A little on the Muti-family side of things

[arussell]

Originally Posted by mcyr

I do it the very same way Alan, works really well and takes a lot of the error factor out of the equation.

These computerized surveying instruments are amazing.

Thanks

Marcel

Absolutely Marcel, The surveyors we use even have everything connected with GPS. They surely should make a mistake as to the location, one would hope!!

alan

[Marcel R. Cyr]

That is right Alan, and we five years ago invested or my Boss did, in a all station machine and now do it ourselves in the field and save up to $3000 on every job. One of the project managers has learned on how to use it and works great.

The last job I did with a surveyor, made a 3" mistake that I found with my conventional transit and using the old school method.
I was not a happy camper and neither was my Boss when he found out and called me up and asked why his building was out of square with an original building.
My response, was, you hired them because they are insured so what is the problem>

I have laid out my own buildings for thirty years and never had a problem so next time you might want to do it ourselves.

That is when he bought the machine.

I told him that I learned surveying so long ago the old fashion way that I did not have the time to start a new.
That gave the job to a younger interested project manager and I was happy.

Works great.

Thanks Alan and keep those post coming. We are bound to help a few here wether they like it or not.

Marcel

[arussell]

Thanks Alan and keep those post coming. We are bound to help a few here wether they like it or not.

Marcel

Thanks Marcel, I will. This is what it's all about, passing on valuable information to others! I hope everyone finds it interesting and valuable, I know I do. Having only managed subdivisions of single family homes, I have found the construction of condos / multi family units similar in some respect yet different in others. Quite enjoyable and interesting nonetheless.

Here's the current update on one of the three buildings under way so far.


Marcel, you had asked about the term "pinning the hole / foundation", this is what I meant. You can see the pink surveyor's tape on the ground marking the location of the corners, then spray paint between them. The first pic is along a side wall which helps the form guys locate the building. The second pic is the back frost wall, this helps the excavator operator locate the wall and allow him to calculate where he needs to dig to give the foundation crew enough room to work, as you'll see in some of the other pics. After the frost wall is dug, they'll come out the pin the hole for the foundation guys. When the footing is poured they come out again to pin the footing, you'll see in the other pics.


back frost wall and garage area dug


support stand for the re-bar to sit on. This keeps it elevated so that the concrete can flow all around the re-bar for maximum strength (sitting on the ground does absolutely no good at all).

garage and back frost wall ready to pour

alan

[arussell]

fast forward a few days.


footings poured, ready to strip the forms.


surveyor's nails painted orange to mark the outside walls of the foundation


garage and back frost wall footings poured, setting forms for the walls.

alan

[Marcel R. Cyr]

Nice Allan, looks like you are keeping busy and nice to see those chairs under the re-bar to have them positioned where they belong for the most structural effectiveness placement for design value.

Keep em coming, we don't receive to many comments, but that only means absorption of materials and elements. ha. ha.

Marcel
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[arussell]

Update on the building awaiting the perimeter drain installation.


Perimeter drain pipe is in and covered with 3/4" crushed stone. The electrician likes us too, we've already installed one of their ground rods for them with the ground wire attached.


Found the curb box for the water service. While we're here might as well get it connected before completely backfilling the foundation. But I think we need to add a couple extention pieces to get to grade (about another 3-5' higher).


with this much stone there shouldn't be any water issues


Under slab drain pipe install in each unit. Even though this building does not have a condo unit in the basement (like the other building), people have the option to have a finished basement (being it is a walk-out basement). An ounce of prevention is worth a pound of cure, it's a lot cheaper to install the pipe now than try to fix something after it's all finished.

As of yesterday 10/30/07 building inspector came out and gave us the thumbs up, go ahead and backfill. That's what we'll be doing for the next week or so. Backfill the foundation, backfill and compact the inside the garages, stub out the sewer lines and backfill inside the basement areas. After all that is done, we'll drop some lumber and start framing.

alan

[arussell]

Thanks Marcel

It's nice to have some encouragement.

alan

[arussell]

Framing update on the first building.


Some progress on this side of the building. We asked the framer to concentrate on the left half of the building where we have sales and one unit to be our model home. Per usual, the big push is on. This half needs to be completed by February (a lot of work to do and not much time, I hope this nice weather keeps up!)


Sheathing on the roof. Roofer not far behind.


This gable end is done.

alan

[arussell]

First building updates continued.

Pics of the back dormer (gable) completed with ceiling joists. When completed this will be the loft area with an open area overlooking the living room. The orange beam is supporting the ceiling as well as the roof load above. The rafters were cut and notched onto the beam above then secured with hurricane tie downs. The rafters were split due to the length of run, they would had to have been over 30' long, this way it's easier to handle, cost effective and just as strong.


Front gable for the cathedral ceiling for the eat-in dinning area as viewed from the loft area. The wall in the foreground will be sheetrocked, therefore it will be necessary to install "proper vent" (styrofoam channel vents) from the top plates of this wall, along the rafters to just beyond the ceiling joists to ensure adequate venting in the attic space above.

alan

[arussell]

Some quick updates on the 3rd building.
Some of the foundation walls have been poured such as the frost wall in the rear and the basement garage support walls. This is another six unit building where there are 4 upper units and 2 basement units.


re-bar along one of the upper unit garage walls.

because the reach is so far, we have to pump the concrete for the back walls.

couple of the guys vibrating the concrete to get any air pockets out.

alan

[Marcel R. Cyr]

Nice going Alan, and you better hurry up, it is not getting any warmer.

Don't you love those concrete pumps? The time it saves in labor, pays for the cost of the pump. If it does not pay for all the labor, it pays to save the aches and pains of the young men.

On most of my jobs, it usually cost about $800 for a four hour minimum and maximum.

Marcel

[arussell]

The 2nd building foundation has been backfilled. We have customers who want finished basements (these units have walkout basements), so we're in the process of designing the basements, getting the location of their bathrooms so we can lay it out with the plumber before backfilling the basement floor. It makes the job so much easier doing it now while we have the time and the room. We can get pieces of equipment in there & they can move around freely.

Unlike the first building that has condo units in the basement. We didn't have time to layout & install the plumbing prior to framing, we need the frame up right away. So now we had to rent a mini excavator to dig the trenches for the plumbing. We also discussed our options with the HVAC contractor & decided it would make for a better finished product & better comfort for the customer if we install the HVAC under the slab, rather than overhead with huge soffits.


under ground pipes for the bathroom (left) and the pipe for the clean-out(right).


plumbers used a string to mark the location of the walls for the 1/2 bath and the vent stack located in a closet wall. I hope they're right on, other wise it'll be a hell of a mess after the floor is poured and we start framing walls. The end of this pipe will be the cleanout located in the utility room.


This is the laundry room drain and the cleanout in the utility room.

Tomorrow we'll backfill what is left and get the inspection, then start trenching for the HVAC. Tuesday we'll start installing the HVAC ducts. This was all for one unit, we have to repeat everything for the second unit.

alan

[arussell]

The framing continues on the first building.


front view of the four upper units as of 11/05.


side view of an end unit as of 11/06.


close-up view of the blown-out rakes on one of the gable dormers.


overhead view of the framing for the roof extension over the garage.


underside framing of the front porch.

alan

[arussell]

While we were playing around in the dirt with the mini excavator the framer's been working on the roof.

Front view of the building as of 11/09 (we're making progress). Should be able to get the roofer started on the left side of the building by mid - end of the week.


(left pic) closeup of the shaft liner for the 2 hr. fire rated party wall dividing the two inside units. This is made up of in part, of two 1" sheets of fire rated drywall and goes from the concrete wall in the basement to the under side of the roof sheathing at the dormer (right pic). The common walls between all the units have this same type of fire rated party wall.

alan

[Larry D. Kage]

Nice, Alan...and enjoying the tour I am.

Keep 'em coming.