It's Boxing Day!

There's not a lot to see right now. Rough plumbing and electrical is being done, so there is no real change in appearance to the exterior of the house. We've had over a foot of snow, so getting around the site is a little difficult. Rather than house pictures, here's a festive seasonal shot of the trailer:

The first layer of the SBS roof has been put down. You can see the red primer on the parapet. The membrane has been lapped up over the parapet and we are waiting for the granular cap sheet to be applied.

This is the South elevation of the Third Floor Garden Room.

Main floor of the South side of the duplex looing West towards the entry.

Front elevation viewed from 23rd Street.

Rear elevation viewed from the lane.

Plumbing rough-ins are nearly complete and we expect them to be completed and inspected tomorrow.

Roof and Third Floor Added

Viewed from 23rd Street, you can just see the Third Floor Garde Room framing above the roof deck. Balcony framing is also done.

A closer view of the front elevation. You can see a better view of the roof deck framing.

A view looking straight up at the roof deck framing.

The rear (North) elevation looking Eastward showing the balcony framing as well as the overhang of the roof deck. Ther will be a 2'-6" overhang.

The rear (North) elevation looking down the East side of the house.

The rear (North) elevation looking Westward.

Second Floor Framing

The framers spent a few days getting the second floor fraing into place. The roof deck and third floor garden rooms will hopefully be done next week. The following photo is the house looking North from across 23rd street.



This is the rear of the house looking South from the back yard.

This is the view looking out the Second Floor, South-West bedroom. You can see Lion's gate Bridge.

This is the view looking out the Second Floor, North-West bedroom. When it isn't cloudy you can see more of the North Shore mountains.

Up it Goes!

Framing of the first floor exterior and interior walls started yesterday. Other than some minor issues with window heights, it is going pretty well. Second floor joists and decking will begin tomorrow. The first shot is viewed from the back yard.


This is the view from the front yard/courtyard.

The West side looking to the rear of the house.

The West side looking to the front of the house.

Basement Framing is Underway

These photos were taken a few days ago and show the framing has started in the basement. This first photo is looking towards 23rd Street from what will be the bedroom of the basement suite. The living room is to the right of this.

This photo is the living room mentioned above. Again, this is loking South towards 23rd.

This is looking South along the West foundation.

Overall view looking South towards 23rd Street.

North-West corner of the site.

Looking South from adjacent the trailer.

Looking North from what will eventually be the front yard.

Looking South from the basement of the rear unit.

Foundations

Concrete was poured on Monday, August 18 and the forms stripped a couple of days later. There was a bit of a bulge that the contractor came and ground out. Time that could have been spent applying the waterproofing. The weather was great for it. The company putting in the waterproofing and drainage mat was supposed to do the work yesterday, but things were wet in the morning when they arrived. Shame they didn't stick around, as the day turned out great. Nothing but rain is forecast now, so things are at a bit of a standstill.

Formwork

For the past week, a crew of men have been putting together the formwork for the basement footings and foundations. Inspections should happen tomorrow once they finish up securing some of the horizontal rebar. Concrete is scheduled to be poured on Monday.

These shots are viewed from the back (North) of the property. The opening at the end will contain the French doors which will open onto the garden court.




The following shots are from the front (South) end of the property. The recess in the end is for the window wells to bring light into the basement of the North unit.

There's a Ginormous Hole in My Yard!

Excavation started earlier in the week. A few more loads will be removed tomorrow and we'll be where we need to be for formwork to start. The garage and trailer look like they are precariously perched right on the edge, but there is about 5 feet from the rear of the trailer before a 10 foot vertical drop.

A demolition and building permit were finally issued last week! The process is slow and painfull, to say the least. Why permits for a duplex should take so long is beyond me. It would seem the simple act of having a suite in one of the units threw a spanner in the works for the folks at city hall. Odd, considering the current administration is actively promoting secondary suites and affordable housing, you'd think they would have the policy and procedures in place to move this sort of application through the system quickly and efficiently. It's a shame that they can't operate with the same efficiency as we do in the private sector.

Politics aside, my home of the last 4+ years was demolished yesterday morning. It took very little time before it was reduced to a mound of rubble, ready to be hauled to the land fill. This Monday will see the remaining rubble removed and excavation will begin in preparation for footings and foundation formwork.

It would seem that there is no turning back now!