The Challenge: Contamination and Reconstruction

The six-unit condominium faced significant contamination of all interiors through the ventilation system, leading to the complete stripping of its interior down to the studs. This necessitated a comprehensive remodel, a process complicated by the involvement of insurance companies and the need for individual permits for each of the six condo owners. Clark / Barnes undertook the task of coordinating with all stakeholders, guiding them through decision-making processes and ensuring alignment with design specifications for communal areas.

This project was brought to Clark / Barnes by the general contractor for the building. Although they don’t usually take on insurance projects, Clark / Barnes, always being interested in recreating spaces for high-profile projects, found this one to be a match.

Before Clark / Barnes got involved, the remediation company came in to do testing, demolish parts of the interior, and make sure that the building was safe to safe to enter. They left whatever they felt was still acceptable by testing methods.

Scope and Design

The multifaceted scope of the project demanded careful consideration and planning. Clark / Barnes opted for a full set of As-Built plans to serve as a strong foundation for their design endeavors. With these plans in hand, the firm reimagined the condominium’s layout, accommodating both practical considerations and the diverse preferences of condo owners. Part of the remains were electrical, but after reviewing them with their general contractor, they decided to remove the electrical components and build them into their new design from scratch.

It was important for Clark / Barnes to identify plumbing throughout the building to avoid making major changes to the plumbing structures. In the instances where they did have to make adjustments, they wanted to make sure the new plumbing structures could be retrofitted in the existing lines.

Leveraging Revit for Seamless Design and Management

Clark / Barnes works primarily with Revit models for their projects. Revit makes it easy for Clark / Barnes to show their clients a mockup of what their building can look like based on different designs. Their Revit models are also referenced when they coordinate with consultants. All mechanical, electrical, and plumbing fixtures and any overlays are presented to their clients through Revit.

For this specific project, they used the Revit models to display different material options for the recladding of the exterior, the addition of rain screens, and elongated windows. Overall, Revit was an excellent tool for designing and managing this project.

Diverse Design Needs

While some units underwent minor modifications, others saw major transformations. The floor plans for three of the units stayed as they were, one unit had minor modifications to open the kitchen space, and two units had substantial changes.

Once example of a substantial change was adding an outside deck to increase the square footage of a top-floor unit. This created a second primary suite within the space.

Most of the unit owners opted for an upscale interior design. One of the owners had just completed a remodel in her unit only six months prior. Her aesthetic preference is a unique lodge style, so Clark and Barnes helped her recreate her original design as best as they could.

One desire all six owners shared was to convert from wood burning fireplaces to gas fireplaces. This posed a challenge for Clark / Barnes because the homeowner on the very top floor wanted the chimney in the middle of his deck space removed. To make both ideas work, they had to think creatively to come up with a way for the new gas fireplaces to have ventilation. Having the As-Builts correctly showing where the floor joists were helped them navigate the best way to successfully install gas fireplaces with proper ventilation.

The owners also decided to raise the header heights on all the windows and all the doors to bring in more natural light and take advantage of the beautiful views out of the lake. To achieve this look, the building design includes getting entirely new windows and doors.

Partnering for Success: Collaboration with PPM

Integral to the project’s success was their partnership with us for their As-Built plans. Our Surveyor meticulously captured the building’s dimensions and details, while our Revit Coordinator translated this data into a comprehensive digital model.

We interviewed these experts about their involvement in creating the As-Built plans that enabled Clark / Barnes to begin their design process and streamline their workflows.

Interview with Ben Johnson, Architectural Scan Surveyor at PPM

Ben outlined the meticulous strategies employed to ensure proper data capture for the project. Prior to scanning, Ben propped open all doors to minimize any potential movement during the process.

Ben chose to use the GeoSLAM Revo scanner, which he selected for its efficiency. This mobile LiDAR scanner facilitated comprehensive measurements of both the building’s interior and exterior within a mere 45 minutes.

To verify the data, Ben took additional measurements of the windows, doors, and perimeter using a Leica Distometer. He highlighted the unique challenge posed by the property’s stripped-down state due to a previous biohazard, which required extra precautions including wearing a KN95 mask and a Tyvek suit.

Ben expressed appreciation for the property’s stunning view of Lake Washington, which provided a refreshing break amidst data capture tasks.

Interview with David Sperry, Revit Coordinator at PPM

David employed specific techniques, such as cutting section views through the plan and utilizing section boxes in the 3D view to isolate complex areas. He noted the uniqueness of the property, that most of the interior walls were stripped down to the studs and offered clear views of the framing throughout the building. Challenges included modeling the exposed floor-ceiling assembly, which required David to determine the thickness of the subfloors and interpret the ceiling attachment points.

David enjoyed visualizing the wall framing and detailing the exterior, as well as setting up profiles and paths for wall sweeps.

Great Things Come To Those Who Wait

As the project nears completion, Clark / Barnes stands poised to breathe new life into the Kirkland condominium, transforming it into a beacon of urban revitalization. Through meticulous planning, innovative design, and collaborative partnerships, the firm has overcome significant challenges to deliver a project that not only meets but exceeds expectations. This multifamily remodel serves as a testament to Clark / Barnes’ commitment to excellence and their ability to navigate complex urban landscapes with finesse and expertise.