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

[PhantomEB]

I am looking forward to seeing what you do with the older shop. Almost feels movie scene worthy. Personal shop in the back with something to tinker on and business in front?

 

[TomcoPDR]

The middle courtyard units, cross support for the roof being welded. (Calgary North Vaults location)

So this also happened since the last update. But I think I'm in over my head, all in hopes for the love and entertainment for fellow GJ members. (well yeah, I like it too)

After reading many GJ threads on porcelain tiling, which I always prefer over any epoxy or coating. And at any given time, I always have measurements of projects I'm working on. (i.e. length of baseboards of a condo, square footage of a room I always wanted to décor, etc.)

Just didn't want to lose the momentum on my thread... so one day, walked into a tile warehouse (mind you, I've been just tire kicking at many different discount tile outlets). But man, this one place I stopped in, there she was, staring right at me; these gorgeous 24"x 24" square semi-polish dark tiles. (it doesn't absorb light bulbs completely, and yet doesn't reflect like those high polish marble)

The sales staff was so accommodating explaining everything to a noob (newbie) to tiles, or even installing tiles for that matter. Every place I've stopped into gave me these crazy looks, with this generic speech: "Hi, I'm thinking of tiling my 1,200 sqft warehouse, and I'm just seeing if you have any $1-2.5 (Cdn)/ sqft discontinued last batch specials?"

But this particular store (staff) somehow connected with me, showed me around their operations. And before you know it, a deposit was made for some 2 pallets worth of tiles being trucked from Vancouver (1,200 km from where I am), into Calgary for me.

Of course ensuring the tile store included shipping to site (sold my truck, there's no way my VW golf hatchback would do the trick), and this is another cool part being on the Vaults project (explain in next section)

And just like that, within two days of deposit, the local tile store delivered as promised. (one of the reason this over my head project rolled along, was because on my 2nd visit to the tiles, the tile store's Vancouver headquarter had a semi coming to Calgary leaving by the end of day, and was asking the Calgary branch if they needed anything else shipped; otherwise as a consumer you'd probably have to wait till they fill up the next batch of the 18-wheeler)

This is why I continuously praise being part of working with Vaults developer. During my bargaining at the tile store (I'll take them if you can flatdeck the pallets to site), required a simultaneous support of forklift unloading. Originally, the Vaults developer owner even offered lending me his 1-ton truck. This I think was a way cooler solution, once the tiles arrived, someone (from Vaults) more than willing to unload into my unit.

Took a few hours to get them off pallet, and onto moving dollies.

Through my research of many companies (some are well known tile products companies, and some are just generic knock-offs) offering uncoupling membranes, in the end, I got to stick with a trusted brand name; Schluter Ditra system

Notice the thinset is "Mapei"

Here's a funny story with switching to Schluter "SET" thinset. So I have no clue how the tile industry works (my tiles came straight from tile distributor warehouse). So during my multi visits to tile places, I've been just stopping everywhere asking for 1,200+/- worth of tiles.

The RETAIL store I stopped in (not the place I bought my tiles), told me to visit a couple of tile distributors to look at tiles I like, then come back with the codes/manufacturers, because the retail store can get them in cheaper. (I'm still so confuse), because my particular tile purchase, the distributor sold to me as a walk in.

So... the retail store (that's selling me the Schluter ditra and thinset) was calling around tile distributors having a client looking for 1,200 sqft end pieces (stores would have me leave my name and info, and that they'll call around to check tiles for me; but then I'm confuse, I'm also going to Google names of tile distributors around town. Yes, given some will sell direct to consumers and some won't).

So tiles were ordered from distributor, while a tile retail store was suppose to be "looking for tiles for me"... but of course I'm not just going to give away markup for no reason. So I still supported this tile retail store by calling him for the Schluter Ditra (uncoupling membrane). It was one of the funniest thing being called out, when the retail store says: "yeah, those would be good tiles you picked up, the 24"x24" from (***-distributor)"

But because the tile retail store owner knows about the Vaults condo, he didn't seem to be annoyed that I luckied out and bypassed his mark-up... and just happens to bought direct from one of the tile source they used.

The thinset switch up story is, originally, we were going to use Mapei to lay Schluter Ditra. But the retail store found out for only a few bucks more (per bag), he could get Schluter "SET" thinset. By now, everyone is rooting for me on this project; Vaults developer, the tile distributor, and retail tile store... so to a point where the retail tile store owner delivered these 8 bags of Schluter thinset, just to get a chance to visit the Vaults and switched up the original Mapei bags.

Even though I'm probably spending more than I should... but I'll try saving $$ whatever ways. So, to lay the Schluter Ditra, you need a floor roller. I just don't feel the Schluter Ditra roller at $250 Cdn is worth is (especially for 1 project use, and at this point of this update, yeah, I don't think I'll be tiling another project anytime soon)

So I just made my own Ditra roller, with a $15 Amazon rolling pin, with scrape boards.

Since each box of tiles are 50 lbs (Ditra says can't exceed 75 lbs)

But that original design was too top heavy, and the box of 24" square tile was way too cumbersome. So had to re-design the roller, after I got annoyed doing 200 sqft ish of Ditra.

Continues...

 

[TomcoPDR]

Really hope I'm making sense in the last post, it's just been a long day (tiling), and it's 2am posting this.

Ok, I'll do more point form, and photos.

Laying Ditra uncoupling membrane

Dry layout of tiles

I won't even try to over write or explain this. Basically, I understand you're tiling from centre. So I like the slab cut lines the Vaults developer left, so I'm just using that as a straight line, and then measuring off the relief cut lines towards my tiling centre line.

And with this tiling laser, I didn't even snap chalk line.

First tile, centre of unit.

Using this office stool chair as my tile back butter spinner, greatest $99 cdn I've spent, had this chair over 10 years.

Because I got stuff, I have no choice but to grout in sections. Another tile retail store (not the one supplying the Schluter stuff), says this particular charcoal grout will blend in nicely between different sessions. (as of this write up, I've only done 1 grouting, we shall see how accurate his suggestion is the grout would match seamlessly. But regardless, I still need to grout certain areas, so I can put stuff on it)

As I move along, picked up a few actions to speed myself up, just a trial and error process. Every bucket (50 lbs thinset), only gets me about 12 pieces of these 24"x24" tiles, which is consistent to Schluter expectation of 50-75 sqft coverage for the size of towel (1/2") used.

It might not look much, and I still have a longgggggggg ways to go (don't even think I got 15% done, I'm factoring in edge cutting labour, and baseboards will be tiled too)… This is going to be one hectic summer

 

[drivesitfar]

Tom: it's been way too long since your last update and your skills at updating, remodeling and fixing stuff are too good not to post up a few (or a lot) of pictures with tons of words telling us what tools you use and how.

how's the CONDO? are you living and sleeping there now or still at mom's or girlfriend's while you are finishing up? or working 8 days a week (isn't that a song)?

cheers and have a great weekend!!

 

[shortykorte]

Floor should look great. When the time guy was laying tile at my house he stated the larger tiles that are popular now are harder to layout level. Kudos to you especially first tile job. I guess slow and steady.


Shorty Korte
Always remember quality in QST

Sent from my iPhone using Garage Journal

 

[TomcoPDR]

Tom: it's been way too long since your last update and your skills at updating, remodeling and fixing stuff are too good not to post up a few (or a lot) of pictures with tons of words telling us what tools you use and how.

how's the CONDO? are you living and sleeping there now or still at mom's or girlfriend's while you are finishing up? or working 8 days a week (isn't that a song)?

cheers and have a great weekend!!

Floor should look great. When the time guy was laying tile at my house he stated the larger tiles that are popular now are harder to layout level. Kudos to you especially first tile job. I guess slow and steady.


Shorty Korte
Always remember quality in QST

Sent from my iPhone using Garage Journal

S.K., Drive, All: Thanks for the support and keeping me motivated. lol, even the developer owner of Vaults, imho, was impressed I got tiling done by myself.

(Drive: I'm fully living in my 500 sqft downtown residential condo now, it's pretty calm, and whatever time I've spared from living at the suburb home; such as lawn care, fence/deck, house maintenance issues. Now I can replace those spare weekend home care hours and dedicate them to industrial properties... so I guess men like ourselves on GJ, our hands are never idle, unfortunately. (I get so fomo; fear of missing out, when I see people my age enjoy beach life, bar, vacations, high end foodie chills, and here I am, and GJ members with similar mind set, doing random property projects, never ends)

Here are some money shot on my Vaults porcelain tile work, I've been busting my *** all summer. As of now, I'm also committed to work at my career job, so these two warehouses (The Vaults storage), and the "new to me" 1968 old cinder block downtown 2,000 sqft "auto appearance" warehouse are going to have to be side projects.

Here are photos of my Vaults unit finishing up tiling, LFT Large Format Tile 24"x24"

I'm really happy I took WEEKS measuring (I'm not even kidding, I've been measuring even before I got possession of my unit back in 2017, when I DREAMED about tiling). I kept telling the Vaults developer and the supervisors to thank the contractors that installed the trench drain (1 section of 4' preformed), and the concrete relief cut guys. Because I based my 1st first tile off of those lines.

And I'm so lucky my measurements paid off, where I cheated on wider grout line (I used 1/8", but as you see the trench drain it's a little "off" as the tiles are technically 23.75" and the trench drain section should be 48")… But what I wanted is exactly this look... I did not want the side tiles to have any "U" cuts

And as for the raised tile, causing the trench grate to be lower... I bought flat bars (no photos), i.e. lift up the grates, epoxy glue 4' flat bar strips where grates would sit on.


So the next session I'm at the Vaults, as you see, the tiling haze (be it from grout, or thinset and my foot traffic during install was just smearing all over, I sworn I was careful) Based on good old Goolge and tiling forums, sulfamic acid and some elbow grease should take care of it. (so bought some acid based, and a non-acid base grout/thinset cleaner from Home Depot) Fingers crossed when I have time on the next session.

As for the 2,000 sqft cinder block downtown auto appearance shop... It's been slowwwwwwww, lol. But everytime I'm at the North end of town at the Vaults, I would bring "something" back to downtown to the appearance shop (in the end, I want all my stuff in the 2,000 sqft work shop), you can see I've got 4 of these Home Depot industrial shelves on casters, I'm down to just a 3 door hatch back... But piece by piece, got 'em all moved, slow and steady.

So this, I did NOT do myself, lol. Hired guys that knew what they were doing, to remove this old raggity paint booth.

So on the same trip to Home Depot that I bought the sulfamic acid (try to clean dried thinset Vaults tiles), because somehow it's the long weekend here in Canada not that GJ guys take breaks, there's a paint sale going on($10 off every gallon), so picked up 4 gallons of Ultra Pure White high gloss Behr paint; would love to see how it'll brighten the 2,000 sqft work shop. I don't think I got the energy to filler all the cinder block cracks and previous owner's "ramset" nails busting/chipping holes in the cinder blocks. (only did quick paintable silicon, and putty smoothed as best as possible, and they've strunk a bit on the 1" diameter holes) Mentally, my game face for the 1968 built cinder block work shop reno, I need to get my head out of the OCD "I got to make it perfect to my best abilities no matter what" Vaults mindset, and just do a handyman clean up, get the shop going, flow some cars in for business. (and or get some work, so I can hire mobile techs that'd be interested to share profits/pay to use stall for their car clients using my space; hopefully)

 

[drivesitfar]

Tom: with all that nice tile on the floor of your vaults are you trying to sell the unit to a Lamborghini owner or just have the nicest unit at the VAULTS and maybe they'll pay you royalties to use pics of your unit on their sales flyers?

VERY WELL DONE!!

as far as the cement block walls you can do something as simple as getting some portland cement and adding water and brushing on a coat to have a grey look or stucco it if you don't want to spend the time and money on paint.

if you need to replace a few blocks watch a few YouTube videos and Mike Hardwick (sp?) has a lot of brick, block and stone work videos that are easy to watch if you ever have any time to sit down.

sounds like downtown living is agreeing with you and once you find the KEEPER or girl of your dreams to marry you then you as a pair can sit home and relax or do some of these project together. my dream girl came home from work yesterday and threw on her work outside clothes and helped me move a 5 foot long 5 inch thick and 18 inch wide cement pad with our kid's hand and footprints on it about 5 feet into it's new position in her garden. We call that FUN!!

cheers

 

[PhantomEB]

I know we have had differences of opinions basically on the Vaults but I sure like the direction you are taking with the new place. Looking forward to that one. Wall to wall tool boxes with a wooden workbench on top for the one side of the stairs?

 

[drivesitfar]

Tom: I hope all is well and that you are just busy making money to pay for all the cool stuff you've been buying. post up a few pictures as you have time even if it's just a few coats of paint cause we all like what you are doing and we are willing to help if we can even if it's just a good word or two.

cheers

 

[TomcoPDR]

Tom: with all that nice tile on the floor of your vaults are you trying to sell the unit to a Lamborghini owner or just have the nicest unit at the VAULTS and maybe they'll pay you royalties to use pics of your unit on their sales flyers?

VERY WELL DONE!!

as far as the cement block walls you can do something as simple as getting some portland cement and adding water and brushing on a coat to have a grey look or stucco it if you don't want to spend the time and money on paint.

if you need to replace a few blocks watch a few YouTube videos and Mike Hardwick (sp?) has a lot of brick, block and stone work videos that are easy to watch if you ever have any time to sit down.

sounds like downtown living is agreeing with you and once you find the KEEPER or girl of your dreams to marry you then you as a pair can sit home and relax or do some of these project together. my dream girl came home from work yesterday and threw on her work outside clothes and helped me move a 5 foot long 5 inch thick and 18 inch wide cement pad with our kid's hand and footprints on it about 5 feet into it's new position in her garden. We call that FUN!!

cheers

All, Drives; urgh, sorry for the lack of updates... still have to work, to pay for these garage property projects lol

Drives: no, the tiling of the Vaults is just one of those mis-timed, "took on more than you can chew" type of projects, unrelated to making it baller or re-sell. Porcelain tiling a garage (i.e. like a dealership showroom), is just something I always wanted to do lol (should had tried it with my past triple 550 sqft detached lol)… I hope it's only a matter of time that some of the real ballers at the Vaults will post their units, there're some amazing and costly and wild upgrades some neighbours do.

Anyway, took me all summer (in between regular day job working), here's my 1,200 sqft first time DIY garage tiling job all cleaned up.

 

[Dakota00]

Man that tiled floor came out great! Excellent job!

 

[TomcoPDR]

Man that tiled floor came out great! Excellent job!

Thanks for the inspiration. Remember I messaged you 5-6 years ago (before I owned a garage condo, I wanted to try it in a small garage first, but never had the confidence)

This is that car dealership feel I was after, so cool working on tiled floors in a garage.

 

[trashmanssd]

looking good, that floor is ****.

 

[Dakota00]

Thanks for the inspiration. Remember I messaged you 5-6 years ago (before I owned a garage condo, I wanted to try it in a small garage first, but never had the confidence)

This is that car dealership feel I was after, so cool working on tiled floors in a garage.

Yup I sure do remember! You nailed the dealership feel.

 

[55cadillacking]

Looks great my friend. Would love to come out and check it out at some point after the holidays.

 

[shortykorte]

Nice job on the tile. You give hands on lessons. Lol.


Shorty Korte
Always remember quality in QST

Sent from my iPhone using Garage Journal

 

[drivesitfar]

Tom: do you have any more during pics to show some of us all the work involved in your amazing tile work?

I have to ask would you do anything different or change anything you did? any specific challenges you overcame?

looks like you need to fill it up now or since you have the old garage maybe it's time to sell this one?

glad to see you back and hope you are staying warm!!

 

[PhantomEB]

I looking forward to the downtown shop!

 

[TomcoPDR]

Looks great my friend. Would love to come out and check it out at some point after the holidays.

Nice job on the tile. You give hands on lessons. Lol.


Shorty Korte
Always remember quality in QST

Sent from my iPhone using Garage Journal

Thank you thank you. That's be cool 55cadillacking, a visit, hopefully even featured on RAD garage haha

Tom: do you have any more during pics to show some of us all the work involved in your amazing tile work?

I have to ask would you do anything different or change anything you did? any specific challenges you overcame?

looks like you need to fill it up now or since you have the old garage maybe it's time to sell this one?

glad to see you back and hope you are staying warm!!

Drives: I purposely drove up to get these photos to reply. Hopefully you won't regret asking, with my long explanation. Sometimes as a blue collar guy, it just takes me more words to articulate my description take paragraphs or pages as to someone else's few sentence.

Ok, but I'll try. GJ is such a professional crowd with the same mindset (cool garages, warehouses, workshops), so thanks for the patience in my ADHA assembling a story.

Ok, in answer to your Vaults garage condo, porcelain tiling (issues, steps, stories during tiling as a DIY first timer)

1. The tile (10mm thickness) to the man-door "step plate" I was having more mental and OCD planning on how to execute this. How will the tiling end at this area? In another unit that had professional paid tile guys, the pros used another transition trim facing the door's step plate to concrete floor level (so two **** endings "V" shaped facing each other) if that makes sense. However, I didn't like how that look isn't organic or smooth flowing enough. (transition finish on lower floor, butting up against another transition having that V groove, and only to run your feet on tiles)

So for me, this took me 4-5 hours (wasn't a half day continuous, I just took different sessions). The 10mm tiles, roughly levels with the highest point of the step plate. So I just grinded off the transition part; however, because the builder used insane glue/bonding thingy keeping the step plate, I couldn't remove it completely to jigsaw, I had to hand grinder it on the floor, and a lot of time spent using Dremel to make sure the cut was smooth.

But the result is, when you walk into the unit, you can glide you feet/shoes along the aluminum step plate, and there's no "tripping", it's just one smooth shuffling into the tiled shop.

2. Hand grinder with diamond blade cut two pieces of "U" shaped full 24"x24" tile, being the scraps being cut out so large, that you had to take your time. (it's not the point of wasting a $16 Cdn tile, even if you break it, at that point, just start with another fresh piece). It's the tracing (I didn't use any of those plastic tracer tools, just cardboard from the tile boxes, and tape, paper, scissors, then marked it on the actual tile)

3. Two pieces of how to transition the garage door rails. Measuring, tracing with cardboard, and hand grinded that curve.

4. OMG, this might just be one photo... but, it's giving me nightmares just typing about this. It's the border perimeter (so maybe 120' feet length). So my OCD wanted grout on top of the border tile, and the trim. HOWEVER, when it came time for grouting, the float was getting all over the wall. (I hope anyone who's tiled can tell me what I did wrong)… so I basically "hand fed" 120' length of 3mm thin grout line into the perimeter border top trim

5. This, should be self explanatory everything associated with this photo. I should had "boxed it". Nope, I went as angled as I could to follow the natural of the build (but why? don't ask) So from tiling, to grouting, trim piece, etc...

6. Making sure the 4 pieces of transition was "square" as I set them. And that the grates can be pulled up and cleaned, and cutting tiles leading to trim. (there were minor grinding as in shaving some tile edge involved)

 

[TomcoPDR]

I looking forward to the downtown shop!

YESSSS, now that I got PhantomEB supporting my thread. Seeing the garage condo isn't your thing... (but yeah, I think eventually, location wise, of course shaving it off is in the back burner)

Ok so this post is on the 1968 cinder block 2,000 sqft warehouse

I've been working (well, just paying engineers) on city permits. Just a lot required from the city to update it to planned renovations. Mostly, I want the mezzanine (legal) as large as I can build it. (there's size maximum ratio to main level size, enclosure area measurements etc)… When things get settled, I can post more... I'm still dealing with some buzzkill changes back and forth. But basically, lots of drawings are "stamped" and city approved. (but some, you just want to make sure the changes within the drawings, even if minor, are ok, and then re-submit with the engineer to the city, etc)

In the mean time, there're cosmetic time killer stuff I'm been doing. (so along with finishing Vaults garage condo tiling, regular work, and these little weekend stuff I would come to the 1968 warehouse for)

- Painting the walls bright white with rollers. (yes, when the time comes, I'm going to spend money on a Graco sprayer; but I'm on a cash flow crunch, so I'm just brightening up the place with rollers that I already have)

- These Lowes/Home Depot industrial shelves on heavy duty caster wheels (they've traveled through 4 properties now, I think this is the final resting place, if I end up selling this 1968 warehouse, I'm just going to sell, or leave them to the property buyer, lol)

So 2 out of 4, I wrapped them with roofing tin, then basically put painted plywood as a work bench surface. So two of these grey shelves will just act as rolling work bench and tool chest.

There's one more activity update I'll do in the morning (it's 2:45 am here), but at least I've got PhantomEB back tuning in again.

 

[TomcoPDR]

I looking forward to the downtown shop!

With these photos, this will bring us to the current state the 1968 cinder block 2,000 sqft is at... So:

- city permits approved, going to wait till 2020 to get any consulting going. Trying to sweet talk developer of the Vaults garage condo to take time and give me a hand. Or I'll slowly form my own team of contractors and follow city code, and what's approved for renos.

- the cosmetic stuff I can do, remove paint booth

- in this post, because it's been a furniture builder's shop beforehand, the old 1968 concrete flooring has quite the build up for the past 30-40 years of use.

Trying to save $, and doing as much work myself. I "considered" and looked thinking of renting my own flooring grinding equipment. Showed the rental store my project photos, and took a look at the rental store equipment. Of course, my best calculated guess is, I better hire pros for this, and glad I did.

These guys are just awesome, their company specializes in these flooring clean ups for commercial buildings. (10,000 sqft downtown office moving out, and the landlord requires the tenant business to strip everything down to bare bones for the next tenant business)

First, they had to jack hammer the heavier buildup.

Again, so glad to be hiring pros (obviously), and the right pros. Look at all their equipment, along with insane vacuums. There was no way my rental unit could had done this job. imo

The result is a freshly cleaned, level surface. This floor grinding company also has a division that does epoxy, however, giving the deep 30-40 years worth of deep pitting, even the owner (after seeing photos of Vaults tiling), agrees, just lay some tiles over at this point. (to level that properly for epoxy floors would take multi steps than a fresh pour)

Anyway, have a Merry Christmas and Happy New Year all GJ.

 

[shortykorte]

Shorty Korte
Always remember quality in QST

Sent from my iPhone using Garage Journal

 

[PhantomEB]

May I ask. Did you buy or long term lease the new place?

 

[wasfast]

Seems like a good candidate for some self leveling concrete topping. The grinding process was interesting to see!

 

[drivesitfar]

Tom: thanks for taking the time to post up all the pictures with the comments. sorry I've been off of GJ for a bit thinking i'd use the time better to GET ORGANIZED, but instead stopped in the kitchen to eat more goodies and not work in my cold garage with the extra time.

i know your area is a lot colder than here so happy to see you get anything done during the winter and I hope the new floors in your garages make thinks a bit nicer for you.

here's to a great 2020 and hope you make as much or more progress than you did this last year.

 

[TomcoPDR]

Tom: thanks for taking the time to post up all the pictures with the comments. sorry I've been off of GJ for a bit thinking i'd use the time better to GET ORGANIZED, but instead stopped in the kitchen to eat more goodies and not work in my cold garage with the extra time.

i know your area is a lot colder than here so happy to see you get anything done during the winter and I hope the new floors in your garages make thinks a bit nicer for you.

here's to a great 2020 and hope you make as much or more progress than you did this last year.

urgh, would prefer not to, but... this happened. lol... got too deep into it than I would like to.

Drives Since you're the godfather of GJ forums, give me honest opinion, would you rather a long *** write up with over amount of photos (i.e. the same thing, but with many views)… or just a few photos?

In the mean time then, this is how it's sitting. Is it worth a longer write up? Or ppl get bored?

Seems like a good candidate for some self leveling concrete topping. The grinding process was interesting to see!

certain areas yes... but the way it sits at THIS point, I'm going with "Team" porcelain tiles (as the GJ forum calls it)

May I ask. Did you buy or long term lease the new place?

buy, no way in hell I'm putting in the effort and passion by renting. even owning, you're still not guaranteed recovering what you put into a property upgrading to specific business needs

 

[Dakota00]

Awesome, I'll be following along.

 

[drivesitfar]

Tom: Thank you for the good words, but i've been slacking a bit since 1/2 Cup passed so i need some members with new blood to get me back on my game.

it's always a pleasure to visit your threads, but honestly if you post up a little every day you'd probably get more members following which might help you if you have questions too.

here's a plan if you can work it into your busy day. do you work on your shop or at your Vaults or Condo daily? if so take a few pictures and post them up with your comments or questions. that should take up about 10-15 minutes of your day, then spend 15 to 30 minutes going on other members threads and you favorite threads to make a few comments so other members get to know you as you get to know them. also go in your user's profile and click on Avatar and download a favorite picture (you can change later if you want and the bison is maybe my 5th one) and also put the link for your garage thread in your sig line. ask for help you need any either here on your thread or send me a PM.

I tend to get up at 3-4am so I have a bit more time to read in peace and quite plus i'm not working for the man for 40+ hours a week now so i spend a bit more time learning, teaching and visiting here on GJ.

do what you like, but your projects and your work ethic of doing anything better than average is great to watch. in case you'd like to just relax might i recommend the Oregon Coast where you can eat well and just watch the waves and here's a few pics to remind you that you need to take a few days off to smell the roses too while you are doing all this work.

 

[Pressingonward]

Thomas,

I'm certainly not bored, keep posting

 

[TomcoPDR]

All Ok, thanks for the continuous encouragement then fellows. I'll keep putting efforts being me then lol.

And Drives Yes, thanks for the advice, I'll try to add in bits and pieces... This is me getting off "work" from the 1968 Cinder block warehouse

Not much action at the (my unit) Vaults garage condo, just toss out feelers to sell it. Garage condos are kind of niche real estate that sometimes you have no choice but just to wait it out. But things are maturing within the complex. (I'm just trending lightly, as I don't want to preach neigbhour's privacy, so won't write too much about other units and what they're doing, or community as a whole; if it's not social media posted by someone else)

Last Vaults reno I did was... changed out the main level sink.

Had to hire (The Vaults) plumber, because I want it done properly to code. (the way the height for P-trap goes, number of angles on joints)

Then one friend offered some money, to store his black SRT 300, though it's only a fraction of expenses, but sure why not.

Then last week, it was cold and a buddy that works at a dealership had a good employee deal on a F-150 Raptor, so he got rid of his F-150 Lariat. So requested my help with switching his tonneau cover

But wow, in person, the Raptors really are a cool and nicely designed truck

 

[TomcoPDR]

Ok, the 1968 Cinder block 2,000 sqft warehouse. lol, I think I'm done mentally at the Vaults garage condo anyways (reno's done to my limits; both money and time, so I think its just a property I'm holding till sold)

Initially, the cinder block, the architect submitted plans to the City (and permits and approved) for expanding the mezzanine. An unfortunate situation too is, because it's an older building that's not sprinklered, and my warehouse only has 1 man-door into the whole shop... to qualify for current code (so fire escape distance)… I'm require to have a fire proof "corridor" in such a small place. Such as, if you're at the furthest end on the mezzanine, you can't just run down the stairs and out the 1 man door; that's too far based on code. Instead, from the furthest end on mezz, you run to the exit door to go down the stairs, lol, and when you get down the stairs, you have a corridor with two options to escape once you're down. lol

Sorry for the weird hazy look on these plans, I'm so shop-equity-poor, I'm printing these on recycled (one side previously printed) A4 lol... I guess the scanner is so detail it picked up on the backside a bit.

Ok, so what started ideally as a minor mezz expansion, lol, "maybe" new drywall, etc. turned into something completely different, which is good, guess it means I can drag out this thread.

Started with the plumber jackhammer the sewer hook up for my unit (adding mezz bathroom with shower), and kitchen/sink area, shop washer/dryer.

And possibly look into "expanding" EXISTING lower bathroom.

As the plumber was jackhammering to get to the sewer tie-in, I was just ripping drywall

haha, so I'm sure you guys all knows how this goes... you start ripping, thinking ok I'll stop "HERE", then it's like "ahhh why not, might as well rip that too"... but to a point the mindset goes; ok, I guess this is a To-The-Stud reno at this point.

PROBLEM was, till plumber and I got to ripping the ceiling down (i.e planning his vents, upper toilet, etc.)

The wirings were so hacked up, (at that point staring at it), and certain way the joists were "added" or "doubled up", it just doesn't feel right for me to ADD-ON to this. And luckily, because I'm now friends with the Vaults developer... threw him a text with my dilemma, and after their work hours; the Vaults developer, and certain trades from the Vaults (i.e. framer, electrician) came over to chill and answer my worry. Based on that, at that point, it went from: clean up a few drywall sheets expand upper level add bathroom, to ok to-the-stud reno, to dang it this whole darn mezzanine has to be torn down, lol. For me, imo, there's no way I'd want to put that all back together it would just annoy me of knowing; and of course that's not proper code neither (like that whole you touched it, you got to bring it to current code principle)

Ok sorry fellows it's 1:30 am.. and I'm heading back out to this 1968 cinder block build tmr with some contractors... so will do what Drives suggested; catch up a bit at a time, instead of a crazy 2-3 hour write up mega long weekend.

 

[fourbyford]

Hey Thomas,
I've been following your thread from the beginning. Your Vaults project is impressive... but, I think I'm going to like this one even more! The Vault, the house (that you sold) your condo, and now this... you have a real talent for seeing the potential in these projects... and work tirelessly to complete them. You've done awesome work in the past and I cant wait to see how this project turns out!
All the best!
...D

 

[TomcoPDR]

Hey Thomas,
I've been following your thread from the beginning. Your Vaults project is impressive... but, I think I'm going to like this one even more! The Vault, the house (that you sold) your condo, and now this... you have a real talent for seeing the potential in these projects... and work tirelessly to complete them. You've done awesome work in the past and I cant wait to see how this project turns out!
All the best!
...D

Thanks fourbyford


1968 cinder block warehouse... (this isn't "NOW"... I'm playing catch up on write up)


Ok, so last post talked about how after getting many professional advice (even a big developer such as The Vaults garage condo; who's got 3 different development sites with multi bays at each site took the time to visit me); and many other trades, I had to make that executive decision. "ok screw it, mezzanine is a complete tear down/remove/replace, and not just a "to the stud" renovate and add-on"

So at the same time that this mezzanine issue was happening; I had to decide whether or not to install a 2 compartment catch basin (sump); these are required in winter cities like ours when you do automotive (except mechanic or oil change; which requires those oil separators) where winter slush runs off a vehicle and you're actively washing that off a vehicle which is now considered grey-water (can't just wash that, into the communal parking lot hole, which is usually a storm drain, our city separates rain water (storm drain) which goes back into our drinking water reservoir which is completely different to our sewer/toilet lines running to treatment plant) Initially, I future planned where for what my industry is as well as the low volume of clients I'll have at this hobby shop (I'm usually at dealerships, or bodyshops or other larger hail damage repair warehouse facilities working mobilely), I won't really wash wash a full vehicle that much, and there's a 10 stall coin car wash just 1 km around the corner. (i.e. if a customer brings a dent to me on ONE panel, I usually just wipe that panel clean, full wash isn't included in our industry... or if it's an insurance paid hail damage full vehicle, then I'd just take it to that carwash 1 km away and pay $2-5)

But, when I had the concrete cutters that I knew from my 2009 shop build (lol, same boss obviously, but same crew too; ok, I guess I was doing the same thing 10 years ago too)

The concrete boss says well, it wouldn't take too much effort for him to use the picker with his excavator, and he's got a full size dump truck anyways for removal. (so if I was manually doing old school sledgehammer, I'd still need to deal the buzzkill timing those dumpster bins, if it's outside too long, people might dump stuff in there either overfill or non-allowable **** without you knowing, etc.)

haha, so now to think a little older, wiser, etc. But still learning as the youngest being an early 80's baby compared with the team I've assembled. So just kinda rolled with a yes, yes, yes answer.

- Yes to mezzanine completely tear down

- (obviously trust the concrete crew and I've already done it once, learn from 2009 certain mistakes): Yes to 2 compartment catch basin, so I can just wash cars and floors and not into the parking lot rain water storm drain

- Yes to the concrete boss' offer, adding the hours/service of his full size dump truck and his excavator hours to remove mezzanine versus man power


Initially, this concrete cut line was kind of contemplating keeping mezz.

Concrete cut lines, where since I'm going all out, I'd prefer the trench drains (tied to 2 compartment catch basin); by the garage doors (kind of standard concept for automotive based shops)… if it was the cheap way, it's just as less concrete cuts as possible. But I've hit the buzzkill where my sewer tie-in, is at the opposite end of garage doors. (50' length minus few feet set back)

But I think you GJ gentlemen already know my OCD by now... What's the difference at this point, to cheap out a few feet of concrete cutting (putting "random" ugly located trench drains close to the catch basin; at this point, just install the trench drain where you want, and just deal with the catch basin, tieing into sewer, cutting length, let the pros handle it)

Pulled some long hours to meet deadlines to knock down the top of mezz. so that the concrete crew with excavator wouldn't have to wait.

I guess just being courteous, as well as, well damn, guess I took on my own role of my project, being my own GC General Contractor (so I kept it basic; just the professional plumber covered under building permit and they have to submit their plumbing permit with city of the plumbing job they're doing); and the concrete floor cutter crew (covered under building permit submission); just 2 sets of trades.

Sorry if there're multi pics of the same thing, with different angles.

Picker going at it with the mezzanine ripping. Some of you might do it daily, but it's amazing that these machines for these pros, are just an extension of their limps. Their controls and precision, awareness of things (people around, and potential dangers); of course comes with experience.

The last drop. And of course for the pros here doing this type of construction work daily, you already know, this literally only took all of 15-30 minutes lol (well maybe 1 hour); I watched and helped move stuff around, every single minute.

Now that removal is a clean slate... cut lines for 2 compartment catch basin, and cutting begins. (next post... I'm always running into midnight by the time I put in long hours, dinner, shower, etc.)

I was sad not seeing their 65 horsepower diesel cutter with the 40" blade (had it in the 2009 shop cuts)… but they said fumes would be too bad (usually for outdoors)… so they just ran those trailer generators since these are 480v

 

[shortykorte]

Good idea on going with the bigger mezzanine as you know, they are a great use of high ceilings.
Mezzanine demo looks familiar but I did mine manually, board by board. I’m cheap and poor so tried to reclaim as much lumber as I could.
Look forward to future updates.


Shorty Korte
Always remember quality in QST

Sent from my iPhone using Garage Journal

 

[TomcoPDR]

Good idea on going with the bigger mezzanine as you know, they are a great use of high ceilings.
Mezzanine demo looks familiar but I did mine manually, board by board. I’m cheap and poor so tried to reclaim as much lumber as I could.
Look forward to future updates.


Shorty Korte
Always remember quality in QST

Sent from my iPhone using Garage Journal

hee hee, good that you mentioned shortykorte; see naturally, I too (if I had the choice), would follow my late father, the boomer era, to save nail by nail, board by board.

INITIALLY (lol), when my plumber was doing his thing, and I was on drywall removal, I really did save all the drywall screws. (haven't announced it as a "tear down" at that point)

Here's my scrap wood bin collection during builds (of course, once it's a nice done up shop, will try to use these up or throw em out)

But, it was quite the funny moment, by the time The Vaults garage condo developer and trades from there showed up to check out this 1968 warehouse to confirm (most efficient/effective way) on this mezz. I guess the peer pressure and time restraint to make a decision (my own concrete crew already dropped off their equipment, to start work within 24-48 hours from the time I asked for advice what to do with the old mezz. and in reality it was easiest to cut and REMOVE concrete without any door ways and walls), I folded and went with the "yeah, naw screw it, throw everything out" and of course, I also wanted to look cool in front of the boys. Cause they all had a good laugh how I was saving drywall screws where they like "dude, $20 box, I'll give you a box of drywall screws next time ur at the Vaults site" lol (but we on GJ know, it's not the point of money neither)


Here, I'm even collecting the 3/4" (that's expense boards) plywood, from the form pouring the concrete trench. (hopefully get up to speed on posting by this long weekend) I'll find something to make out of them. (already making a micro project with some of it, just waiting for paint to dry)

 

[drivesitfar]

Tom: good to hear you have some help with advice on your 1968 shop upgrades or remodel and looking forward to seeing more as you have time to post them. sorry I don't have time to read all your posts now, but when I wanted to thank you for taking the time to update your thread and get in a few pictures.

good luck!!

 

[Pressingonward]

Well I lost my post twice due to not refreshing the page; let's try this again...

It's always tough knowing whether to tear it all out and start fresh or work with what you've already got. In your case I'm thinking you made the right snap decision.

 

[TomcoPDR]

Well I lost my post twice due to not refreshing the page; let's try this again...

It's always tough knowing whether to tear it all out and start fresh or work with what you've already got. In your case I'm thinking you made the right snap decision.

And especially when the process being documented here lol, can't just put lip stick over pig at this point haha. Naw, it's good to have a clean and fresh start at this point for the worn down condition it's in.

1968 Cinderblock warehouse:

Continue from using the concrete saw, (I'd say they'd cut sections of 2' by 4'), so that their picker can handle pieces for removal easier.

Testing the depth of this site (i.e. don't want/need the blade going too low and cutting unnecessary things below)

This photo speaks a lot, (in the bathroom area, where the mezzanine lower would be, removing mezz. making picking the cut out slabs much easier)

Making way to the garage door

And you guys won't believe this till you see photos in person. So I get to the shop one day (later than the concrete guys); this stubby concrete "silo" looking this is sitting by the mandoor… I'm like ooooookkkkkk.

It's almost as if it was there so I can write about it on GJ. And out of all places 2,000 sqft. An old abandoned sewer shute (it's not tied into anything), so they're guessing my bay used to be a parking lot, then the entire Cinderblock complex just kept on adding on bay after bay.

But, lol. Out of all places. So double edge sword, crappy that more added excavator/pro hours on invoice, the good, out of all places, it's exactly where the plumber designed the 2 compartment catch basin 5'x7' work space (so a corner got broken off during abandoned sewer silo removal)

Breaking it up, it's nothing to these guys, all 10 minutes

Now that the disposable cut out slabs are being haul to the dump (the concrete boss), the excavator guy can will dig out the dirt for the plumber (these guys do it so well, that the plumber was so happy it's perfectly sloped for him just to lay his ABS pipes; as the owner/self G.C. here, the specific task "who's digging out the dirt to slope" can go both ways either the plumber gets that labour hours, or the concrete guys with the digger; of course I assigned it to the concrete crew; no contest from the plumber neither lol)

Pea gravel for bedding the ABS piping.

I kinda of chuckle while updating this thread about this past 2 week's work I've (we've the crew's done)…. because this entire project including myself is such an older, mature crew, the site is tidy, even the dirt piles (to be removed), which ones to keep, the pea gravel. Everything is so organized and neatly placed; and it's PORTIONS are so thought out. (in later posts, you'll see how smooth "back filling" will go for these things being in order)

 

[wasfast]

Getting though the stage you're at is always a mixed blessing. Happy because you have the drain system you want and it's done well. A bit bummed because you just bury it all and put concrete over all of it except the slot drain. Not much to show for all those $'s.

 

[TomcoPDR]

A bit bummed because you just bury it all and put concrete over all of it except the slot drain. Not much to show for all those $'s.

I still have far away of catching up in photos... just having weird sleep pattern atm.