advice about a triple garage plot.

[03ozwhip]

So I might have mentioned somewhere that I'll possibly be building a new place and with a lot of the plotting and planning going on, we found that our driveway, which will have a triple garage 31x23 has only a 15 ft driveway...my truck is 23 ft, not going to work and I'm not parking on the street.

So we came up with this plot of having the double come in on south side of the house which is a 25 ft driveway and the single on the west side of the house with its own 15 ft driveway.

Now I have only ever seen this on one house before and it was just very recently an accident that I even saw it, but I thought it looked kind of cool.

Does anyone have any experience with these type of garage setups and if so, what are the down sides to something like this?

[s_havinga]

pretty sure the city requires a min of 18' for a driveway. Although you could possibly get an easment

[03ozwhip]

I don't live in the city.

[turbotrip]

Can u post a sketch of what ur planning? There are a few unique garage setups in my neighborhood so one of them might be similar to what ur planning to do

[muse017]

Bit counfused but something like this?
https://goo.gl/maps/OI5Nk

[03ozwhip]

Very close, it is a corner lot like that, the double garage will come in exactly like that, but then a single garage will come in on the side where the front of the house is instead of the rear, the garage will still essentially be attached unlike the one you posted.

That's pretty much exactly how our lot will be but where the other garage is, that's our back yard.

[BerserkerCatSplat]

I still don't think I'm visualizing it right. I think this may call for some MSpaint on your part.

Are you talking basically a 3-car garage where you have one driveway for the double door, and then another driveway on the side 90 degrees from it with other door?

[03ozwhip]

Ok, maybe I should have done this from the beginning, here are some plans. The original plan is the one on the left which is west facing, the other plan is the south facing.

The south facing is still the garage, but instead of how it looks there, there will be a double garage.

The west facing has the single and double, but will be only the single, plus Windows etc to make it look nice. Everyone get it? Lol

http://i148.photobucket.com/albums/s5/cory_mr2/IMAG0806_zpso49kbgbo.jpg (http://s148.photobucket.com/user/cory_mr2/media/IMAG0806_zpso49kbgbo.jpg.html)

[BerserkerCatSplat]

It's unconventional, but I don't see why it wouldn't work. The builder would probably need to have the structural engineer re-check loads due to moving your garage openings to adjacent exterior walls, though. No idea what your regulations about driveway location might be like.

[Brent.ff]

Can't help, but gotta ask what truck you drive that is 23' long

[pheoxs]

Originally posted by Brent.ff
Can't help, but gotta ask what truck you drive that is 23' long

I assume extra space on the ends? A F150 long box is 19 feet, then add 2 feet front and back for space to not hit stuff?

[03ozwhip]

Ya, sorry my truck is actually a short box and it's 19' long, I would need at least an extra foot on either end, so 21' not 23' but I'd rather the 23' obviously.

So no one has any actual experience with this type of setup?

[J.M.]

Safe to assume this is going to be a corner lot?

I've never seen this set up before haha

[03ozwhip]

Originally posted by J.M.
Safe to assume this is going to be a corner lot?

I've never seen this set up before haha

It is a corner lot. I've never seen it until a few days ago somewhere between calgary and camrose driving by, I thought it was kind of cool, but I didn't think anything of it until the builder suggested it based on the short driveway issue.

There are a few positives that have come from it, on both sides of the house, no one can park in front or on the side of my house, because both sides have driveways lol

Separate single can be my shop if I wanted and it is super unique to any other house in town.

[leftwing]

I saw a couple houses like this in Bearspaw the other week, if I am correctly picturing what your concept is.

The front door/front of house was facing south, with a two car garage coming out around the centre of the house, and facing east. The single garage was on the west side of the two car garage, and facing south - the same way as the front of the house. It appeared as though it was one big garage with the doors facing their respective directions. I thought it was pretty cool looking.

[ipeefreely]

Originally posted by muse017
Bit counfused but something like this?
https://goo.gl/maps/OI5Nk
That's pretty cool! :D

Originally posted by 03ozwhip
There are a few positives that have come from it, on both sides of the house, no one can park in front or on the side of my house, because both sides have driveways lol
Don't worry... people will! :nut:

I have a corner lot and people park in the stupidest places... :banghead: :nut:

[J.M.]

Originally posted by muse017
Bit counfused but something like this?
https://goo.gl/maps/OI5Nk

haha wtf why is there a tree there? :confused:

[relyt92]

Originally posted by 03ozwhip


It is a corner lot. I've never seen it until a few days ago somewhere between calgary and camrose driving by, I thought it was kind of cool, but I didn't think anything of it until the builder suggested it based on the short driveway issue.

There are a few positives that have come from it, on both sides of the house, no one can park in front or on the side of my house, because both sides have driveways lol

Separate single can be my shop if I wanted and it is super unique to any other house in town. A single and an oversized double is my ideal for the future. Single for the lady and oversized double for my daily and a project with some room for storage and work.

[AndyL]

Trying to think - yes I've seen it - though I've seen more of the 3rd bay as a drive through into the back yard.

Only real issue might be the door facing the adjacent road, not the street address. But that might be easily solved with a variance...

[blitz]

Originally posted by J.M.


haha wtf why is there a tree there? :confused:

I remember this house being on the news. Homeowner didn't get a permit for the rear garage, builder and city refused to connect it to the street :rofl:

[Cos]

.

[gogreen]

What size are the overhead doors in the existing plan?

I think moving the double to the south wall might compromise the depth of that bay if it's staying at 31'x23'. I'd assume the single will be used as a parking, then confirm what the depth of the perpendicular bay would be. If it's only 18' or 19' then I think that might be a bit cramped.

If your end goal is just to have off-street uncovered parking for your truck then I might just look at a parking pad on the south end, without moving any doors.

[03ozwhip]

^ I don't think you get it. It's a triple garage still, it's all one garage. The doors are just on the other side of each other. the depth will still be 23' regardless of whether or not the doors are next to each other or the other side of each other.

My goal is to have a giant garage lol whether the truck fits in it or not isn't my issue, I could care less if it's in the garage, it was the parking pad that was my issue, which is too short for the truck, which is why I posted this in the first place, its an alternative to the normal triple garage, with a short ass parking pad.

[gogreen]

I understand that it's one structure, I'm just referring to the effective floor area of each bay. That's why I was wondering what your existing door sizes were. Right now you have 3 bays at 23' deep, but moving the door would mean you'd have a single bay at 23', and two more perpendicular to that, which may or may not be as deep, depending on where that single door is situated.

It all depends on what you're parking in there, of course, and what you want to do with a work area. I've been playing with rearranging my 18' x 26' to fit a 350Z and my longbed project truck so I dropped those blocks into what I think yours will look like.

[gogreen]

Oops, resized. This is assuming a 9' and a 16' door, and I showed both the current and proposed locations. With a relatively short car you'd still have plenty of depth without interfering with the single door, but again it all depends on whether or not you ever intend to park in that single bay.

[03ozwhip]

Ya I mean if I park in that bay, my 128 will be in there, which is a tiny car, the truck and 335 on the double side, so it's pretty accurate in your portrayal.

[JudasJimmy]

That's a really good idea. you'll get 2 additional pad parking spots without having to double park. I can't see why the builder wouldn't do it. Might add a couple grand to cover engineering.

[gogreen]

It looks like that design may have an option for having a door on that side already, just judging from the way the exterior brickwork is set up. I actually wonder if that's the configuration for a standard double, and the triple with side entrance is the upgraded option.


Originally posted by 03ozwhip
Ya I mean if I park in that bay, my 128 will be in there, which is a tiny car, the truck and 335 on the double side, so it's pretty accurate in your portrayal.

My truck is only 17'3" in length so that may be a bit deceiving. I'd probably go with the widest door I could fit in the 23' side so you can hug the east wall with the truck. In fact, I might even see if they can replace the single door on the 31' side with a double. So double on two corners for a little more flexibility. Could be pretty cool!

[03ozwhip]

So this is basically how it will come out. They took out a foot, so now it's 22x32, which I'm not too impressed with. Thoughts?

http://i148.photobucket.com/albums/s5/cory_mr2/IMAG0818_zpszlcsx3wz.jpg (http://s148.photobucket.com/user/cory_mr2/media/IMAG0818_zpszlcsx3wz.jpg.html)
http://i148.photobucket.com/albums/s5/cory_mr2/IMAG0819_zpsgy4bsitk.jpg (http://s148.photobucket.com/user/cory_mr2/media/IMAG0819_zpsgy4bsitk.jpg.html)

[relyt92]

The extra foot would be nice, but even without it personally I still love the layout of it.

[03ozwhip]

Forgot to mention that the single side will still be 23'

[GT.....O?]

My parents have an almost idential set-up to what you are asking for,

Oversized double facing south, with a single on the backside facing east. Its out in the country, but the builder shouldn't have an issues.

I think its something like 34 feet deep, 28 feet wide... cant remember exact details though.

PM me if your looking for more details/pictures, it has definitely been done before.

[avishal26]

I know this has nothing to do with the garage setup, but see if you can get more stone coverage instead of siding on the garage faces. It will add a more expensive look to the house for not that much more money.

[03ozwhip]

Originally posted by avishal26
I know this has nothing to do with the garage setup, but see if you can get more stone coverage instead of siding on the garage faces. It will add a more expensive look to the house for not that much more money.

It's almost 7k extra to do both garages all around, I'm already spending more than I wanted to spend. All of the upgrades are inside.

[gogreen]

I'm not too crazy about the new roofline with the extra valley, but with the single at 23' depth it should still work out. It just might get a bit cramped trying to park the truck on the double side, even though the 128 is a small car. You could gain some space by backing the 128 in and hugging the wall, of course.

http://i38.photobucket.com/albums/e131/greenda/TRIPLE%20OPTION%201_zps036qdzhb.jpg (http://s38.photobucket.com/user/greenda/media/TRIPLE%20OPTION%201_zps036qdzhb.jpg.html)

Parking the truck in the single might be a good option, with the option of double-parking on the driveway on the double side. That gives you lots of space around each car (perhaps even more than the original setup, especially in the truck and 2-car arrangement here). This configuration would also be nice if the single is just a workshop area or a spot for parking bikes or ATV's.

http://i38.photobucket.com/albums/e131/greenda/TRIPLE%20OPTION%202_zpsu5bjv1ai.jpg (http://s38.photobucket.com/user/greenda/media/TRIPLE%20OPTION%202_zpsu5bjv1ai.jpg.html)

If it were me, and I wanted to modify by adding an overhead door I would seriously look at something like this:

http://i38.photobucket.com/albums/e131/greenda/TRIPLE%20OPTION%203_zpsagaizaqx.jpg (http://s38.photobucket.com/user/greenda/media/TRIPLE%20OPTION%203_zpsagaizaqx.jpg.html)

The driveway configuration could also solve your parking issue if you wanted to stick with the status quo (kind of an RV parking setup). I guess you'd just have to weigh the cost and practicality of the widened driveway vs. adding the second one and making the structural modifications. Just my 2 cents. :)

[J.M.]

The way that single bay door is off to the right side is bugging me so much lol

[03ozwhip]

Originally posted by gogreen
I'm not too crazy about the new roofline with the extra valley, but with the single at 23' depth it should still work out. It just might get a bit cramped trying to park the truck on the double side, even though the 128 is a small car. You could gain some space by backing the 128 in and hugging the wall, of course.

http://i38.photobucket.com/albums/e131/greenda/TRIPLE%20OPTION%201_zps036qdzhb.jpg (http://s38.photobucket.com/user/greenda/media/TRIPLE%20OPTION%201_zps036qdzhb.jpg.html)

Parking the truck in the single might be a good option, with the option of double-parking on the driveway on the double side. That gives you lots of space around each car (perhaps even more than the original setup, especially in the truck and 2-car arrangement here). This configuration would also be nice if the single is just a workshop area or a spot for parking bikes or ATV's.

http://i38.photobucket.com/albums/e131/greenda/TRIPLE%20OPTION%202_zpsu5bjv1ai.jpg (http://s38.photobucket.com/user/greenda/media/TRIPLE%20OPTION%202_zpsu5bjv1ai.jpg.html)

If it were me, and I wanted to modify by adding an overhead door I would seriously look at something like this:

http://i38.photobucket.com/albums/e131/greenda/TRIPLE%20OPTION%203_zpsagaizaqx.jpg (http://s38.photobucket.com/user/greenda/media/TRIPLE%20OPTION%203_zpsagaizaqx.jpg.html)

The driveway configuration could also solve your parking issue if you wanted to stick with the status quo (kind of an RV parking setup). I guess you'd just have to weigh the cost and practicality of the widened driveway vs. adding the second one and making the structural modifications. Just my 2 cents. :)

Thanks for your input, actually the single is designed for the truck to fit in, but I just didn't know if I'd use it for that or not. As far as adding another door, it cannot be done, especially on that side, since that's where the other house is.


Originally posted by J.M.
The way that single bay door is off to the right side is bugging me so much lol

LOL Believe me the OCD in me freaks out over it, it is something I will be talking about with the builder, but I'm unsure of how it will be able to be changed.

[AndyL]

16s on both sides (you know you'll want.the space to access the project anyway) will look better -

[gogreen]

Originally posted by 03ozwhip
Thanks for your input, actually the single is designed for the truck to fit in, but I just didn't know if I'd use it for that or not. As far as adding another door, it cannot be done, especially on that side, since that's where the other house is.

Gotcha. For some reason I thought that may be the backyard.

Did they give a reason for shrinking the double bay from 23' to 22'?

[03ozwhip]

Originally posted by AndyL
16s on both sides (you know you'll want.the space to access the project anyway) will look better -

Thought about it, still thinking about it, it would mean that it will be back to the original thinking of it being a full flat side, rather than the 1' jet out.


Originally posted by gogreen


Gotcha. For some reason I thought that may be the backyard.

Did they give a reason for shrinking the double bay from 23' to 22'?

Basically it's just esthetics, it's the 1' jet out so it's not flat, like I was just talking about above post..

[avishal26]

Originally posted by 03ozwhip


It's almost 7k extra to do both garages all around, I'm already spending more than I wanted to spend. All of the upgrades are inside.

$7k :eek:

Not worth it for sure if you're close to your max budget already.

[03ozwhip]

Well this is a go, put my deposit on it today. Pretty excited about it, its so much different than any other house in town. If anyone cares, I could post a pic of the interior shots as well.

[ExtraSlow]

Would love some pics.

[03ozwhip]

Sure. There were a couple of tweaks with it from yesterday. No Windows beside the fireplace, a few other small things.

You'll notice in the master, I took out the tub and added a 6' rain shower instead. So 2 storey 1873 sqf corner lot.

http://i148.photobucket.com/albums/s5/cory_mr2/IMAG0854_zpsbhof9uhs.jpg (http://s148.photobucket.com/user/cory_mr2/media/IMAG0854_zpsbhof9uhs.jpg.html)

http://i148.photobucket.com/albums/s5/cory_mr2/IMAG0855_zpswi07n4vc.jpg (http://s148.photobucket.com/user/cory_mr2/media/IMAG0855_zpswi07n4vc.jpg.html)

[JordanLotoski]

Looking at your master bedroom, where is your bed going to go? To many windows, make the back window larger and delete the side so you have a great spot for a king size bed with large headboard.

Also if you haven't signed off yet on plans I would make the master a little smaller, make your ensuite a little more grand. (no tub is terrible for resale)

Just my .02 cents

Also I may have missed it, but who's the builder?

[roopi]

Agree with Jordan on this. You have to have a tub in there just for resale.

[03ozwhip]

Thanks for your input Jordan, I appreciate it. I have to look into that , there were so many things we changed that we didn't even look at the master for the bed.

As far as the bathroom goes, we didn't want a tub. We had an awesome one in our last place that we used twice in 5 years, so we wanted a luxurious shower instead and I agree about resale, we went back and forth about it, but figured it was the best thing for us, as we are really trying to make this our last place.

[ExtraSlow]

Folks with kids like tubs, but you have one upstairs already. I agree, build the house you want to live in.

[03ozwhip]

Originally posted by ExtraSlow
Folks with kids like tubs, but you have one upstairs already. I agree, build the house you want to live in.

I have one kid, won't be having more and he even showers now, no more baths, so really it's just a nice piece of space that wouldn't be used, so I extended the shower.

[ExtraSlow]

I love me a big shower stall.

[JudasJimmy]

All my washrooms have showers. There is one tub in the on suit that has never been used once in 4 yrs.

I really like your floor plan. :thumbsup:

[killramos]

ALOT of women like baths. They make up 50% of the population. :dunno:

I am not saying its the most useful fixture in a home, i have never use any of mine as an example. But worthwhile to ensure there is at least 1 in the house.

[JordanLotoski]

Originally posted by 03ozwhip


I have one kid, won't be having more and he even showers now, no more baths, so really it's just a nice piece of space that wouldn't be used, so I extended the shower.

Here is what you should do as you will one day be selling that house...nobody lives in the same home forever, as circumstances always change.

-Kitchen and dining, flip those. Looks odd to have the table pushed against the wall. If you can extend the dining and kitchen area out the back 6 feet, this will give you a large island.

-Love the garage...Don't know why you want to separate the garage doors..spend the 7k on drywall, insulation and a gas heater. or use to further upgrade the kitchen.

-Make sure your doing 9 foot ceilings, 10 would be better

-Take some room out of the master and make the ensuite more fancy, add a free standing tub, and a tile shower with 10mm glass.

-Allow placement for a bed on a wall without a window.

These will all ensure you get decent long term resale

:thumbsup:

[03ozwhip]

Originally posted by killramos
ALOT of women like baths. They make up 50% of the population. :dunno:

I am not saying its the most useful fixture in a home, i have never use any of mine as an example. But worthwhile to ensure there is at least 1 in the house.

I was the one who said I wanted the bath in the master, she is the one who wrote it off. We do still have one on the upper floor and its a decent size one, just not in the master.

The master bath is getting a good treatment.


Originally posted by JudasJimmy
All my washrooms have showers. There is one tub in the on suit that has never been used once in 4 yrs.

I really like your floor plan. :thumbsup:

Exactly my point, it never gets used, so it's a waste of money for me where I can spend it somewhere else.


Originally posted by JordanLotoski


Here is what you should do as you will one day be selling that house...nobody lives in the same home forever, as circumstances always change.

-Kitchen and dining, flip those. Looks odd to have the table pushed against the wall. If you can extend the dining and kitchen area out the back 6 feet, this will give you a large island.

-Love the garage...Don't know why you want to separate the garage doors..spend the 7k on drywall, insulation and a gas heater. or use to further upgrade the kitchen.

-Make sure your doing 9 foot ceilings, 10 would be better

-Take some room out of the master and make the ensuite more fancy, add a free standing tub, and a tile shower with 10mm glass.

-Allow placement for a bed on a wall without a window.

These will all ensure you get decent long term resale

:thumbsup:

I can't change the kitchen, this is exactly what the wife wanted as far as setup goes for the kitchen and living room. The island is 5x3 so it's plenty big enough for us.

The garage is going to be done exactly as you posted.

9 foot ceilings on the main.

Still no tub going in lol but 10mm glass on the shower will be done.

I've started to address the window issue, we will see what they come up with.

Thanks for all the insight and opinions boys.

[C_Dave45]

Originally posted by 03ozwhip

The master bath is getting a good treatment.



Multiple body sprays, rain shower, large bench, double niche, heated floors...Right?
Oh, and a line drain with large format floor tile for the shower.









RIGHT?!!!

https://homeiq.files.wordpress.com/2011/05/kerdiline0031.jpg

[03ozwhip]

Heated floors are up in the air, but I'm thinking about it. Dual shower heads and a rain shower are being put in. That sure looks slippery lol

[C_Dave45]

Originally posted by 03ozwhip
Heated floors are up in the air, but I'm thinking about it. Dual shower heads and a rain shower are being put in. That sure looks slippery lol
No different than the bottom of a tub/shower unit. Or when you step out from the shower onto the tiled floor with wet feet.
There are many different textures of porcelain tile that are not slippery. But there's nothing worse than a gorgeous tiled shower and then you look down at ugly mosaic tile with nothing but grout joints everywhere. Line drains are the ultimate in "coolness factor" now.
Heated floors are a ~$1200 upgrade. Well worth the investment and resale appeal.

[03ozwhip]

Originally posted by C_Dave45

No different than the bottom of a tub/shower unit. Or when you step out from the shower onto the tiled floor with wet feet.
There are many different textures of porcelain tile that are not slippery. But there's nothing worse than a gorgeous tiled shower and then you look down at ugly mosaic tile with nothing but grout joints everywhere. Line drains are the ultimate in "coolness factor" now.
Heated floors are a ~$1200 upgrade. Well worth the investment and resale appeal.
Ok, I'm new to tile these days , school me on these line drains please.

[jwslam]

The line drain is by the wall. seems way more efficient than having one hole in the middle. All your tiles would slope towards the wall instead of towards the middle. Not sure how good line drains are for hair though.... i would assume it still clogs less because there's more area for water to drain into.

[C_Dave45]

Originally posted by 03ozwhip

Ok, I'm new to tile these days , school me on these line drains please.
It enables the entire shower floor to be one flat plane, sloped towards the wall. This allows large format tile to be used instead of having a "bowl" shaped floor where you need smaller mosaic tiles to accommodate 4 sloping planes.
Cleaning is much easier as the grate (either chrome or even a matched tileable grate) lifts right out so you can just clean out the stainless steel trough. If you really want "cool", have your builder drop the shower sub-floor by 2", and you can have a flush entry like in the following video:

d_xtF0f3scI

Here are a couple of showers we just did in Bearspaw: you can just see the tileable grate line drain.
http://i123.photobucket.com/albums/o312/CalgaryDave/20150714_113939_zpsueesyxrt.jpg
http://i123.photobucket.com/albums/o312/CalgaryDave/20150714_162908_zpsrhspaviw.jpg

https://goo.gl/photos/PKALpdEMWkkx9TzF7

[03ozwhip]

That looks way better than the normal circular drain. SOLD! Lol

[03ozwhip]

That looks way better than the normal circular drain. SOLD! Lol

[BerserkerCatSplat]

Originally posted by C_Dave45


Multiple body sprays, rain shower, large bench, double niche, heated floors...Right?
Oh, and a line drain with large format floor tile for the shower.
RIGHT?!!!

https://homeiq.files.wordpress.com/2011/05/kerdiline0031.jpg

Those line drains looks great... but the practical half of my brain wonders how you'd go about cleaning out the inevitable hair clog if you can't access the actual drain hole.

[C_Dave45]

Originally posted by BerserkerCatSplat


Those line drains looks great... but the practical half of my brain wonders how you'd go about cleaning out the inevitable hair clog if you can't access the actual drain hole.
You can. The whole grate easily lifts out, where you have open access to the trough and the hole. There is a strainer basket that lifts right out of the trough that you can clean/rinse/remove any hairballs from. This is the trough, with the grate removed.

http://www.hugotiles.com/wp-content/uploads/2012/11/Kerdi-drain-grate-options.jpg

http://st.houzz.com/simgs/0f2141f00102da4e_4-1458/modern-showers.jpg

[C_Dave45]

Hey 03ozwhip...what is the rectangular thing sitting against the exterior wall, at the end of the shower? Looks like a walled-in box about 12"x36".

[03ozwhip]

Originally posted by C_Dave45
Hey 03ozwhip...what is the rectangular thing sitting against the exterior wall, at the end of the shower? Looks like a walled-in box about 12"x36".
I asked the same thing, it's just a jet out from framing or something, it won't actually be in there it will be behind the wall.

[BerserkerCatSplat]

Originally posted by C_Dave45

You can. The whole grate easily lifts out, where you have open access to the trough and the hole. There is a strainer basket that lifts right out of the trough that you can clean/rinse/remove any hairballs from. This is the trough, with the grate removed.


Aha, very slick!

[G]

Originally posted by C_Dave45

It enables the entire shower floor to be one flat plane, sloped towards the wall. This allows large format tile to be used instead of having a "bowl" shaped floor where you need smaller mosaic tiles to accommodate 4 sloping planes.
Cleaning is much easier as the grate (either chrome or even a matched tileable grate) lifts right out so you can just clean out the stainless steel trough. If you really want "cool", have your builder drop the shower sub-floor by 2", and you can have a flush entry like in the following video:
Here are a couple of showers we just did in Bearspaw: you can just see the tileable grate line drain.
http://i123.photobucket.com/albums/o312/CalgaryDave/20150714_113939_zpsueesyxrt.jpg
http://i123.photobucket.com/albums/o312/CalgaryDave/20150714_162908_zpsrhspaviw.jpg



Nice showers...what is the ball park for one of these things if I was to rip out my existing shower but reuse all the 10mm glass?


http://i.imgur.com/McWb3yO.jpg

I want to reuse the glass door.
http://i.imgur.com/4CrjxDf.jpg

[C_Dave45]

Originally posted by G


Nice showers...what is the ball park for one of these things if I was to rip out my existing shower but reuse all the 10mm glass?


I want to reuse the glass door.


Good luck with that^^. Most installers won't even touch re-using existing glass. Twice I tried that, promising the HO it "could be done". First one, it worked. We took a thousand measurements down to the millimeter, and it worked.
Second time, I promised the same thing. We were out by about 2 mil in one spot, and the glass company wouldn't even try. Just said "Nope..can't be done. You need new glass" and the customer was out $2,000.

Never again. Now I say the same thing the glass companies do. "Sorry...no guarantees".


Ball park for a high end shower? START at $10,000. Fixtures can be anywhere from $2500 up to $10,000 alone. One rain shower head I saw was $4,000. Add lighting, speakers, body sprays, slide bars, expensive tile....sky's the limit.

[G]

Originally posted by C_Dave45


Good luck with that^^. Most installers won't even touch re-using existing glass. Twice I tried that, promising the HO it "could be done". First one, it worked. We took a thousand measurements down to the millimeter, and it worked.
Second time, I promised the same thing. We were out by about 2 mil in one spot, and the glass company wouldn't even try. Just said "Nope..can't be done. You need new glass" and the customer was out $2,000.

Never again. Now I say the same thing the glass companies do. "Sorry...no guarantees".


Ball park for a high end shower? START at $10,000. Fixtures can be anywhere from $2500 up to $10,000 alone. One rain shower head I saw was $4,000. Add lighting, speakers, body sprays, slide bars, expensive tile....sky's the limit.

Thanks Dave. Since our house is only a year old it seems really wasteful to rip it all out. I'll start saving my allowance and when I get to $20K the house will need to be freshened up so I'll give you a shout. :thumbsup:

[Tik-Tok]

Originally posted by JordanLotoski

nobody lives in the same home forever, as circumstances always change.


Tell that to my cul-de-sac. When we moved in, out of 14 houses, 9 were original owners from 1959. 5 have now passed away now, never having moved out, and 3 of those now have their children living in them. :nut:

[relyt92]

Originally posted by Tik-Tok


Tell that to my cul-de-sac. When we moved in, out of 14 houses, 9 were original owners from 1959. 5 have now passed away now, never having moved out, and 3 of those now have their children living in them. :nut: That sounds like it's probably an awesome street to live on.

[Buster]

Originally posted by C_Dave45


Good luck with that^^. Most installers won't even touch re-using existing glass. Twice I tried that, promising the HO it "could be done". First one, it worked. We took a thousand measurements down to the millimeter, and it worked.
Second time, I promised the same thing. We were out by about 2 mil in one spot, and the glass company wouldn't even try. Just said "Nope..can't be done. You need new glass" and the customer was out $2,000.

Never again. Now I say the same thing the glass companies do. "Sorry...no guarantees".


Ball park for a high end shower? START at $10,000. Fixtures can be anywhere from $2500 up to $10,000 alone. One rain shower head I saw was $4,000. Add lighting, speakers, body sprays, slide bars, expensive tile....sky's the limit.

Sorry, I may have missed this somewhere along the way...but are you a contractor?

[C_Dave45]

Originally posted by Buster


Sorry, I may have missed this somewhere along the way...but are you a contractor?
Yes. Tile Contractor. 34 years.

[sputnik]

Originally posted by Tik-Tok


Tell that to my cul-de-sac. When we moved in, out of 14 houses, 9 were original owners from 1959. 5 have now passed away now, never having moved out, and 3 of those now have their children living in them. :nut:

My neighbour moved into her house in 1957 at the age of 19 and several others on my street are the original owners.

All of the homes were built between 1956-1958.

[03ozwhip]

So, updated plans coming soon, lots of things changed. But, in the meantime, I'm looking for opinions on the media centre around the fireplace.

Since I won't have my dedicated theatre room like I did in my old house, my main floor is the media center. I have 5.1 already but I have some options.

1) keep what I have (a bit older gear but works well) put some pre-wiring in the walls to keep from all the cords and shit everywhere. Downside is the rear speakers have to be mounted on the wall as I don't want speakers on the floor back there.

2) get in wall and ceiling speakers wired in on the main floor. Downside is that it's probably expensive as all hell, I don't know much about audio and what's good these days, totally out of the loop.

3) sell my gear and get what my buddy tells me that is good, which is Sonos. I don't know anything about it and have never heard what it sounds like but apparently it's good and could be a good wireless option for about 2k.

4) wtf am I going to put my components? Built in shelf in the wall, or to make it look better, floor to ceiling shelf beside the fireplace? Will that even look better? I just can't envision it.

Anyone chime in with any of your experiences or better yet some pics of some main floor setups.

[03ozwhip]

Well the unthinkable happened, the town refused the 3rd Bay based on it not having enough room on the pad for an "average size" car. Now it was 15 feet long not including the sidewalk and they turned it down.

Anyways, the builder came up with a normalized solution and it will actually make the garage bigger but just a basic triple garage. We will see if it's approved today.

Edit: also changed the entire bathroom layout, pics to come.

[ExtraSlow]

Good luck getting the new one approved, would love to see the drawings again.

[03ozwhip]

Originally posted by ExtraSlow
Good luck getting the new one approved, would love to see the drawings again.

Thanks man, here's to hoping or starting from scratch somewhere else. Here's the plan.

http://i148.photobucket.com/albums/s5/cory_mr2/Mobile%20Uploads/FOT8E85_zpsajtuutz5.jpg (http://s148.photobucket.com/user/cory_mr2/media/Mobile%20Uploads/FOT8E85_zpsajtuutz5.jpg.html)

[C_Dave45]

Love the big master bedroom area and the double doors into it.
Also love having the laundry room on the bedroom level.
No tub in the master ensuite?! Bold move! Personally no one in my family ever uses a tub, so it seems a waste.
Nice big shower! What about any niches? Putting a bench in there? Even if it's just a corner bench...great for shaving the testies! Oh and I guess the women like it for leg shaving too! ;)
Heated floor in the master? Go for big tile! At LEAST 24x24! On the floor and the ceiling as well.
Oh and don't forget your line drain! :thumbsup:

[Euro838]

From that upstairs plan that you have there, seems like room is a bit of a premium in your layout so I'd probably do the following:

- Ditch the bonus room (Use half the space for the Master ensuite and move the main bathroom to the other half. Doing this will also allow you to probably have a bigger Master WIC (No, they can never be too big)

- Agree with Jordan and others that regardless of if you use it or not, a nice soaker tub is a must as part of a Master bathroom retreat.

- Extend bedroom 3 to take old bathroom location

- Make the closets for bedroom 2 and 3 in the center between the two rooms

I've had a home where there's been too many rooms but not enough space in each and I find it's too much of a crunch. Although some people don't think so, I think a 10'x10' bedroom is small.

[03ozwhip]

Originally posted by Euro838
From that upstairs plan that you have there, seems like room is a bit of a premium in your layout so I'd probably do the following:

- Ditch the bonus room (Use half the space for the Master ensuite and move the main bathroom to the other half. Doing this will also allow you to probably have a bigger Master WIC (No, they can never be too big)

- Agree with Jordan and others that regardless of if you use it or not, a nice soaker tub is a must as part of a Master bathroom retreat.

- Extend bedroom 3 to take old bathroom location

- Make the closets for bedroom 2 and 3 in the center between the two rooms

I've had a home where there's been too many rooms but not enough space in each and I find it's too much of a crunch. Although some people don't think so, I think a 10'x10' bedroom is small.

I guess you don't know that I have a kid, so all moot points. The bonus room is for him and the 3rd bedroom is our spare. I already cut down our WIC because I thought it was too big lol

No tub going in, I've made my decision on that.

Dave, I have gone for most of what you said, unfortunately budgeting is there so not all. Just a niche with a seat but no 24x24 tiling unfortunatelyou.

[03ozwhip]

Well all this time that I've been trying to get this sorted out and approved, it's been denied time and time again, even with a change to a regular triple garage, the developer and the town has denied it for a final time.


The deal was signed September 16th but this is it, I'm not fighting with it anymore, so it looks like I will be getting my deposit back and will have to start somewhere else from scratch.

Shitty deal for me. I will probably take my plans and hopefully use them or at least part of them on building a new house. Thanks for all your guys advice.

[roopi]

Too bad it didn't work but good call walking away instead of sacrificing. You'll probably get the same house for less now anyways once you find a place to build it.

[03ozwhip]

well since I never did update the thread, I moved into my newly built house as of today. things changed and I ended up with the same builder, in a different area, that included a walkout basement, for the same price.....I took the deal.

here are a couple of pics for anyone interested...

http://i148.photobucket.com/albums/s5/cory_mr2/20160714_133202_zpsol8clgcy.jpg (http://s148.photobucket.com/user/cory_mr2/media/20160714_133202_zpsol8clgcy.jpg.html)
http://i148.photobucket.com/albums/s5/cory_mr2/20160714_133233_zpsg9egdeo5.jpg (http://s148.photobucket.com/user/cory_mr2/media/20160714_133233_zpsg9egdeo5.jpg.html)
http://i148.photobucket.com/albums/s5/cory_mr2/20160714_133332_zpsekm4f5yd.jpg (http://s148.photobucket.com/user/cory_mr2/media/20160714_133332_zpsekm4f5yd.jpg.html)

http://i148.photobucket.com/albums/s5/cory_mr2/20160714_135851_zpssv4vwjwr.jpg (http://s148.photobucket.com/user/cory_mr2/media/20160714_135851_zpssv4vwjwr.jpg.html)
http://i148.photobucket.com/albums/s5/cory_mr2/20160714_135917_zps8rex6piu.jpg (http://s148.photobucket.com/user/cory_mr2/media/20160714_135917_zps8rex6piu.jpg.html)

[TomcoPDR]

Very nice home

[roopi]

Nice looking place.

[kaput]

.

[roopi]

Originally posted by kaput
That shower doesn't have much ventilation to let the humidity out. My last two places were more open than that and both still had moisture issues on the painted parts of the wall/roof above the shower. Any concerns about that?

Didn't even notice that wasn't all tiled. My current shower is very similar to this setup but the glass goes even higher. I tiled the ceiling as well as outside of the shower on the end and I see the moisture there.

This will most likely be a problem for you.

[03ozwhip]

thanks guys. I just had my first shower in it and God damn I'm in love lol I had a similar setup in the last house I built(shower was half this size though) and I did have condensation on the paint but in the almost 5 years I lived there, I never had any issues with it.

we will see how it goes though.

[C_Dave45]

Originally posted by 03ozwhip
thanks guys. I just had my first shower in it and God damn I'm in love lol I had a similar setup in the last house I built(shower was half this size though) and I did have condensation on the paint but in the almost 5 years I lived there, I never had any issues with it.

we will see how it goes though.
You can always tile it later. Might be a good idea to grab enough of that tile now to do that, as tile goes out of production quickly.
Love that line drain eh? I love large tile on a shower floor.

[03ozwhip]

ya I have enough to do it later. thanks for the line drain suggestion, it looks awesome. seriously, hat shower and the garage are my 2 fave things in the house.

I have 0 regrets. hard pulsing shower + relaxing rain showers =:drool:

[RealJimmyJames]

Looks great.