OK. I am going to try and provide a step by step on this new home we are starting. I am sure I will not be able to do as good a job as Mike Smith’s Adverse Conditions, but I’ll try and show you guys what we typically do in this part of TX.
If anyone is interested, please encourage me as this will undoubtedly take some time for each post.
It is an interesting site in that it was an old sulpher mine company town called New Gulf, Texas, created by New Gulf Sulpher Company. I think I read that the mine had been one of the largest sulpher deposits in the world. I may be able to take a pic of the historical marker. All of the small 3 bedroom wooden homes built in mid century have been moved out. The 57′ x 126′ lots have been replatted to 172′ x 126′ or a three to one ratio. Where there were 9 lots on a block, there are now 3.
The Suplher Company built a school, store and golf course. All these are still in place except for the store. The nearest small town is Boling, TX and the nearest city is Wharton, TX. The home is for a retiring Boling School superintendent and his wife. 3360 SF of living area on the first floor and a 500 SF Bonus Guest Bedroom over the Garage.
I drew the plans from a submission of pics and ideas from several plans by the HO.
This week we pulled the permit, secured our water permit , and placed flagging for our new 911 Emergency mapping system to get an adress. I need an address before our power company will provide a pole and transformer. Power to the house will be underground from ariel electrical lines along the rear of the prop. Today, I took down a elecrtrical T-pole on another site for installation on this site, but I am waiting for a pole and transformer before we set the T pole (it must be within 50′ of their transformer pole and no guessing here).
Yesterday we finished removing 7 large pecan trees. The trees were cut down and the stumps were taken out with a backhoe. Debris was removed to a minimum depth of 30″ below existing grade, and the holes backfilled with a highly compactive sand / clay mix, known here as select fill. Only one of the trees was directly in the footpirint, 4 were in the driveway and 2 were too close for comfort.
We do not have the foundation engineering yet. The soil test is complete, and we will pick it up tommorrow. I drew the foundation plan, it will be reveiwed by a structural engineer with relation to the soil test.
I have attached some site pics of the tree removal, and pdfs of the floor plan, front elevation and plat.
Whew, it so hot down here already that a field of corn popped into pop corn, neighboring cows saw all the white stuff, thought it was snow and they all froze to death.
Replies
I'll anxiously be waiting for more updates
Show us how they do it in texas, we know those yankess
don't have a clue :-)
Nice.
For perspective, would you tell me (us) what the finished sf is? I don't want to grab a calculator . . .
And I see stairs, but I'm assuming that you're slab on grade and those are access to a bonus area over the garage?
And if so, is the omission of a basement just a regional preference thing or water table or soil or . . . I was stationed in AL for a few years and I dont think I saw a single basement there. The argument was always clay soil. I suspect it is very possible, but I'm not a foundation guy.
Last one, stucco. Do you (I'm sorry) y'all use sto, eifs, real stucco . . . ?
I'll see your heat and raise you one windy day. It's so windy, all the Kansas farmers are coming up here to plant their fields.
"Sometimes when I consider what tremendous consequences come from little things, I am tempted to think -- there are no little things" - Bruce Barton
For perspective, would you tell me (us) what the finished sf is? I don't want to grab a calculator . . .
3360 LA 1st Floor / 500 SF Garage Bonus (including climatized storage)
And I see stairs, but I'm assuming that you're slab on grade and those are access to a bonus area over the garage?
correct
And if so, is the omission of a basement just a regional preference thing or water table or soil or . . . I was stationed in AL for a few years and I dont think I saw a single basement there. The argument was always clay soil. I suspect it is very possible, but I'm not a foundation guy.
water table / soil conditions
Last one, stucco. Do you (I'm sorry) y'all use sto, eifs, real stucco . . . ?
real stucco
I'm very interested TX!
I've done a few threads myself and I know how much time they take. Thanks for offering to do it. If you decide that it's too much, I'll understand.
Keep em coming.
blue
<done a few threads myself> Wasn't it called "Boogerin with Blue" or something like that?How long ago was that, do you remember?
I like that floorplan. If you need a good framer to do some tricks like maybe putting a nice octogonal groin in the family room pop-up let me know. My wife loves to take trips across Texas and I can pre-cut a pretty nice ceiling and install it in a day or two.
Email me if your interested or want to see pics of some custom ceilings I've done.John
I am an old framer myself. I have three different frame crews that all do excellent work. I usually design framer friendly, as I have compassion for the trade.
There are three volume type ceiling MBR / Family / Breakfast. The Breakfast will be a round / 4' radius / step. A flex crown will be used and we sometimes use a ceiling medallion at the light fixture according to HO prefences.
Step ceilings with hidden and mood setting rope lighting are a trademark association with our company. They are not expensive, easy to frame and a good value for the low cost. See pics
I would like to see some of your frame pics. Post or email the pics. I also attached some framing I did when you nger and doing our frames "in house". Back then (13 years ago) I was builder / lead carpenter. Now I mostly manage and get on the skid loader or tractor on occasion.
You can see some of my framing at http://photos.yahoo.com/kpatrix2002
I've been a little lazy lately and haven't added any ne pics but you can see some of the neat groin ceilings and domes from this year.
I also like to use the rope light ledge effect, there is a picture in there of a dome we framed with two rope light ledges, it is really cool looking, I need to get a pic of it when finshed but I guess we'll have to wait a while for that...
In the house I am framing now, I have created some really unique designs, combining the octoganol groin with the dome/rope light ledge combonation. It is really gonna be an eye-catcher I'm sure.
I like that Ferguson house you've posted pics of, that must have been a fun frame with all those tall cathedral ceilings.
Take care and keep us informed as everything comes along.
John Edit : here is a link to a walk thru of a frame I recently completed. It's a large file so it may be slow... http://www.yousendit.com/transfer.php?action=download&ufid=B09E8B9958E8AD81
Edited 6/16/2006 11:58 pm ET by KirkpatrickFramer
Nice work KFramer.
As an incentive for sales, I do show clients pics of the stepped ceilings, and the framer and I work it out at little of no extra cost.
I like the domed step, but I would definately need to add it as a extra charge. We were asked to frame a 10,000 SF home years ago with a 20' domed ceiling in an entry gallery 22' AFF. It occured just after a 12' barrell vaulted entry foyer ceilng. Both ceilings were tied in together like an igloo. I never took pics of the framed or finish product. Would you mind if I copied your domed stepped ceiling pics as a sales tool?
You must have been laying on the floor on your back in the one pic.
I did not download the big walk thru file. My 8 year old son has opening events for summer basketball today and a 30 minute dowload....maybe later.
Seeing the pics of the framing crew made me long for days gone by....I loved it, but I am not in framing shape anymore. It takes an everyday athletic type commitment. I may be good for a couple of hours, and I could manage and give good directions.
The Ferguson Home was lots of fun, we also finsihed the home and when I made suggestions about improving the plan, the budget was almost unlimited. That was nice. We spent 18 months on the home, and another 18 months doing an assortment of other projects on the property.....rich guy client.
The engineer will get the plans Wednesday, already running behind 2 days, but had a great weekend and Fathers Day. No regrets in not finishing up the foundation plans over the weekend.
Here are the foundation plans and details. They will subject to the engineers review.
I think this plan will work, but he can surpirse me...usually with overkill.
The foundation will be an earth and lumber formed monolithic slab on grade with 12" W x 24" D beams. See drawings. The finished concrete elevation at the living areas will be 16" - 18" above the existing grade. There is a excavation and grading detail on the foundation detail page. This is where I can have some fun, as (if I am not too busy with management and customer relations) I can run our skid loader and tractor.
I hope we can start forming next week. Pics to follow. Stay tuned.
tx.. good start.. your foundation is almost exactly the same as Cadioli uses in Australia...i'm guessing similar soil conditions
why did you use 23' as the garage depth ?
Mike Smith Rhode Island : Design / Build / Repair / Restore
Sorry this is so long, my addiction to BT is showing again.
Well, first let me say that I am honored to receive your comments, you seem to be a well respected heavy hitter amongst the BT Super Friends. I have also admired your fine craftsmanship and attention to detail. I made some comments but never got a response.
I thought maybe you had something against me, like the fact that I stormed into BT as a newbee and made some confident yet rude remarks about another BTer's recommendation that someone use regular framing nails with ZMax hurricane clips from Simpson in a barn / shop environment. I have learned to go easier and never get involved in the political and religious threads. Who ever that was, please forgive me.
Do you like good music threads.......seems to get me plenty of feedback to feed my ego.
Good question about the Garage depth.
The Garage depth was a part of one of the plans submitted to me by the HO. I discussed the depth and placed a truck like my crew cab in the Garage on a CAD drawing. They understood my point , but told me the 23' Garage would be fine. They are a retiring couple and drive a Honda Accord and a larger sedan. This new Garage is actually 2' deeper than their existing Garage.
I still suggested they Texasize it and make it 26' deep, but they declined. Potential resale to a Texan who owns a big truck may hurt in the long run, but it will work for them now. Aside form that, we are going to do a jamb up job, resale (if it ever happens) will be a breeze...best home in the neighborhood. : - )
How do you know about Australia, and who is Cadioli?
I must add that I can appreciate the Adverse Possession thread and the time you spend to share with all of us. Cool. I am inspired to keep up.
Do you use a camera phone? I have a Nextel Military spec model to endure the hardships of the construction enviroonment. My super ran over his with the loader and he dropped the same phone in a bucket of water. It is still working. Nextel does not make a camera phone with the durability. Maybe I need to do more management and spend less time on the tractor and loader, so I can carry a wimpy camera phone.
My land planner is coming in from Wisconsin today, we need to meet with the County Commissioner for a review of a development project I am planning on a 100 acre piece of property I bought. Not much money to do it, but I am taking one step at a time in faith. Big hat, no cows, as they say down here.
She has completed her rough draft of the 94 page program booklet...beautiful job. I need to start another thread when we start to work. I talked to a dirt and sand vendor who has equipment. He sasy he will dig a small lake / large pond for me in exchange for the sales of the excavations.
This project is like crossing a river where there are stepping stones, but the only one you can see is the next one in line after you ntake a step. It would be nice if I had about 2M.
Sorry this was so long, but life is very good and I am joyfully excited. I could share my secrets, but then we would have a religious thread. You can read between the lines.
La, de, dah...blab, blab, blab and more ramblings.
Edited 6/21/2006 9:37 am ET by txlandlord
Tx, don't worry about Mike. He likes everyone!
blue
Thanks blue....it is true Mike gets lots of respect and rightfully so.
Keep me in the loop on when you will be in Texas. I would like to come over to Austin and teach you how to speak southern: some words can have two meanings, for example:
afar: a long way; The house is afar piece from here
afar: burning; The house is afar.
Some words are spelled and pronounced differently:
aggs: eggs / earl: oil / ax: ask / tar: tire or tear / rat cheer: right here
TX
We don't speak like that over here in Austin, this is the civilized part of Texas.
Also to many northern transplants, sorta keeps the language proper and all!
Doug
Tx,
Looks like this will be another fun thread to watch. I just wanted to jump on board. I can't wait to see how they do it in TEXAS
I don't know why I decided to latch on to this coment, but just for the sake of discussion, would you care to elaborate on this
"I am an old framer myself. I have three different frame crews that all do excellent work. I usually design framer friendly".
Just curious about what you do in the design phase to make framing smoother, or is that trade secrets <g>
I'll be staying tuned and excited for what's to come
-Andrew
Edited 6/22/2006 12:46 am ET by xosder11
There are probably at least 40 ways I can make life easier on a framer, especially if I have drawn the plan and then can explain to them to make sure they understand why it is "mejor" (mejor = better in Spanish). Each home has different elements that, with adjustments, can make life easier.
My frame crew leaders (we have three crews that sub) have come to learn that I can help if they listen. I started framing before many of them were born. many of them call me Maestro (Master), not in the slave sense, but Master Carpenter.
I am sure there are framers here who get a set of plans and think "What in the world? Why wasn't this planned this way?" Some may question the design, but do not make waves because of time and hassels.
I am not saying that architects designers have bad designs, but the practical experince gained through actually framng can improve upon frame design, and I have that experience. To make a list of things that help would be difficult, as it varies by home and can involve the smallest of items details addressed by detailed drawings.
As I remember, you are an architect or designer. Maybe you could start a thread an ask all of the framers here what their ideas are on the subject. I will chime in when I have more time.
Examples:
floor joist layout such that the sub-floor does not change direction without good reason. In some cases, the span difficulties one may encounter can be addressed with some thought and engineered creativity.
Noting on the plans that (where applicable) the framer can use their choice of joist hangers or pressure blocks. I know when I was framing, and it was acceptable for a location, I prefered cutting a popping in pressure blocks rather that the hassels with joist hangers. We'd could cut a bunch of them to size on a jigged up miter box table quickly and the nailing time saved over placement and nailing joist hangers helped. Pressure blocks also help in disposal of all the drops / scraps....less trash for the framer to pile up.
We do lots of stepped ceilings. I may specify a length of lumber for an area that cantillevers from an adjacent room to the step ceiling beam instead of having the framer add small short joist from wall to beam in that particular room.
One thing I do as a builder (and not a designer) to save the framer some time is to provide my framer with my take off. I not only have the count and product listed, but it also tells the framer what goes where: ie
18 2 x 8 x 16 # 2YP Master Bedroom ceiling joist
22 2 x 6 x 8 #2 YP Rear Porch joist
55 2 x 6 x 16 #2 YP Stiffbacks / Purlins and Misc
Edited 6/22/2006 11:48 am ET by txlandlord
Edited 6/23/2006 10:42 am ET by txlandlord
"here are probably at least 40 ways I can make life easier on a framer"Yeah...I figured you could probably write a book, I was just hoping to get a few pointers, and what you gave me was good info, thanks. "many of them call me Maestro (Master), not in the slave sense, but Master Carpenter"Ha! Reminds me of this one framer who had everyone in his crew calling him Captian. He's be like "Timmy, I need you to spike those LVLs together." To which Timmy would reply, "Ay Captain!"
You should hear some of our conversations. The framer is speaking in english and I am speaking in spanish. We are both practising, but it could be confusing and / or humerous to an observer.
framer is speaking in english and I am speaking in spanish. We are both practising, but it could be confusing and / or humerous to an observer
Naw, it's when you get to that comfort zone of short-hand spanglish, and outside observers start looking like they'd like subtitles as it all sounds like "jibe" to them (in either english or spanish) <g>.Occupational hazard of my occupation not being around (sorry Bubba)
Naw, it's when you get to that comfort zone of short-hand spanglish, and outside observers start looking like they'd like subtitles as it all sounds like "jibe" to them (in either english or spanish) <g>.
Yea, that is fun........31 post to this thread and we have yet to break ground. I am encouraged at the interest.
A while ago I went over next door to a driveway we are installing and started sweating like a roasting pig just standing there........I am probably getting my due from all the comments I made on BT this winter about how nice it was in TX when others would talk about 19 degrees, snow and ice.
Why did you have to mention 19 degrees snow and ice ? heck I can't even keep ice in my igloo cooler, that's a sixteen pound block in a 10 gallon cooler that melts...overnight ! I've been pushing something like 86 percent humidity and 95 highs for a month. It's a sauna out there.
I'm, starting an 8101 foot frame on a concrete slab next week, when you pour it'll be close to august,ouch. I'm going to buy me a 10x10 gazebo to put over my planstand' your framers are going to need one, too, para la siesta en la tarde.What kind of hours do your trades keep, tx ? are the framers out on the job from 7 to 7 or do they work a standard 40 ? Sometimes I'll be taking one of my boys to practice and I'll see other crews out still working at 7 o'clock at night, and I wonder, when do they have time for BT ?JK
Didn't you see pics of the site, we removed 7 large pecans and that was less than half.
What hours do my framers keep? Depends on which crew, their schedule and the site location. Usually they show about 7, and often they work late....6 or 7. They will sometimes have 1/2 crew on site on Saturdays.
When I was framing reguarly I tried to be there and rolled out at 7, and I tried to meet a goal (2nd floor floor joist / sub-floor/ wall layout) . If we could meet the goal...we'd roll up anywhere from 2:30 - 5:00, but there were many days we did a 7 - 7. If we had a week of long days we'd only do a 1/2 day on Friday and take off Saturday. I did and still don't like to work Saturdays as I have so many home projects and need time with lthe family.
I need to get on to some tractor work around here, but I'll have to wait to finish until this afternoon (when it is nice and hot), as my 8 year old has a YMCA basketball game. My wife still won't let me get away with calling tractor work on the property here ....work. She says I am just playing.....hmmmmm....me thinks she is right.
El sol en este lugar que tengo un casa nuevo no es un problemo grande, pero es no bueno por mis amigos que fabircar las case arreglan la siesta en la tarde. Vamanos!
--- El sol en este lugar que tengo un casa nuevo no es un problemo grande, pero es no bueno por mis amigos que fabircar las case arreglan la siesta en la tarde. Vamanos! ---?The sun in this place that I have a (masculine) new (masculine) house (feminine) is not a big problem (misspelled), but it is not good for my friends that to make the (plural) marry (subjunctive) they arrange the siesta in the afternoon. Let's go (misspelled)!Perhaps you meant,El sol en este lugar donde tengo una casa nueva no es un gran problema, pero no es bueno para mis amigos que fabrican las casas que lo arreglan la siesta en la tarde. Vamonos!The sun in this place where I have a new house is not a big problem, but it is not good for my friends who are building houses that they arrange the siesta in the afternoon. Let's go!Still not sure I get it, though.Rebeccah(p.s. don't mind me, just practicing my Spanish)
--- El sol en este lugar que tengo un casa nuevo no es un problemo grande, pero es no bueno por mis amigos que fabircar las case arreglan la siesta en la tarde. Vamanos! ---
The sun in this place that I have a (masculine) new (masculine) house (feminine) is not a big problem (misspelled), but it is not good for my friends that to make the (plural) marry (subjunctive) they arrange the siesta in the afternoon. Let's go (misspelled)!
Yes...casa nueva
2nd casa (case) is typo
Spelling? I can not spell very good in English.
I need to practise too, thanks for your observations. I get along OK,....much of TexMex Spanglish is slang.
Donde is not used as much as que in similar conversation.
TexMex translation and the way it would be understood by practicioners:
Regarding the sun... in the place....what I have is a new new house with no big problems (lots of trees).
What I intended:
There are lots of trees at the new home site, so the sun is not a big problem. But, it is not good for the workers (who are mostly friends) because they may inclined to take a nap in the shade.
Is
your spanish education formal, street or a mix?
Edited 7/20/2006 12:14 pm ET by txlandlord
Gotcha, thanks for the clarification TX.El sol en este lugar donde tengo una casa nueva no es un gran problema, pero no es bueno por mis amigos que fabrican las casas y arreglan la siesta en la tarde. Vamonos!I've had some medical spanish courses and have studied a little bit from a CD and skimmed a couple of grammar review books, but most of my Spanish comes from my fiance, who is from Honduras. I've learned a lot in 4 years, but he's still hard to figure out sometimes. All it takes is one unrecognized word in a critical part of the sentence, and it doesn't matter how many times he says it, I still don't get it.Buena suerte con la casa nueva!Rebeccah
Yes, I still have some problems, but I am willing to make a fool of myself in order to learn.
As you may experience, the formal spanish I learned in school can sometimes bring laughs from mis amigos.
Life is good. I enjoy trying to communicate and understand, it can certainly reduce the culture gaps. Sometimes I am speaking Spanish and my hispanic friends are speaking English back to me. Its fun, works and teaches us both.
Edited 7/21/2006 11:03 am ET by txlandlord
Me, too.Apparently my pronunciation, although reasonably good for a gringa, at times makes for some interesting word confusions, too -- most notably, cansada (tired) and casada (married). Did I tell you mi maestro es mi novio? He never seems to get tired of this particular joke.Rebeccah
Rebeccah,
In either case maestro / teacher or maistro / master is appropiate for a novio / boyfriend. : - ) (This is obvioulsy the male point of view.) So, what is the joke?
Fortunately I have Mrs. Flor Linan de Shaw (married Dale Shaw) living next door as a language consultant . She was born in Montery Mexico, came from dirt floor existence in Mexico, through our minisitry for people with life controling problems like drugs and alchohol, learned English and subsequently recevied her Master degreee. She is now a bi-lingual administration specialist in one of the Houston area school districts making 6 figures.
Her mom makes the best lasagna I have ever had for us on a regular basis, facts to excluding my mom's. Between these two lasagna makers, I never order lasagna when eating out as I know I will be disappointed.
TX,The joke is I say estoy cansada, and he says, de veras? estas casada? And sometimes adds, con quien?They don't pronounce "n"s like we do, and when I try to do it right it gets garbled when followed by the "s".But he also does it with other words that sound similar, even when I *know* I've pronounced them correctly; then it's just word play.I don't find maistro in my dictionary; as far as I know, maestro is "master" in most senses of the word, including schoolmaster or teacher. RebeccahP.S. He may be my maestro, but I'm his diosa. :)
The explanation of maistro and maestro comes from Mrs. Flor Linan de Shaw.
Maistro: used as a master of an art or craft according to my understanding and Flor's confirmation. I framed for many years and many of the hispanic framers call me Maistro, not as teacher, but as one who has mastered the craft. It is in the same sense as orchestra leader. The orchesra leader or maistro is indeed a teacher, but the application is more of a master of the art such that he has earned the right and is qualified to direct all of the musicians.
According to Flor, there is stronger emphasis....carrying out the "i" when pronoucing maistro than the "e" when pronouncing maestro. Selah.
Selah is Hebrew for pause and think of that, used often in Biblical Psalms.
We be gittin edjumacated. What does your bo think of that word, or the whole sentence: We be gittin edjumacated.?
Stay tuned to New Home Texas Style...new pics in the camera.
I'll have to confirm Maistro with Kalim (my Honduran fiance). I suspect it may be regional. If I remember from earlier in the thread, Flor is Mexican?I don't think Kalim would have a clue what "edjumacated" means. He's familiar with, but not fluent with, the "get" + <past participle> construction in English and has a difficult time with regional American accents in general, and doesn't really get any practice with southern since I'm from the midwest. He's getting the hang of the local black slang, though -- more so than I.Rebeccah
First, I must apoligize. The pics have been delayed so far, as my wife bought the wrong memory card for our Sony Digital. I took the following with a cheap disposal camera and had a CD made. I hope to have the Sony or an alternate running soon.
We stripped the site. I bought a new tractor driven tiller for my Kubota.
It made mince meat of the existing grass and the excavation went well.
We removed the existing organics (grass) to about 8" below grade.
We imported 400 yards (25 - 16 yard loads) of "select fill", a 60 / 40 mix of sand and clay that is highly compactive. We spread the fill in 8' "lifts". Spreading 8" at a time and compacting with 7000 lb skid loader.
The finished slab elevation will be 18" above exisitng grade. We bring in fill to 8" below the finished slab elevation.
Import loads of select fill were slow in coming. I easily kept up with their progress, and ordered the last 8 for the next day. I marked the pad for the dump truck drivers as I would not be there until late. We could have built the whole 5600 SF pad in a day, but the sand/clay pit only had two trucks running our job.
I finished the pad the next evening.
Thats all I have time for tonight, gotta go. JD my 8 year old son and some of his friends want me to make a fire so they can toast marshmellopws. I have other pics of form set, form crew, piers being drilled and poured.
Edited 7/25/2006 10:38 pm ET by txlandlord
tex... pretty country.. where is it ?
View ImageMike Smith Rhode Island : Design / Build / Repair / Restore
OK, I got the fire started and the kids are busy burning down the Summer Kitchen on the back Porch. My Office is just off the Porch so I snuck back in here. If the inside wall behind me starts getting hot, I'd better go.
It is a pretty site. Refer to post one......it tells about the site, and the old company town where the old wood framed homes were removed and three small lots became one. The homes were well built and sold like hotcakes when moved.
There is a historical marker at the town entrance. I'll try to take a pic of the marker.
The site is New Gulf Texas. It is about 15 miles south of Wharton Texas, and Wharton is about 40 miles southwest of Houston down Highway 59. Hungerford, where I live is about 6 miles closer to Houston north on 59. The trees at New Gulf are mostly native pecan. New gulf is about 35 - 40 miles from the Gulf of Mexico.
I have some more pics when I get time. We have the plumbing "ground rough" complete, but we have had lots of rain. Further progress will be delayed waiting for things to dry out.
How do you post the pics in the body of the post (like you do) instead of a click on? I forgot.
open the pic, right click.. COPY..
back... EDIT..... PASTE...
applyMike Smith Rhode Island : Design / Build / Repair / Restore
OK, the balance of pics to date:
Mike told me how to paste pics in message box, but it did not work for me...sorry.
Pics are mostly self explaining.
We have no temporary power as yet , so the crew used a generator.
The pic of the form represents about 1/3 of the men my foundation sub contractor uses. He usually runs three trucks with 5-6 men in each truck. The boss and my main contact is not present. He and I have been working together since 1980. He is in his mid sixties and a great guy. These guys work their butts off. Basic forms were finished in about 4 hours.
Edited 7/27/2006 7:48 pm ET by txlandlord
We marked the piers according the plan attached to the next post.
The drill bit is 12" and the shaft about 10' long, the piers were about 8' below grade.
The driller is Drymalla Foundation Drilling. The 72+ year old owner is a former builder.
His daughter Ms. Pam Drymalla drills for him. He was not onsite. Pam told me he was playing with a new drill truck the bought. He has been with us since the early 90s. They charge $25.00 a hole for drilling a reaming. There were 54 holes and it took them about 4 hours. $1,350.00 = $337.50 per hour for two machines.
Pam was hooked up to the reaming tool after drilling when I took her pic.
The Belling Tool is also 12" but bells to 36". It is pressure activated and the wings in the pic press out when hitting the bottom of the drilled hole. It collects it's own excavations and has a door that releases for dumping when it comes back to the surface.
Reinforcement is 4 - #4 bars with 6" round stirrups.
We drill ream and pour in the same day for safety and cave in issues.
Edited 7/27/2006 8:36 pm ET by txlandlord
Well I tried to attach the revised foundation plan now showing piers, but no workie. It is a pdf 322 KB. The foundation detail sheet is over 600 KB. I have posted these before with no trouble. The unrevised foundation drawings were previously posted. Piers are located at almost all beam intersections.
Inspections for the piers usually occur prior to pour. We have a Head of Inspector Communications. He is pictured here awaiting the inspector with effective inspector communication tools.
The other pic is the balance of the previously mentioned and large foundation crew. They will show up when the site dries out and we are ready to dig beams. We have had lots of rain and set a rcord for rain in one day yesterday. Mucho luvia es no bueno por trabahar.
Edited 7/31/2006 9:22 am ET by txlandlord
tex.. your soil must have deep bottom... that drill rig would last about 2 holes in our new england glacial till
most of the rigs use rock drills here
hey.. try playing around with your camera settings.. you have good image size but the clarity is a little fuzzy.. not doing justice to your beautiful pecan grove setting
View ImageMike Smith Rhode Island : Design / Build / Repair / Restore
Not too many natural rocks here on the TX coast. Usually two to three feet of very poor black gumbo soil and then sandy clay. At about 8' we usually have a good load bearing soil. View Image
Personally, I am very blessed with soil conditions on a 100 acre property I own. It is sandy loam and sandy clay for two to three feet and then good bearing soil.
Thanks for the comments. Rains have really slowed things down.....three week irritatiing cycle of rains for three to four days and three to four days of drying takes place....when we can get ready to start up again on the foundation (and doing final grade and landscaping on another home) it rains again. We should be pouring next Wednesday.
The camera I used was a cheap throw away as my wife has bought the wrong battery for our digital. I had a CD made and posted those pics. Better pics coming soon. I have been busier that a one armed wall paper hanger. Not much time for BT.
Your Ad Pos home is looking great...you are an artist.
How's this job coming?
Jon Blakemore RappahannockINC.com Fredericksburg, VA
Well thanks for the inquiry.
The clients are wealthy, paying cash and slow about their allowance selection homework.
She is responsible for most all selections, except for the home entertainment center, which is his baby...a healthy baby and an unexpected extra he asked us to put together at about $15,000.00.
She has been very very slow at making selections.....5 weeks finishing her electrical fixture selection and has not finished the plumbing fixture selection.
I can't complain....great clients. They have told us they prefer to move slowly, and offered to allow us to have a business promotion 2 day Open House and a Chamber of Commerce Mixer at the home prior to move-in. We did one of these pre-sold open houses prior with great success.
We have also added a pool, with built-in spa and waterfall. Pool dig is tommorrow, but looks like rain is in forecast.
We have made creative upgrade suggestions as we progressed. They have not said no to any. We just poured the driveway and sidewalk Friday, with exposed peagravel aggregate and brick pockets. We getting the brick today. See sample brick pic. The other pics are about 2 months old.
Edited 3/26/2007 10:33 am ET by txlandlord
We finished this home early last year, after $300,000.00 in extras and upgrades.
I was preparing some marketing material with these pics about the time someone reminded me I had not been on BT in a while.
Photo Update "New Home Texas Style"
Hey John, it's been awhile, how are things?
Hi,
I really like the house, great job ! Could you tell me the dimensions of the island. I believe there are three cabinets, that meet at 22.5 degrees. If you could tell me the dimensions, I would appreciate it. I am planning on building a similar style kitchen.
Thank you.
Brian
Fall River, Nova Scotia, Canada
FYI verbs do not have a gender association in Spanish. Or as I remember from High School spanish "verbs dont have sex" Nouns have gender e.g. la casa, el trabajo, etc.
Verb Tener=to have
basic present tense conjugation as follows:
Tengo=I have
tienes=you (familiar) have
tiene=you have
tenemos=we have
teneis=you all (diety perspective not southern) have
tienen=they have
got it? now you only have to learn the other 12 ways (past, future, subjective...)to conjugate each verb and you are fluent :)
Now back to our regualr scheduled programing...
Yes, I know verbs don't have gender in Spanish. Articles (un), adjectives (nuevo), and nouns (casa) do, though.13 conjugations, eh?Let's seen, I've picked up piecemeal present, imperfect, what in French would be called "composed past", which I think is "perfect" past (form of "haber" + past participle), some subjunctive present, some future (mostly I cheat and use ir + infinitive). I am aware of the preterite tense but don't know when to use it and other than estuve and estuvo don't know how to conjugate it.I really should take a formal class, but I've lost so much French as it is...Rebeccah
probably getting my due from all the comments I made on BT this winter about how nice it was in TX
Hasn't the cool front gotten down your way yet?
The forecast here theis week is to be about 5-8º cooler the whole week long. Not so much the highs, they are to be near normal (93-73) but the lows are to be in the low 60s warming only to mid sixties just befoer the gout of Gulf moisture rolls in on Saturday. Dew Point this morning was a dry 64º (down about 10º from just Friday).Occupational hazard of my occupation not being around (sorry Bubba)
Hey Capn,
Cool front and Texas weather in June is a contradiction in terms, similar to jumbo shrimp. : - )
As you may have gathered from previous post, I am a part of a Church / Ministry that has a live-in discipleship program geared towared folks with drug, alcohol and other life controlling problems. Our pastor says, "Some want to set up shop within the sound of chapel bell, but we have set up a resuce operation within a half yard of hell."
So, I guess the heat comes with the territory. I would not trade the opportunities provided to me to assist others in the lives, with a nice lake house on a waterski / fishing capable lake in a milder climate. Note that the aforementioned residence would be my home location of choice if I did not live under my conclusion of a calling in life I am required to fulfill.
I guess the heat comes with the territory
Well, yeah, it does; I just tend to enjoy every tiny bit of "better" offered in weather or climate.
Same way I was happy last week when it backed off 5º from where it had been, about 5-10º over normals.
Any day I can walk out the door in the morning, and the heat and humidity are not like a physicall blow, I count as "good."Occupational hazard of my occupation not being around (sorry Bubba)
Kabish.
The heat factor I sighted was in reference to setting up a rescue shop within 1/2 yard of hell.
Thanks for effectively "bumping" this post. The engineering is incomplete, but I am hoping layout and form work will start next week. The homeowners are considering the engineers suggestion to use drilled and reamed piers under the monolithic fondatiion. Other methods are adequate, but 12' shaft x 36" bell x 10' deep drilled and reamed piers are the most insuring procedure.
Edited 6/28/2006 12:45 pm ET by txlandlord
Kabish.
Took a couple of looks to get that--other, more Mediteranean folk here might spell that as "capiche." (Was first reading it as cab-ish, and "taxi-like" wasn't "scanning" for nuttin' <g>.)
The heat factor I sighted was in reference to setting up a rescue shop within 1/2 yard of hell.
Ah, so you are familiar with Sherman's quote, then <G>.Occupational hazard of my occupation not being around (sorry Bubba)
Kabish.
Took a couple of looks to get that--other, more Mediteranean folk here might spell that as "capiche." (Was first reading it as cab-ish, and "taxi-like" wasn't "scanning" for nuttin' <g>.)
I am a country boy, kabish seemed good to me. Maybe Kabish is Hebrew. : - )
The heat factor I sighted was in reference to setting up a rescue shop within 1/2 yard of hell.
Ah, so you are familiar with Sherman's quote, then <G>.
No, just the pastor's use. I have not met Sherman. Does he live in these here parts?
I have not met Sherman. Does he live in these here parts?
Gen. Sherman was asked about Texas. He replied that if he had both Texas & hell, he'd live in hell and rent out Texas.
Me, I'm still trying to enjoy this weather as much as possible--anyday the Heat Index is lower than the Ambient temperature is a good thing in my book (and shortly enough will be a too-rare occurance).Occupational hazard of my occupation not being around (sorry Bubba)
Someone will be asking what a drilled and reamed pier is and how it works with a slab on grade.
See attached.
Someone tell me again how to make the piocs appear in the text box.
good info. looking forward to the rest of this thread.
I can not really get out and frame anymore (except small projects around the crib), but I do get to frame with my CAD program. I have been working on the joist and rafter plan for the home, while the foundation engineering is in progress. I'll post them when complete.
It is cool in the office, my hand does not cleave to my mouse like it did my hammer when it was hot and before nailguns. I remeber some days when I had to peal my fingers from around the hammer handle.
What did one wall say to the other wall?
"I'll meet you at the corner."
<I had to peal my fingers from around the hammer handle.unfortunatly, I remember to well also :(
Some of those finger cleaving experiences happened in Germantown, TN. Poplar Avenue was a 2 lane highway thru Gtown. There was a wood building strip center with a wooden "boardwalk" about 20' from the pavement at Poplar Ave and Germantown Parkway. Germantown Parkway was a curvy two lane road thru the woods called Germantown Road. We used to eat lunch at a store / restaurant there at the corner. All the country cooking you could eat with ice tea for $3.00.
I was framing for about $120.00 a week. Nail gun? 1971 / What is a nail gun? We were good with those 32oz Sears Craftsman waffle head wooden handled frame hammers.
I started in summer 75', I was 16(man that was a long time ago)Started out at minimum wage, I believe it was around 2.00 hr. Beganas a lumber toter, and wasn't any good at that. I still remember the house, it was in countrywood off hwy 64. It seemed like we framed therefor a 2 or 3 yrs.Ended up going to work for a guy in colierville, his Name was R. Piretti
Worked for him for about a yr. I learned more from him than anyother person. But he was a hard #### to work for and we ended up
parting ways.
We did two homes in Countrywood in that period of time. They were on coves just off the main drag (Countrywood Drive). I worked for a nice guy. His name was John Sumner. His company was called Maranatha Construction Company. He was a kind of hippie Christian and I think I was too wild for him.
My ex-wife lives off 64 (Stage Rd.), close to Countrywood at Stonebridge. When I go from Germantown where my folks live to the ex's home I have looked for those homes, but can not rememeber the exact location. I can find find one we framed on Neshoba in Gtown, because it has a curved front porch roof.
We also framed several in Walnut Grove Estates. I think that was the name. It was the first sub-division east of Germantown Road off of Walnut Grove, and we framed some of the first group of homes. Nothing out there then, but now...wow.
Well, it has probably dried out by now, where are the next batch of pics?
Looking forward to seeing those stepped ceilings. Wish I didn't have 8' ceilings on the current house...seems like 8' might be a bit short for a step.
jt8
"A tree is known by its fruit; a man by his deeds. A good deed is never lost; he who sows courtesy reaps friendship, and he who plants kindness gathers love." -- Saint Basil
Edited 7/19/2006 1:37 pm by JohnT8
Well, it has probably dried out by now, where are the next batch of pics?
Pics are coming,,,been too busy for BT lately. We have set forms, backfilled, drilled piers and finsihed the plumbing "ground" and I have pics.
Looking forward to seeing those stepped ceilings. Wish I didn't have 8' ceilings on the current house...seems like 8' might be a bit short for a step.
Can you go up into the attic? We rarely furr down, but do go up.
Can you go up into the attic? We rarely furr down, but do go up.
There is an attic, but the 4in12 roof would make it tough at the exterior walls. Otherwise I might be tempted, because I need a few pizzazze items to make up for not having vaulted ceilings or a great room.
jt8
"A tree is known by its fruit; a man by his deeds. A good deed is never lost; he who sows courtesy reaps friendship, and he who plants kindness gathers love." -- Saint Basil
John
Depending on how wide the room for the step ceiling may be, you can come in from the outside wall / 4/12 in 3' from the outside wall creates a 12" step.
Hang joist @ 9' high from the existng rafters and furr down the step 12" and back to the wall.
You can also do the same thing with 6" or 8" step. Usually when we go to shorter steps we make a double step.
If you have roof on one side and no rafters on the other, set the joist on top of a pony wall above the existing wall on the rafterless side.
We usually do all this at frame stage and most of the time with beams instead of a furrdown, but in a retrofit this plan would work. This is a detail that can earn extra money for remodelers when possilbe and suggested. Inexpensive and great impact.
I showed the step ceiling with crown at the outside wall and drop molding. It also has a routed 1 x 6 and crown to cover rope lighting. It is a very cool detail, especially in a master bedroom where one may be interested in "mood" lighting. It also works well in Family or Media rooms where indirect and low lighting is desired when watching movies or TV. For a fancier look, we sometimes install additonal crown at the upper ceiling, install recessed cans in the upper ceiling, and a ceiling fan with ceiling medallion.
And in commercial and industrial work, the machines that do the drilling and reaming for piers are huge. 48-inch pier diameters with monster-sized bells on the bottom.
3 nuns go to a ballgame in their "uniforms" with the big "flying nun" hats.
3 guys behind them are upset, and think they'll say rude things to get the nuns to move.
1st guy "I think I'll move to Oklahoma, there are only 50 nuns in the state."
2nd guy "Oklahoma, I am moving to Ohio, there are only 30 nuns in Ohio."
3rd guy "Nah, y'all are crazy. I am moving to Montana, there are only 5 nuns up there."
One of the nuns turns around and says in a sweet soft voice "Why don't you go to hell, there aren't any nuns there."
More to come on the New Home Texas Style, stayed tuned. We may be starting forms next week.
Edited 7/1/2006 11:38 am ET by txlandlord
That's just for the hicks from Wharton county who got transplanted from Tenn. <G>
But, I'm really looking forward to your pics in this thread.
Thanks for starting this one!
If having a low wage work force was good for a country's economy then why hasn't Mexico built a fence?
How long ago was that, do you remember?
Yes, that was my first one. It was so long ago, I can't remember.
I'm really looking forward to Tx's series though. They build so much different in Texas and I'm curious.
blue
How long ago was that, do you remember?
Yes, that was my first one. It was so long ago, I can't remember.
That thread was in the fall of 2000. I remember because I was taking a CAD class at the time and I would alt+tab to "Boogerin' with Blue" for a break.
Jon Blakemore RappahannockINC.com Fredericksburg, VA
Those are some tall roof lines. Are the rooms all cathedralized or just a massive amount of attic space?
I don't know TX at all. Are there any semi-special conditions for the area, like hurricane proofing measures, or is it more tornado country, or just so hot the house shouldn't melt?
splat
Those are some tall roof lines. Are the rooms all cathedralized or just a massive amount of attic space?
Tall roofs are trendy on customs here. Massive attic space, but we do install storage decking and this will have two pull down access stairs to the Attic
I don't know TX at all. Are there any semi-special conditions for the area, like hurricane proofing measures, or is it more tornado country, or just so hot the house shouldn't melt?
We do a minimum "tier 3" hurrciane proffing. Tier 3 is the furtherest from the coast in coastal counties with the least amount of requirements. This home is one county removed from the coast with no windstorm code requirements, but it is a part of our package.
Edited 6/16/2006 1:02 pm ET by txlandlord
the breakfast room's as big as the dining room . . . you people in Texas sure like your egg mcmuffins ;)
nice set of drawings, and beautiful site. keep up the photos . . . . .
Edited 6/16/2006 12:25 pm ET by draftguy
The Breakfast Area is large enough to bring the pampered horses in when it is raining. Note the open dual purpose stair railing in that area where they can be tied up. They sometimes get nervous and routy when it is a thunder storm.
Bev, my beautiful wife, went to pick up the soil test today. The plans will go to engineering on Monday. It may be a couple of weeks befroe we start preping the site and setting forms. Stay tuned.
I think some of you big city dwellers would laugh. The Wharton County Permits and Inspections Office (only inspections are septic systems) is "manned" by one woman. Need a permit? She may be in, she may be out. If she is out you get a voice mail. The same is true with the new 911 Addressing Department......one man operation....he may be in or he may be out. Most everthing shuts down from 12 - 1 for lunch. In a hurry, fugitaboudit.
I went to the New Gulf Golf Course to pay the water connection fee and water use deposit. The gentleman that runs the operation is also in charge of golf course maintanance. He says if I need him and he is not in the small office / golf course pro shop , just look around for his truck. It was during regular business hours when I paid for the permit, but he was grilling hamburgers for the boy scouts at the golf course.
The guy that actually took my check also runs and manages the golf course. He will take your money to play the course, rent you a cart, sell you a beer or cold drink and take a water connection fee and deposit. I filled out a form and he gave me the form back as a receipt. I asked him if he needed paperwork to schedule the connecton and he said "Nah, we won't forget."
I went by the local fill dirt supplier. The Owners home is in the back of their business front and the office manager was in her pajamas.
Life is fun and entertaining in the country.
i have always dealt with small county offices, and from some of ya'lls stories i am glad i did. You know if they aren't in the office which coffee shop to find in .
Nice looking lot. Glad to see there's still some Pecans left. Look like natives to me. Is it gonna be on sewer or septic? Glad to hear you're gonna go with "tier 3" framing as it does blow pretty good down in that area. Gets torrential rains as well, so may want to watch the street grade if it's not already constructed, and doesn't have a storm sewer system.
Watch the heat and the rattlers...
Nice looking lot. Glad to see there's still some Pecans left. Look like natives to me.
I think you are right, hated to see 7 of them go, but there are many more.
Is it gonna be on sewer or septic?
septic System with public water
Glad to hear you're gonna go with "tier 3" framing as it does blow pretty good down in that area.
Yes it does, we have built some on the coast with no more loss that a few shingles in hurricane force winds.
Gets torrential rains as well, so may want to watch the street grade if it's not already constructed, and doesn't have a storm sewer system.
Open ditch sub-divison. No history of flooding. Streets were put in way back when it was developed by the mining company. Lakes and run off areas in the vicinity.
Watch the heat and the rattlers...
The heat is tuff, but I have not seen a rattler in all the years (1980) I have been in this area of Texas.
Looking forward to your thread. Mike has also inspired me to start posting the house I'm building but I always forget to take pictures.We had already framed the interior walls by the time I took a picture.
I am building ICF houses in Corpus Christi a few hours south of ya'll.
Do you have any pictures of that stepped ceiling frame? Does it start @ top plate height?
GOOD LUCK! It's always fun to build in a small town.I've been a part of several beach houses in Port Aransas and Aransas Pass. same kinda deal.
RTC
It has been raining this week...bummer...we could have started stripping the organics and building a pad.
Do you have any pictures of that stepped ceiling frame? Does it start @ top plate height?
Yes, it starts at the plate / typically walls 9' with a 12" step created by running 2 x 12 flitched beams at the location of the step and stacking joist on top / then joist frame from beam bottom back to the wall.
It is not too hard or expensive for the value of the end product. Add crown mold at the step and rope lighting behind and in the Master Bedroom it is "mood" lighting. It the familty Room it is good movie lighting. We have also done double steps 12" each and double steps 6" each.
I have two pics of finished products and a pdf of a Breakfast Step ceiling. The Breakfast Step ceiling will be in the thread subject house. It will be round / 8' diameter, centered in the Breakfast area. Add appropiate Breakfast chandelier, ceiling medallion, and flex crown @ the upper ceiling of the step and it looks like a million bucks. We don't add crown at the step and rope lighting in the Breakfast.
The thread subject home will have 3 Breakfast / MBR / Family Room. family room and MBR will have the crown / rope lighting treatment.