Live33st.com - interesting hex tile pattern for the dining room feature wall.
Live33st.com rowhouse project - exterior work is almost complete on the rowhouse
Semi detached final work - the cleaning crew has arrived to attempt to remove all the construction dust, photographer is now on site.
Semi-detached appliances - The appliance install is proceeding smoothly at the killarney project.
Rowhouse sound insulation - the mass loaded vinyl sound barrier product is going on at the ceiling of the apartments.
Semi detached garage - the garage is nearly complete and we can focus on landscaping.
Semi detached stucco - scratch coat is underway at the Killarney project
Semi detached exterior stone - the mason is progressing on the stone walls of the building.
Semi detached tile - as tile progresses at the semi detached project, we can see the various materials come together into a cohesive concept.
Rowhouse wiring - the electricians came by and put in a full day to start wiring the upstairs level of the project. We are not quite done the plumbing, framing, gas or mechanical, but there is no reason to not proceed anyway with the wiring.
Semi-detached project - we had a professional crew come in and pour an epoxy floor on the basement slab.
Rowhouse flat roof - the primer coat and first ply of the torch roof project is underway at the rowhouse, finally some reasonable weather to work on the roof.
Rowhouse interior work underway - plumbing and mechanical trades' are on site.
Semi-detached project - kitchen work continues, templating underway for counters.
Rowhouse windows and doors - with these installed we have acheived an important project milestone, the lockup stage.
Rowhouse framing - the crew has now finished the walls and roof, but much of the detail work inside remains.
Semi-detached exterior work - siding is progressing nicely
Semi-detached project - finishing material is on site and ready for installation
Semi-detached project - drywall/taping phase is moving along nicely.
Rowhouse framing - Truss install is well underway at the rowhouse.
Rowhouse firewall part 2 - the firewall now extends 30 ft up from the footing. This was a large un-budgeted expenditure...
Semi detached spray foam - the semi is ready for insulation and drywall. Here is a shot of the hard to reach areas that get filled with foam.
Rowhouse Firewall - This frightening concrete party wall is now mostly in place, and the framers can bury it in structure, the sooner the better!
Rowhouse Framing - The framers are back and they've brought the big machine with them. Expect to see some walls going up soon.
Rowhouse Cribbing 2 - This photo nicely illustrates why the rowhouse basement was particularly difficult to build. Fortunately I hired a good cribbing crew and learned a few more lessons in construction humility.
Rowhouse Cribbing 1 - the forms are up and the pour is now underway.
Rowhouse foundation progress - with the footings poured the cribbers can raise the walls. This is a large and difficult job that is made significantly worse due to the fire code restrictions imposed on the project.
Lockup Stage - the semi detached project has quickly reached a significant milestone. The benefits of the lockup stage are significant, the building is much more weather resistant, and the pigeons are less likely to come in. Many projects cannot even be financed before the lockup stage is reached.
Excavation - the rowhouse will be dug this week. This is going to be an interesting dig with multiple tiers to be cut into the sideyard.
Framing ends - a very efficient framing crew arrived and two weeks later we have this building standing and roof covered. While some back framing remains, the production was tremendous.
Framing begins - we have the foundation backfilled and joists being installed at the semi-d project.
Rowhouse service install - we are finally starting the row house project. If it seems like it has been one and a half years in the making, that is because it has!
Basement is Complete - a few more pre-backfill tasks and this can be ready to frame.
Cribbing Progress - the cribbers do a large job in a short time, and this basement is no exception. Pour date is after the thanksgiving holiday.
Excavation Underway - We've had some slight scheduling troubles, but the dig should be done by the end of the week. Footings and form work will follow soon next week.
Stakeout Sketch - we have booked our surveyor to follow closely after the demolition. These are the points needed to dig the basement.
Permits Received - City has issued the full building permit as of September 22nd. This gives us the complete go ahead to start building. Demolition is booked for Monday September 25th. Expect updates here.
The New Site - This overgrown corner lot in Killarney at 26a St and 25 ave is up next for integer homes and a new building partner. We'll be updating this page as we progress from the permit stage to construction this fall. As of the end of August we are preparing to submit the building permit and we have the utilities shut off to start the demolition and excavation soon. The development permit is approved, and we are conducting an energy model and waiting on floor and truss layouts.
DP Site Plan - This is our approved use of the site. As a corner project, one side will face south toward 25 ave, and the other west toward 26a st. 26a is one of the nicest, quietest, tree lined grid streets in SW Calgary (which is why we bought it to rebuild). Normally we encounter this frustrating set back condition, where we must make our project 'contextual' with the neighbouring setback, which often is way too far from the sidewalk. The outcome of this is a larger front yard than the rear yard, and we've yet to meet anyone that thinks this is a good idea. Once again, on 26a we are lucky because the grass median beyond the sidewalk contains the City owned trees, and we can greatly decrease the front setback. For this project we are a maximum of 6.6m from the sidewalk, compare this to our last project where we were 13m from the sidewalk, and the precious backyard space was 3m shorter.