10 · Construction Planning
Status: Preliminary feasibility studies exist
The construction sequence for this project is unusual: a steel frame must be erected around an existing garage while preserving the stucco walls and slab. This requires careful temporary works and access planning.
Key construction phases
- Demolition: Strip existing roof (shingles, felt, sheathing, rafters) while protecting the slab with plywood overlay. Asbestos test required for pre-1990 materials.
- Foundation excavation: Machine-auger 9 pier holes (24″ × 36″) around the existing garage. Hand-dig near slab edges.
- Foundation construction: Sonotube forms, rebar cages, concrete pour, anchor bolt setting. Special inspection required.
- Steel erection: Boom truck + ironworker crew (est. 3–4 days). Field-bolted connections at ~56 joints, field welding (~20 hours).
- Roof framing and weatherproofing: Secondary purlins, metal deck, underlayment, standing-seam roof. This must be weathertight before interior work begins.
- Wall assembly and interior: Framing, insulation, vapor barrier, drywall, interior metal panels.
- MEP rough-in: Electrical, lighting, detectors.
- Finishes: Painting, loft deck, flooring, stair/ladder, doors, windows.
- Solar: PV panel mounting and electrical tie-in (may be phased separately).
Temporary works
- Slab protection during demolition
- Temporary bracing/shoring during steel erection
- Crane access and neighbor protection
- Site fencing and portable toilet
- Construction power panel
Inspection milestones
- Foundation excavation and rebar (before concrete)
- Anchor bolt placement
- Steel frame alignment and bolting
- Welding inspection
- Roof underlayment
- Electrical rough-in
- Final building inspection
- Solar/electrical final