Window delivery rowhouse

The rowhouse approaches lockup stage now with the widows delivered and ready to be installed.   Having the windows in will at least allow us to run some portable heaters to make interior work more possible.  Given the forecast it does seem like we will need to do the plumbing and mechanical under some adverse conditions.   

The windows received a significant insulation upgrade by going to a triple glazed specification.  This makes a big difference during the colder months.

Roofing has been another story of weather delays.  The flat roof portion is time consuming and needs better conditions. Once we get the roof and windows done it produces a better indoor work environment.  So let’s hope for a Chinook.   

I selected some fun looking entry doors for the rowhouse.   Install should be soon.   

Winter vengeance on the builders

With the frequent blizzards that have been hitting the City regularly this February, construction conditions have been ugly.  The sad tale of construction woe does make for an interesting 26a st streetscape.   

Rowhouse infloor heating

The final pre pour work was completed today with the install of the network of pipe for in slab heating.  Once inspected this will give us the go ahead to pour the concrete and we can start developing the basement living space.   

Lots of heat pipe is fastened using the low tech method of cable ties to the rebar.  

Rowhouse slab prep

With under slab drainage work approved we called in the gravel slinger prep crew to level and insulate the base. From here we can get the infloor heat system installed and another inspection.  Once that passes we can pour the basement slabs and that contributes mightily to productivity and ease of movement for the plumber and mechanical installer who work next.  Plus we have somewhere solid to sit, rather than hang the furnace.    

Gravel is in and compacted.  Note the top of slab is 6 inches higher than this level.  

The styrofoam is down and seams taped.  Top of slab is now 4 inches higher.  Rebar is next.   

Kitchen begins

the crew got off to a great start at the semi d.  Indoor work is a relief compared to the hideous deep freeze we are suffering through.  

kitchen is well underway.  

Could it be any worse?

It appears that the defunct and demolished olive chicken shop is planned to be replaced by a coop gas bar and quickie mart.  This is basically a disaster for the community. Already well serviced by gas stations it appears a rare large lot is destined to be another gas station for the next 50 years.  What a waste.  

Is this yet another example of why Killarney needs a new planning document?  I’m surprised the market would be supportive of another gas station when there are so many close by. How can we rid this community of car based development yet still allow the market to dictate what goes where?  Tough questions but this gas station is the wrong answer. 

This is a terrible use of a Killarney corner double lot with commercial and residential zoning in place as part of the main street initiative.

Goodbye Olive Chicken, we hardly knew you

The demolition of the site formerly known as Olive Chicken is now complete.  This is a prime commercial site on a very large commercially zoned lot, measuring approximately 125 ft x 100 ft in depth, with a very large amount of frontage onto 17 ave.

Commercial / Multi Family Project (BP2017-15843) is Hold. Permit created on 2017-12-04.

It also appears that an application has been filed for a multi-family project with commercial use on the lower level.  I will attempt to preview the drawings and offer some commentary on what is planned.  What I can say right now, is that a tired old chicken shack on a huge lot surrounded by parking and tumbleweeds will not be missed.  It is time the valuable land in these areas are developed with the needs of 1.25 million residents in mind.  So thumbs up to whomever is tackling this project and investing significantly to make our City better!

Looks like it sold recently as well for a significant sum.  The buyer must be very serious about getting started.

                       REGISTERED OWNER(S)
REGISTRATION    DATE(DMY)  DOCUMENT TYPE      VALUE           CONSIDERATION
--------------------------------------------------------------------------------

171 176 651    09/08/2017  TRANSFER OF LAND   $2,500,000 

Now that the site is demolished, I'd challenge anyone to remember what was there previously without consulting google maps.  What this site needs is a landmark mixed use project that will draw new residents and businesses to the area.

Rowhouse plumbing - much jack hammering needed

the plumber was on site today and we tackled the dreaded task of hammering through the frozen solid ancient river sediments.  Many existential questions were asked, such as, why am I doing this, don’t I have a dozen more urgent concerns than jacking this hideously tough rock?   At least we are making progress.  I need these basements done, and poured.  Soon. 

a lot of hard work is invested in making these basements drain properly.   This needs to last decades with little to no maintenance. 

The second basement gets its plumbing rough-in.  Contrast the amount of excavation required vs the downstream basement.  Three hours and it is basically done.

Construction screwups. Learning from somebody else

Construction screwups happen to everyone and normally the cause is someone not taking five minutes to read the instructions. This can lead to some awful problems with no apparent solutions. 

Once evident, the screwup then leads to the blame game where everyone points at someone else and the builder points at whomever is closest.   

The trades and suppliers are experienced at these affairs and like to redirect the responsibility upwards toward the builder.  They do this by having the builder sign off on shop drawings.  This means that the builder has to take responsibility (in theory) for endorsing mistakes in the drawing that the supplier produced.   

Once the mistake is encountered the supplier can avoid responsibility for their own negligent design work by saying the builder agreed to it (as if anyone would knowingly agree to purchase a product with a design flaw).  The problem this 'sign away responsibility condition in the contract' is the builder hired the designer for the accuracy of the drawing and for their ability to follow instructions.     

In this instance the fancy oversized and built in fridge requires a trim kit to fit properly in the kitchen.  Because the builder and designer were negligent in following the instructions (i.e did not read them) the cabinets were made wrong and fixing them is now almost impossible (unless cabinets can stretch).  I was called in as the known instructions reading paranoid person and the mistakes were quickly identified.  Solutions are all invasive and will take serious time and effort (money) to implement.  I'm not sure what will be done to deal with the situation.     

the double fridge doesn’t fit within the cabinetry properly, what do do?  I’ve learned a lot about what to do and not to do that will make my life a lot easier in the future as I have a project coming up and intend to specify this fridge.     

Metal siding part 2

the siding contractor was able to take advantage of the mild winter conditions and install a few of the metal siding faces on the building.   We’ve all learned a lot about the capabilities and challenges of the system.  Looks great overall.  

Finishing starts - semi detached project

We’ve now arrived at the finishing part of the project at about day 110 of the build.  Walls are primed and the ceilings textured, and the door and trim material is ready on site. I have the schedule adjusted to the completion of cabinetry and paint and will be finalizing the remainder of the flooring and tile deliveries.  While a lot of work has been completed, much remains as we approach the fourth month anniversary of the site work.   

A lot of white all the way up to the skylight in the stairwell.  

material is stacked inside ready for our next contractor to start.  

Sewer install - inner city

My contractor arrived to start the install of storm water, sewer and treated water.   This will require two destructive trenches into the city street and and the prepayment of a big fee (done months ago).   

Water shut offs means the water is ready to go.  

The sewer connection point is a long way away so the trench extends across the road.  

Killarney modular daycare is assembled

In unrelated Killarney news, a daycare operation is going ahead using modular construction techniques.  This is really interesting and looks well executed.   

Im now reminiscing about my old modular building days up north.  Maybe I can dig up an old photo of that project and post it here.

Soon to be a happy place filled with lots of kids.  For now the cranes are lifting the last of it into position.  

Sewer and water install prep

The decision was made to proceed with the sewer install during the winter season. Unfortunately the deep frost and overall difficult conditions add a lot of cost to the already expensive install.  With heavy machinery arriving on site we’ve removed two very full dumpster bins and cleaned the front yard so the crew can work tomorrow.   

The huge bucket is useful for scraping the street.   

Another load of drywall scrap is removed from the front and placed in the new bin. Sewer install prep is complete.  

Level 5 ceiling at the semi d project

The tapers were back to tackle the flat ceiling on the main floor. Once taped and sanded a heavy primer is applied to the ceiling to create the flat look we are after.  

Jiggi and jp are some of the best tapers in the city.  They’ve been tasked with finishing the flat ceiling.   

Rowhouse framing part 6 - the roof

With exceptional weather this week the crew is setting up the majority of the trusses.  Once again I am grateful to the framing crew for overcoming some terrible cold and for having the lifting machine that adds so much to their productivity.

With the roof advanced this far we now have to deal with the last of the firewall pours.  The framers set up a series of planks to allow the cribbers very easy access to set the last of the forms.  With some luck we can have this done quickly and the roof can be finished completely.  

All the heavy sheeted gable trusses are quickly lifted into place and fastened.  With framers on the ground assembling the pieces, and one on the roof installing the trusses, progress is made.

The first of three roofs is complete.  

Inner city design ripoffs

One of my construction frenemies likes to follow my projects around and ripoff the best ideas.  I can't say I am completely innocent of the same strategy, however I am a little less overt in the execution.  

This is the same builder that reneged on a land deal we had agreed to previously so I was already a little aggravated with him.  So I didn't get the land, and he stole my designs.  Bad deal!

Fourplex built in 2013.  Original creative work.

Fourplex under construction 2018 - copied design work.

Making Changes - deviating from the plan

Making changes to the framing during the process is another of my construction peeves.  The plans should be perfected before work begins such that changes are not necessary.  

Practically speaking, once the building starts to take shape, it always looks different than the preconceived notions of the builder.  To the client, who'd generally be much less versed in the translation from computer screen to framing than a builder, the actual framed project could be a disappointment.  More often it goes the other way, the framed building looks better than the client had expected on paper, but for sure we make errors.  How to react to the decision to make changes is key.  

1.  make the decision as early as possible - it is a lot easier to make framing changes before the framers have left the site.  Don't leave it until wiring, plumbing, etc are in.  That would compound the error and add cost.  

2. draw out the change precisely - by drawing it on a page or screen, at least unintended consequences can be considered before new work is ordered to execute a change.

3.  don't be afraid to change it twice - if the first change is not good, revert back to the original, or do something different.  You only get to build a house once, so better to spend a little extra time and money to make the layout as good as possible. 

I am the builder and the client on the rowhouse - so I can make changes by consulting myself, this is the best scenario.  Indecisiveness is likely worse, because the decision will drag on indefinitely.

Now that the framing is done enough to get a good feel for it, it didn't feel right.  Changes will be made according to the red ink.  The challenge with building a new plan is it may not be as good in three dimensions as it appeared on the computer screen months earlier.  With three units, all three will be changed, fortunately only one of the three was very far along.  I will learn some lessons here and apply it next time.  Learning the hard way is usually the best way in construction, the school where everything you do wrong is the tuition cost.

Rowhouse framing part 5 - stairs

this is the time of year when everyone should have a lot of extra sympathy for outdoor workers.  A few days this week were too cold for the framers to work, but some effort was made and the stairs were produced and delivered.  Next week the forecast is very good so expect a big push to get the roof on.  

this always makes site access a lot more convenient (once installed rather than piled in the snow)  

and in they go.  The temporary set is in the background and no longer needed once all four pieces are hung.   

We bought a house

Circumstances came together unexpectedly and I was able to close a deal on another house with two venture partners. 

In my experience it is more fun finding and buying houses than it is investing six months of constant effort to get them built properly. However, this is an exciting project and I’m going to make the build as fun as possible.

The lot is a different type of semi detached property as it is laneless. This offers both the positives and negatives of a front garage. Watch this page and, when the dp is approved, I will post many of the project details.  I don’t see a lot of attached garage projects in my building career ahead so we’ve got to make the best of this one.  

here is the new site.  We are super keen on this location and the build.