaining land title, already signed paperwork with my lawyer, bank's charging mortgage lol... but still busy working)

Raising of phase 2's walls, it'll be great to have some privacy from the front street (making a "L" shaped complex so far, in the end, it'll be a complete enclosed square complex)