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Honoring History: Remembrance Gallery Design 352 196 Alexxis Plata

Honoring History: Remembrance Gallery Design

Remembrance Gallery: Immersive Memorial Space & Interactive Exhibit

Okano Picard Studio Leverages As-Built Plans to Purposefully Transform Spaces

Remembrance Gallery: Immersive Memorial Space & Interactive Exhibit

Okano Picard Studio Leverages As-Built Plans to Purposefully Transform Spaces

Seattle-based Okano Picard Studio, a four-person firm co-founded by Yousman Okano and Michael Picard, led the architectural design for this project in collaboration with Belle & Wissell’s interactive media team. Known for innovative design across residential and commercial spaces, Okano Picard Studio brings a holistic approach to meaningful projects like The Remembrance Gallery, where form, space, and human connection unite to tell important stories. The firm is dedicated to projects that challenge convention and benefit the community.

Transforming an Unused Space into a Powerful Historical Exhibit

With a clear sense of purpose, Okano Picard Studio set out to create an engaging installation that both educates fairgoers about this dark period in history and connects with their personal experiences.

The Remembrance Gallery brings awareness to the history of the Puyallup Assembly Center as the largest temporary American concentration camp in Washington State. With spaces for reflection, immersion, and interaction, the Gallery highlights the experiences of the Japanese Americans incarcerated on this site during World War II.

Nestled in the Washington State Fair’s grandstand, the exterior of the exhibit is enclosed with barrack recreations that intrigue passersby. Crude living structures combined with historical digital photography portray the realities of prisoners who occupied them. These facades help to set the emotional tone for the experiences that await inside.

The backbone of the exhibit is a sculptural installation titled Monument, which honors over 7,500 incarcerees. Hidden responsive technology dynamically illuminates inmate “name markers” as visitors approach. The illumination aims to connect visitors to those honored in the name panels while also enhancing legibility. Names and family identification numbers were relief-printed on Corian panels, allowing visitors to experience the names by touching them as well as creating a stone rubbing as a keepsake. The 111 panels are arranged in a continuous waveform composition, alluding to the rippling effects of this event across geography and generations.

In the digital installation Throughline, visitors can interact with rich, layered content designed to engage and educate a wide audience. The assemblage of touch displays presents digital stories built from archival photos, footage, documents, and custom-designed maps, educating visitors on the incarceration’s effect on the local area as well as the country.

On the opposite end of the Gallery, a multi-sensory experience titled 8×10 combines historical set design, audio, and theatrical light show to transport visitors back in time. The immersive soundscape evokes the sense of despair and distress of those forced to live within the horse stall living quarters that existed in this very same building back in 1942.

The interactive Gallery experience makes unique emotional connections with its visitors that reinforce the cause for social justice. This is particularly important for younger audiences who may be unfamiliar with the imprisonment of Japanese Americans during World War II.

Collaborative Excellence: PPM's Role in Bringing the Vision to Life

To begin the design of The Remembrance Gallery, Okano Picard Studio sought out proper documentation for the existing condition of the space. The studio had obtained As-Built plans from us for several projects in the past, including measured drawings and Revit models, and chose to continue the partnership because of these successful collaborations.

As-Built Scope of Work

  • Floor Plan
  • Reflected Ceiling Plan
  • Electrical Plan
  • Interior Elevations
  • Revit Model

The scope of work for the As-Built plans included a comprehensive layout of existing walls and mechanical, structural, and electrical components, including the placement of sprinklers and other critical systems. This information was vital not only for visualization but also for determining necessary modifications. In addition, Okano Picard Studio requested a Revit model add-on to confirm they had accurate information about the structure.

Custom Revit Templates for Seamless Workflows

At PPM, we’re committed to helping your projects run smoothly by offering customized As-Built solutions tailored to your specific needs. For Okano Picard Studio, we implemented their custom Revit template directly into our deliverables, ensuring a seamless integration into their workflow. This eliminated the need for their team to spend hours adapting standard plans to their software, allowing them to focus more time and energy on the Gallery’s architectural vision and requirements. Now with their standards set, every future PPM project will now align perfectly with their processes.

"PPM's use of our custom Revit template has been a game changer for us. It allows us to work more efficiently, as we no longer need to spend time translating models from other formats."

Yousman Okano, Co-Founder at Okano Picard Studio

Mastering Complexity in As-Built Surveys and Data Collection

Colin Maloney, our Pacific Northwest Regional Director and Project Manager for this project, played a pivotal role in ensuring the survey and data collection met the client’s needs. From a project manager’s perspective, Colin appreciated the unique nature of this project and the collaboration with Okano Picard Studio. Since this project involved multiple complexities, including capturing intricate plumbing systems, early and frequent communication was key to meeting the client’s goals.

As the As-Built Surveyor, Colin utilized the GeoSLAM ZEB Revo RT scanner to capture the site data, which was used by our drafters and modelers to create accurate As-Built plans. Because the project area had undefined boundaries, Colin scanned more than what was required, ensuring the modelers had ample data to work with.

"Working on this project, with such a great client and in such a unique setting, was a highlight for me. Being on-site at the Washington State Fairgrounds, with roller coasters being set up around me, was quite an experience!"

Colin Maloney, Pacific Northwest Regional Director at PPM

Crafting Complex Spaces with Drafting and Modeling

Stetsen Womack, the As-Built Drafter and Modeler for this project, worked skillfully to address unique aspects of the design. One of the more intricate challenges was modeling the clerestory windows, which required careful attention due to their height and placement. Despite this, Stetsen and the team successfully created an accurate model of the entire space, including the plumbing pipes and fire suppression systems. Stetsen tackled these complexities with creative solutions, such as consulting colleagues and leveraging site images for extra accuracy checks.

Stetsen remarked on how exciting it was to work on such a meaningful project. He noted that being part of the Puyallup Assembly Center Remembrance Gallery allowed him to not only practice and enhance his skills but also contribute to a project with historical significance.

Architecture That Honors the Past

The Remembrance Gallery is more than just an exhibit; it is a vital storytelling space that honors the past while educating future generations. Okano Picard Studio’s vision, combined with our As-Built expertise, brought this powerful project to life.

This project exemplifies our dedication to solving client challenges through innovative surveying techniques, solid client relationships, and high-quality deliverables. For more information about Okano Picard Studio, visit www.okanopicardstudio.com. For more information about Belle & Wissell, visit www.bwco.info.

Modernizing a Historic Floating Home in Seattle 352 196 Alexxis Plata

Modernizing a Historic Floating Home in Seattle

Modernizing a Historic Floating Home with As-Built Plans

A Seamless Blend of Precision and Creativity

Modernizing a Historic Floating Home with As-Built Plans

A Seamless Blend of Precision and Creativity

On the tranquil waters of Seattle, Washington, a historic floating home has been given a second chance to shine. This small yet iconic floating structure, steeped in history and surrounded by natural beauty, was transformed into a modern summer retreat, thanks to the collaborative efforts of Citizen Design, the homeowner, and our As-Built plans. This collaboration allowed the team at Citizen Design to overcome the challenges of space, age, and unique community regulations to create a functional and inviting space that will be enjoyed for years to come.

Citizen Design: A Collaborative Vision

Citizen Design, the architectural arm of Collaborative CO, approaches every project with the goal of delivering joyful, collaborative, and client-centered designs. The firm’s primary focus lies in custom single-family residential designs, where their broad expertise and thoughtful process allow them to excel in this specialized area of architectural endeavor.

This remodel, though modest in size, was no exception to Citizen Design’s passion for creating beautiful and functional spaces. The 406-square-foot floating home posed unique design challenges, and the team was eager to take it on, especially for an existing client with whom they had a long-standing relationship.

The client’s vision was clear: to modernize the floating home while maintaining its charm. Once used as a storage dock and later as a studio rental, the floating home needed extensive updates to transform it into a livable and stylish summer getaway. However, with strict community rules limiting the footprint and height of the floating home, every design element had to serve multiple purposes, balancing aesthetics, functionality, and budget.

As-Built Scope of Work

  • Floor Plan
  • Roof Plan
  • Exterior Elevations
  • Revit Model

Designing Within Constraints: Creativity Meets Functionality

At the heart of the design inspiration was a bold Native American blanket cherished by the client. Its blue, white, and black patterns informed many of the design decisions, from materials to color palettes.

One of the primary goals of the remodel was to maximize the floating home’s natural light and create a sense of spaciousness within its small footprint. Larger windows were installed to open up views of the city, while a skylight was repositioned to bring sunlight deeper into the space. The rooftop deck was reimagined with built-in benches, turf for a grassy feel, and even a diving platform that doubles as a playful summertime feature.

Inside, the design focused on thoughtful simplicity. The kitchen, bathroom, and living areas were carefully organized to allow for easy movement, and storage solutions were seamlessly integrated into the limited space. Every decision reflected Citizen Design’s commitment to creating a functional and joyful environment.

PPM’s Role: Precise As-Built Plans and Revit Modeling

To bring this vision to life, Citizen Design turned to PPM for precise As-Built plans and a detailed Revit model. For a project with such tight design constraints, accuracy was paramount.

Colin Maloney, PPM’s Regional Director for the Pacific Northwest, explained, “Our client needed both 2D AutoCAD plans and a 3D Revit model. The precision of these deliverables ensured that every design detail could be mapped out effectively, especially given the floating home’s age and unique floating structure.”

Surveying on the Water: Challenges and Rewards

For Benjamin Johnson, an architectural scan surveyor at PPM, working on this floating home was both a technical challenge and a memorable experience. Using the GeoSLAM ZEB Revo RT, a mobile LiDAR scanner, he carefully captured every detail of the property. “The Revo RT allowed me to process data quickly on site,” he shared, “so I could ensure the measurements were accurate before leaving.”

Benjamin scanned the 406-square-foot floating home in just one hour. Thanks to his expertise and our cutting-edge technology, the project progressed with remarkable speed and efficiency, even wrapping up ahead of schedule.

Surveying the floating home came with unique obstacles, such as navigating narrow decks and avoiding the water. “We have to be incredibly cautious with every step we take,” Johnson noted. “With this project, that care was amplified, but the experience was worth it.”

For Johnson, the most rewarding part of the job was taking in the stunning surroundings of Seattle. “Being out on the water, enjoying the views, and working on something so unique—it’s hard to beat that,” he reflected.

Conclusion: A Floating Retreat Reimagined

This floating home remodel is a testament to what can be achieved when creativity and precision align. Citizen Design’s thoughtful approach to maximizing space and light, paired with PPM’s meticulous As-Built plans and Revit model, brought the client’s vision to life within challenging constraints.

The floating home now stands as a beacon of modern design on Seattle’s waters, ready to host summer gatherings and provide a peaceful escape. This project underscores the value of collaboration, innovation, and the ability to adapt, no matter the size or scope of the challenge. To learn more about Citizen Design and this project, head to their website at www.collaborativeco.com.

Enhancing a Commercial Leasing Strategy with As-Built Plans 352 196 Alexxis Plata

Enhancing a Commercial Leasing Strategy with As-Built Plans

Enhancing JAAD Partners' Commercial Leasing Strategy with As-Built Plans

A Strategic Partnership with a Real Estate Firm

Enhancing JAAD Partners' Commercial Leasing Strategy with As-Built Plans

A Strategic Partnership with a Real Estate Firm

In the heart of El Segundo, California, JAAD Partners embarked on a project involving two commercial office buildings totaling 11,000 square feet. PPM was hired to provide accurate As-Built plans to determine the square footage for leasing purposes. JAAD Partners, led by managing member Doug Claman, is a strategic real estate brokerage and asset management firm with a focus on regional properties in Southern California and complex brokerage transactions.

Acquiring the Property

JAAD Partners took on this property due to its strategic location and potential. El Segundo’s proximity to LAX and Southern California beaches made it an attractive market for JAAD Partners to expand its portfolio, which includes around 25 industrial buildings. The property’s high value per square foot, given El Segundo’s density of tech companies, further motivated this acquisition.

As-Built Scope of Work

  • Floor Plan
  • Site Plan

The Goal: Structure Leases Accurately

The whole property consists of one 5,000-square-foot building adjacent to a second 6,000-square-foot building, both previously leased to a single tenant. When the leases were about to mature, the tenant decided to retain only the larger building, while a subtenant expressed interest in leasing the smaller building. To structure the leases accurately, JAAD Partners needed precise measurements of both buildings. This is where our expertise in providing As-Built plans proved to be invaluable, especially since many buildings in their portfolio, built before the AutoCAD era, lack accurate documentation.

Defining Spaces with PPM’s As-Built Plans

When reviewing the As-Built plans we provided, the JAAD Partners team discovered that they had more space than they originally anticipated. A common occurrence, this finding benefits both the landlord and the tenant by ensuring accurate lease agreements and providing detailed floor plans for office setup. These precise measurements also facilitate future transactions and space utilization. All of these factors highlight the importance of reliable As-Built documentation.

Efficient and Accurate Surveying with the Zeb Horizon RT

The survey for this project was conducted using the GeoSLAM Zeb Horizon RT scanner, favored for its efficiency and accuracy in capturing exterior data. The scanner’s advanced capabilities allowed for swift and precise surface location. Our surveyor successfully navigated access challenges, including working discreetly during an exercise class in the gym. To effectively manage working with two different tenants and ensure complete coverage of all areas, our surveyor conducted multiple scans. This included separate scans for each of the two office interiors and an additional scan of the exterior to capture both buildings.

A Partnership Rooted in Quality and Trust

JAAD Partners has enjoyed a fruitful and collaborative relationship with us since 2018. Over the years, we’ve consistently delivered reliable As-Built plans for JAAD’s diverse portfolio of properties. They value the accuracy, efficiency, and professionalism we bring to each project. This ongoing partnership has not only streamlined JAAD Partners’ leasing processes but also ensured that they have the accurate data needed for effective property management and decision-making.

Douglas Claman, Founder and Managing Principal at JAAD Partners

“PPM is easy to work with. I like the quality of the As-Built plans they produce and the price point. When I work with them, I don’t ever feel the need to try out other providers.”

Douglas Claman, Founder & Managing Principal at JAAD Partners

The Impact of Precise As-Built Plans on JAAD Partners' Success

The collaboration between JAAD Partners and our surveying and drafting expertise on the El Segundo project exemplifies how accurate As-Built plans can address client needs and enhance property management. Our detailed surveying capabilities provided JAAD Partners with the essential information required for effective leasing and property utilization. This project underscores the value of strong client relationships and the role of existing documentation in real estate success. With our honored support, JAAD Partners continues to uphold their commitment to excellence in real estate management and brokerage. For more information about JAAD Partners and their projects, visit their website at www.jaadpartners.com.

Reviving a Coastal Gem: Sylvia Beach Hotel 352 196 Alexxis Plata

Reviving a Coastal Gem: Sylvia Beach Hotel

Reviving a Coastal Gem: VIP Hospitality Group Partners with PPM to Transform Sylvia Beach Hotel

An Iconic Hotel Revitalized While Preserving its Literary Soul

Reviving a Coastal Gem: VIP Hospitality Group Partners with PPM to Transform Sylvia Beach Hotel

An Iconic Hotel Revitalized While Preserving its Literary Soul

Positioned on the stunning Oregon Coast, Sylvia Beach Hotel stands as a unique, historic property that has been a beloved destination for book lovers and travelers alike. This 21-room hotel, perched dramatically on a cliff overlooking the ocean, was acquired by and is now under the management of VIP Hospitality Group, a company known for its focus on independent, boutique-style properties. With a deep respect for the hotel’s history as well as a vision for its future, VIP has begun a project to revitalize Sylvia Beach Hotel while preserving its distinctive charm.

As-Built Scope of Work

  • Revit Model
  • Floor Plans
  • Roof Plan
  • Exterior Elevations
  • Still Photos

VIP Hospitality Group's Vision

VIP Hospitality Group has a clear vision: to manage unique, independent properties that blend bed and breakfast charm with upscale hotel amenities. Sylvia Beach Hotel, with its oceanfront location and literary-themed rooms, fit perfectly into this vision. Acquired in May 2024, the hotel complements VIP’s nearby properties, the Inn at Nye Beach and Ocean House. These locations share a similar charm and are close enough to share resources, which is the ideal situation for VIP’s specialized approach.

Unique Project Plans

Since acquiring the property, VIP Hospitality Group has been operating Sylvia Beach Hotel as is, planning major renovations for the fall and winter months. The goal is to reopen in the spring with a refreshed look and feel, while preserving the unique elements that have made the hotel a cherished space for guests to unplug, relax, and enjoy the serene environment with a good book.

VIP plans to maintain the author-themed rooms while enhancing the guest experience with high-end amenities and expanded event spaces. The group is particularly excited about the potential to host weddings, anniversaries, and corporate retreats, leveraging the hotel’s large dining space and breathtaking ocean views. They also plan to standardize high-quality bedding and linens across all rooms, enhancing the comfort of the stay.

Collaborating with PPM for Accurate As-Built Plans

VIP Hospitality Group’s decision to engage us for their As-Built plans was driven by their previous positive experience. They value precision and detail in their renovations, making accurate As-Built plans and a 3D Revit model essential for their architects and designers. Sylvia Beach Hotel, like many older buildings, lacked proper documentation of its existing conditions. By partnering with PPM, they ensured that their team had the exact measurements and the detailed model needed to plan the renovation with confidence.

VIP Hospitality Group logo

“Working with PPM has been great. The surveyors were professional and fast on-site. I was impressed with how they can work around a busy, operating hotel. They were accommodating getting in and out of spaces with minimal disruption to the guests and did a great job.”

VIP Hospitality Group | Portland, OR

Project Management Insights

Colin Maloney, PPM’s Pacific Northwest Regional Director, served as the Project Manager for this endeavor. He was struck by the serenity of the hotel, the picturesque setting, and the beautiful coastal location. He also appreciated the cooperative nature of the hotel staff, which allowed our team to complete the necessary scans efficiently and without disrupting the tranquil atmosphere.

A Seamless Survey

Ben Johnson, our lead surveyor responsible for capturing the hotel’s data, minimized impact by coordinating closely with the hotel staff and by using the GeoSLAM ZEB Revo RT scanner for the survey. The software used with this scanner can merge scans seamlessly. This was a crucial feature for this hotel, since stopping and starting was necessary to reduce guest disruption.

Quality Assurance

Christina Keddington, our Quality Assurance Specialist for this project, emphasized the importance of accuracy, especially in a building as old and rich in character as Sylvia Beach Hotel. She meticulously compared the 3D model against point clouds and photos to ensure that every detail was captured correctly, from the alignment of the floors to the intricate exterior elements.

The unique architectural features of the hotel, including its balconies, railings, and stonework, made the QA process both challenging and rewarding. Keddington took satisfaction in ensuring that each of the 21 guest rooms were accurately represented in the model. The result was a detailed 3D Revit model that faithfully reflected the hotel’s structure, even though she never visited the site in person.

Precision and Partnership

VIP Hospitality Group’s vision for Sylvia Beach Hotel is to honor its storied past while enhancing its future. By partnering with us, they’ve ensured that their renovation plans are based on accurate and detailed information. This project demonstrates the importance of quality As-Built plans for preserving the unique character of historic properties. To learn more about VIP, visit their website at www.viphgroup.com.

A Unique Historic Renovation in Georgetown 352 196 Alexxis Plata

A Unique Historic Renovation in Georgetown

Historic Renovation in Georgetown: A Unique Architectural Journey

How Architect Douglas Crawford Prepares Remodels for Success Through the Use of As-Built Plans

Historic Renovation in Georgetown: A Unique Architectural Journey

How Architect Douglas Crawford Prepares Remodels for Success Through the Use of As-Built Plans

At Precision Property Measurements (PPM), we take pride in partnering with exceptional architects to bring their visions to life. Recently, we had the pleasure of working on a unique project in Georgetown, Washington, DC. This three-story, 1,200-square-foot mixed-use building presented an exciting challenge due to its historical significance and distinctive architectural features. Below, we delve into the details of this project, from the initial motivations to the complexities faced and the solutions provided.

The Unique Nature of the Property

Because it was constructed over a century ago, the building stands as one of the few residential properties along the historic Chesapeake and Ohio Canal Towpath. The clients, a young couple, aimed to convert the mixed-use building—housing a hair salon on the ground floor and residential units above—into a fully residential property while preserving its historic charm.

Historic and Regulatory Challenges

The property falls under the jurisdiction of both the Georgetown Historic Board and the Federal Commission of Fine Arts, which added layers of regulatory complexity. These entities enforce strict guidelines to ensure the preservation of historic elements, which significantly influenced the scope and approach of the renovation.

The Need for Accurate As-Built Plans

The project was led by Douglas Crawford, an award-winning architect recognized for his regionally relevant and site-specific residential designs. Douglas Crawford took on this project due to its unique nature and prime location along the historic C&O Canal.

Douglas Crawford emphasized the importance of accurate As-Built plans for this project. He noted that the building’s skewed geometry and historical elements, such as exposed beams, required meticulous building documentation to ensure accurate planning and preservation. By utilizing Revit for this documentation, Crawford could integrate the building’s unique features into the renovation plans seamlessly.

While Crawford anticipated some irregularities due to the building’s age, the As-Built plans revealed a layout that was significantly more non-orthogonal than expected. This insight was crucial for planning interior renovations, especially in areas where precise measurements are essential, such as the kitchen and other functional spaces.

As-Built Scope of Work

  • Revit Model
  • Floor Plan
  • Roof Plan
  • Exterior Elevations
  • Still Photos

Project Management Insights

Justin Yotter, the Mid-Atlantic Regional Director at PPM, was the project manager for this project. From the onset, Justin recognized the unique character of the property on Canal Street in Georgetown. The weathered brick, exposed beams, and unique ceiling elements made it a fascinating project.

Justin emphasized that working with Douglas and on unique and historic projects like this one is always rewarding, regardless of their size or significance. PPM enjoys working on historic and unique row houses throughout the city, and this property was no exception.

Surveyor Insights

Our surveyor, Ryan Yetter, enjoyed the experience of working in such a historically rich area, bringing new life to an old building.

Rowhouses often present challenges in capturing data on roofs or accessing all exterior surfaces. With this property, one notable challenge was that only two of the three exterior walls were accessible from the ground, necessitating creative ladder placement to achieve adequate data coverage. To ensure thorough documentation, Ryan employed additional strategies, such as accessing windows and searching for alleyways. The Horizon scanner was used for this project due to its extended range, which allowed seamless capture of façade information from the ground level.

Ryan enjoyed surveying this property because of its bohemian character and unique three-story studio layout. The opportunity to work on a property that he could imagine living in added an extra layer of satisfaction to the job.

Drafting and Modeling to the Architect's Satisfaction

Douglas requested we use his Revit template, which is a common request we satisfy for our clients across the board. This allows architects like Douglas to immediately begin designing upon receiving their deliverables.

No two perpendicular walls existed in the building, a common occurrence in older buildings. Once our production team member began drafting and modeling, he immediately identified the non-orthogonal layout of the walls and reached out to the surveyor to confirm the details. He was careful to adhere to PPM’s standard of no more than a two-inch deviation over ten feet for orthogonal adjustment. He consulted Douglas to determine which wall to show orthogonal on the plans relative to the page.

Mutual Partnership

Douglas Crawford has been collaborating with PPM for over six years, relying on our expertise in As-Built documentation for all his projects. He appreciates the accuracy and efficiency of our laser scanning services, which save time and ensure reliable data for his designs.

Douglas Crawford, Architect at Douglas Crawford Architect

"I've been working with PPM since 2018, and I have nothing but great things to say. Since doing my first project with PPM, I require all my projects to be fully laser scanned and modeled by them because I know I can trust their As-Built content and it saves my clients time."

Douglas Crawford, Architect at Douglas Crawford Architect

As-Built Plans Support Historic Transformations

This project in Georgetown highlights the importance of precise As-Built documentation in historic renovations. We at PPM are incredibly proud to have partnered with Douglas Crawford, an architect whose commitment to preserving the historical and architectural integrity of his projects aligns perfectly with our own values. Working with Douglas allowed us to contribute to the conservation of a unique piece of Georgetown’s architectural heritage, and we look forward to assisting him with more remarkable projects.

Douglas’ dedication to capturing the authentic essence of historical buildings, combined with his innovative use of modern technology, exemplifies the best in contemporary architectural practice. To learn more about Douglas Crawford and his work, visit his website at www.douglas-crawford.com.

Assessing and Leasing Commercial Spaces in Real Estate 352 196 Alexxis Plata

Assessing and Leasing Commercial Spaces in Real Estate

As-Built Plans: A Key Tool for Assessing and Leasing Commercial Spaces

Overcoming Logistical Challenges in Commercial Real Estate

As-Built Plans: A Key Tool for Assessing and Leasing Commercial Spaces

Overcoming Logistical Challenges in Commercial Real Estate

OTJ Architects is a leading architecture and design firm that collaborates with large organizations during pivotal development phases. With a nationwide footprint, OTJ creates lasting, human-centric solutions that emphasize diversity, wellness, and sustainability across various sectors, including commercial real estate, corporate, government, life sciences, and more.

OTJ Architects partnered with us on a significant commercial real estate assessment project in Albuquerque, New Mexico. The project’s main focus was to accurately measure and document tenant spaces across three structures totaling 213,000 square feet. Thanks to meticulous planning and execution, we provided OTJ Architects with As-Built plans their client could use for marketing and leasing purposes.

We explore insights below shared by Peter Ducas, Senior Principal at OTJ Architects, and Colin Lenkeit, PPM’s National Project Manager, about their experiences and the project’s unique challenges.

As-Built Scope of Work

  • Floor Plans
  • Still Photos

The Client's Needs and Project Motivation

Peter explained that their client had a pressing need for As-Built drawings of their buildings to market them to new prospective tenants. Many of the spaces in these buildings had been occupied for extended periods of time by federal government tenants, and the building records were outdated. As tenants moved out, the need for up-to-date CAD drawings became crucial for test fits and to create marketing plans for new tenants.

Specifically, the goal for the floor plans was to identify all interior walls, doors, and millwork so that the marketing materials accurately represented the spaces. The detailed documentation allowed the building owners to reconfigure spaces as needed, especially when large tenants moved out. Although no remodeling was planned at the time, the As-Built plans we provided were utilized for various test fits.

Additionally, the As-Built plans were used to complete Building Owners and Managers Association (BOMA) calculations for the buildings according to the most recent BOMA Office Standard. This recalculation subsequently increased the rentable square footage of the buildings, which will be incorporated into tenant leases as they are renewed or as new tenants lease space.

Peter Ducas, Senior Principal at OTJ Architects

"I was impressed with PPM's capabilities. There was great communication throughout the process and their agility in dealing with various tenants, including some secure government ones, was very appreciated."

- Peter Ducas, Senior Principal at OTJ Architects

On-Site Logistics and Challenges

The on-site logistics presented several challenges. Many tenants had specific requests or declined access, particularly government agencies with strict rules about their office spaces. For instance, one tenant did not allow cameras, a standard tool we use for quality assurance and client review. Another tenant was wary of the digital measuring tools, requiring our on-site surveyors to sign NDAs and various waivers to gain access.

Despite these hurdles, we successfully navigated the complexities. Colin explained that measuring this project using traditional methods rather than LiDAR laser scanners was necessary due to budget constraints and tenant requirements. Traditional methods proved to be the best approach, given the client’s needs and the specific challenges posed by the tenants. Since those methods take longer, we deployed three surveyors to expedite the process for the client.

Colin Lenkeit, National Project Manager at PPM

"We listen to the client, understand what their focus is, and build their plans around that. The focus could be accuracy, price, speed, etc. It could be a simple set of drawings or a very complicated set of drawings. We consider all variables when determining the best production method for each project."

- Colin Lenkeit, National Project Manager at PPM

Unique Building Features and Measurement Techniques

One of the buildings had a massive, curved edge that made gathering traditional measurements more difficult. Organic shapes, such as curves and wavy walls, increased the time needed on-site to document details accurately. Lenkeit elaborated on the process, explaining how we used a known framework to survey the difficult parts. In this instance, we worked off two 90-degree angles and three straight walls, then connected the dots to figure out the curve.

The Power of Precise Measurements

The collaboration between OTJ Architects and our team highlights the importance of precise measurements and As-Built plans in commercial real estate. Through careful planning, adaptation to on-site challenges, and efficient use of traditional measurement techniques, we delivered high-quality results that will aid OTJ Architects’ client with leasing their spaces effectively and increasing their return on investment. This project demonstrates the value of expertise and meticulous execution in understanding and transforming commercial spaces. To learn more about OTJ Architects and their work, visit their website here.

Converting Sacred Spaces into Multi-Family Housing 352 196 Alexxis Plata

Converting Sacred Spaces into Multi-Family Housing

Converting Sacred Spaces into Multi-Family Housing

How SHELTERWERK Uses As-Built Plans to Redesign Spaces

Converting Sacred Spaces into Multi-Family Housing

How SHELTERWERK Uses As-Built Plans to Redesign Spaces

At Precision Property Measurements, we pride ourselves on partnering with forward-thinking architecture firms to deliver precise As-Built plans. Recently, we collaborated with SHELTERWERK, a full service architecture and design firm based in Oakland, California, on a transformative project in San Francisco. This two-story religious building, spanning 4,000 square feet, posed unique challenges and opportunities, and we were excited to be part of its journey.

SHELTERWERK, known for their comprehensive design services and commitment to creating enriching built environments, undertook this project with a clear vision. Heather Sanders, Principal at SHELTERWERK, played a crucial role in shaping the project’s direction and shared some details in an interview with us.

As-Built Scope of Work

  • Revit Model
  • Floor Plan
  • Roof Plan
  • Exterior Elevations
  • Still Photos

Transforming a Historic Space

SHELTERWERK took on this project after a referral from a religious organization. The building, originally a worship hall on the ground floor with a pastor’s apartment and fellowship hall on the second floor, had a significantly reduced congregation. With less than ten members remaining, the client sought to develop the space into multi-family housing. Heather Sanders and her team explored various design schemes, ranging from three to five units.

The As-Built plans provided crucial insights, including the unexpected challenge posed by a telephone pole near the building. This obstacle significantly impacted the project’s progress, as it complicated potential parking solutions. In San Francisco, resolving such issues required navigating the regulations of three different agencies.

Choosing PPM for Quality and Efficiency

Heather Sanders has been working with PPM for nearly a decade. She first discovered PPM while working on a property flip and was impressed by the value and quality of our services. Since then, SHELTERWERK has exclusively partnered with PPM for their as-built documentation needs. Heather appreciates PPM’s balance of detail, quick turnaround, and competitive pricing.

Heather Sanders, Principal at Shelterwerk

“I exclusively work with PPM for my As-Built documentation because the price point is always great, and we get a nice balance of detail with a quick turnaround.” - Heather Sanders, Principal at SHELTERWERK

Surveying Challenges and Solutions

Michael Li, our As-Built surveyor for this project, provided insights into the technical and logistical challenges of this project.

For this project, the property was vacant and partially boarded up with fences around the sides. To accurately measure wall thicknesses, he opened a window to the light well along the side of the building, which allowed the scanner to be brought outside. This method ensured accurate wall thickness measurements while maintaining the property’s security.

To avoid leaving the front door open and unattended, Michael took multiple scans and manually merged the point clouds after the visit. By dividing the project into multiple scans, he was able to capture smaller, quicker scans to ensure accuracy while remaining secure on site. If he were to have performed a single scan, he would have been required to walk the entire interior and exterior of the space before closing the front door.

GeoSLAM Zeb Revo laser scanner

PPM utilized the GeoSLAM Revo, which is well-suited for small to medium sized projects and allows for quick on-site processing to verify accurate cloud data. Special attention was required for the lower level of the building, which had floor height changes throughout.

One significant challenge was accessing the roof, which is typical for many two-story buildings in San Francisco. Michael propped a ladder up on the rear exterior stairs and attached the laser scanner and camera to a painter’s pole. This worked as an extension so that the scanner could reach high enough to capture partial cloud data without Michael having to go on the roof.

The Importance of a Strong Starting Point

In conclusion, the collaboration between our As-Built services and SHELTERWERK highlights the successful starting point for a remodel. SHELTERWERK, led by Heather Sanders, utilized our precise As-Built plans to navigate unique challenges and deliver a thoughtful redesign. This project exemplifies how detailed documentation and innovative design can revitalize spaces to meet modern remodeling needs.

At PPM, we remain committed to delivering precise, reliable as-built documentation to support our clients’ visions. Whether it’s transforming historic buildings or preparing for future projects, our expertise ensures success every step of the way. To learn more about SHELTERWERK, visit their site here.

From Blueprint to Beauty: A Residential Transformation 352 196 Alexxis Plata

From Blueprint to Beauty: A Residential Transformation

From Blueprint to Beauty: A Residential Transformation

Using As-Built Plans to Upgrade a Single-Family Home

From Blueprint to Beauty: A Residential Transformation

Using As-Built Plans to Upgrade a Single-Family Home

In the bustling world of architectural design and remodeling, every project is an opportunity to weave creativity into the fabric of a living space. In a recent endeavor led by Nazim Nice, Founding Partner at Motionspace Architecture + Design, smart design was the cornerstone of a captivating remodeling journey.

Project Overview

Located in the serene neighborhood of Auburn, Washington, a two-story residence spanned an impressive 6,600 square feet. The project presented an enticing challenge for Nazim and his team, offering the promise of revitalization for a home with great potential.

As-Built Scope of Work

  • Revit Model
  • Floor Plan
  • Roof Plan
  • Electrical Plan
  • Exterior Elevations
  • Still Photos

The Architect's Expertise and the Homeowner's Vision

Nazim took on the opportunity to bring fresh elements to this home. The house boasted a solid brick exterior, yet its interior suffered from dated aesthetics and an awkward layout. Nazim’s keen eye identified the opportunity to enhance visual cohesion and improve functionality within the space.

The dining room was separated from the kitchen by a wall that Nazim decided to have end where the ceiling was vaulted in the adjacent space. They then enclosed the entire wall in cabinetry to hide it. This change achieved the homeowner’s goal of visually connecting the kitchen and dining room without connecting the rooms and resulted in a more visually cohesive design. As-Built documentation was key in achieving this structural modification.

As-Built Plans: The Foundation of a Remodel

The As-Built plans we provided were integral to the success of the project. Nazim emphasized the importance of accurate documentation, particularly in resolving structural issues and revising problematic angles within the house. The comprehensive scope of the plans, including exterior elevations and electrical layouts, facilitated seamless integration with Nazim’s design process.

Nazim Nice, Founding Partner at motionspace architecture + design

“PPM was very accommodating to how we specifically work, and our standards in Revit. It made it easy to transition from the as-built phase to the design phase.”

- Nazim Nice, Founding Partner at motionspace architecture + design

On-Site Surveying Expertise

Behind the scenes, PPM’s surveyor employed meticulous techniques to ensure accurate data capture despite inclement weather challenges.

Due to its extensive scope, the project needed to be scanned very slowly with our mobile scanner, so that elements for the Reflected Ceiling Plan were captured with proper detail. The home also needed to be scanned multiple times because of the tight spaces, including the foundation and the attic. Scans for individual spaces are often helpful to ensure accurate scan processing.

GeoSLAM Zeb Revo LiDAR laser scanner held by PPM employee

Our surveyor used the GeoSLAM Revo, which is best suited for single-family residential homes. It processes quickly on site, which helps our surveyors efficiently verify their measurements while on site.

It is ideal to capture the main living space, both interior and exterior, in one scan. However, because of the rainy weather, our surveyor was cautious to only leave doors open briefly. He got a single exterior scan and combined it with multiple scans capturing the individual floors of the house. He also captured partial exterior elements, then manually merged the scans, all to minimize the time the interior of the home was exposed to the elements. In addition to taking multiple scans, the surveyor had to sketch certain electrical components by hand, since the house was angled with several built-ins.

Overcoming Modeling Challenges in Revit

David Sperry, Revit Coordinator at PPM, tackled the unique modeling challenges presented by the property’s angled structure and complex roof design.

The middle of the property had a 30-degree bend, which made modeling the roof a unique challenge. It had to be pieced together in two separately modeled pieces to get all the specific ridge heights to align properly.

Along with the unique roof shape, this project scope also included some roof framing. David’s expertise in modeling trusses using Revit’s Truss family contributed to the accurate representation of the property’s intricate features.

David Sperry

Revit Coordinator

Precision Property Measurements

Celebrating Success

The collaborative efforts of Nazim, PPM, and the homeowner culminated in the successful transformation of the residence. From resolving structural issues to enhancing visual cohesion, every step of the remodeling journey was assisted by our As-Built plans. As the project nears completion, Nazim and his team looks forward to witnessing the homeowner’s delight in their revitalized living space. To learn more about motionspace architecture + design, visit their site here.

Urban Living: Revitalizing a Multi-Family Residence 352 196 Alexxis Plata

Urban Living: Revitalizing a Multi-Family Residence

Transforming Urban Living: Revitalizing a Multi-Family Residence

Navigating Challenges, Empowering Design, and Crafting the Future of Washington, D.C.

Transforming Urban Living: Revitalizing a Multi-Family Residence

Navigating Challenges, Empowering Design, and Crafting the Future of Washington, D.C.

In the heart of Washington, D.C., Teass \ Warren Architects, an established firm specializing in urban infill projects, embarked on a project to rejuvenate an affordable housing, multi-family property. With a keen eye for urban redevelopment and a penchant for innovative design, they sought to transform this 16,000 square-foot property into a refreshing living space for families. Guided by their commitment to excellence, Teass \ Warren Architects partnered with PPM to obtain accurate As-Built plans, laying the foundation for their transformative vision.

As-Built Scope of Work

  • Revit Model
  • Floor Plans
  • Roof Plan
  • Exterior Elevations
  • Still Photos

As-Built Plans: Accurate Guidelines for Transformation

To breathe new life into the multi-family residence, Teass \ Warren Architects delved into a comprehensive evaluation of the property’s existing layout. With the support of our meticulous As-Built plans, they embarked on a journey of feasibility analysis and schematic design, envisioning a future where the 30 small, cramped units would give way to about 20 spacious, two-bedroom homes.

Teass \ Warren Architects are considering an addition to the building to increase the space available. Because of the extensive approval process, Teass \ Warren requested a more intricate level of detail to be shown in the Exterior Elevations. By leveraging the Revit model and As-Built plans provided by us, the architects gained invaluable insights into the structure’s potential, propelling their design process forward with confidence.

Empowering Design with Digital Clarity

Harnessing the power of technology, Teass \ Warren Architects opted for a Revit model as part of their deliverable from PPM, streamlining their design process and accelerating project timelines. By digitally overlaying additions and alterations onto the existing As-Built plans, the architects could visualize their vision with unparalleled clarity, eliminating the need for tedious manual redraws and expediting the path from concept to reality.

Charles Warren ,Principal of Design at Teass \ Warren Architects

“We used to always do our own As-Builts. From the first time we hired PPM, I noticed it saved my staff a ton of time and we were happy with the product. We enjoy working with you guys.”

- Charles Warren, Principal of Design at Teass Warren Architects

Navigating Challenges with Ease

Amidst the busy urban landscape of Washington, D.C., every inch of space holds significance. Teass \ Warren Architects encountered a myriad of challenges, from zoning restrictions to a four-foot grade change, each demanding thorough documentation and strategic navigation. With PPM’s As-Built survey delivering accurate measurements and critical data, the architects could navigate complex zoning regulations and floor area ratio calculations with ease, laying the groundwork for informed decision-making and regulatory compliance.

Understanding the Roadblock

To understand why the decisions Teass \ Warren Architects made were so critical, one must understand compliance with Floor Area Ratio (FAR) restrictions. In their specific scenario, the elevation of their floor line fell below the threshold of five feet above the adjacent grade. Consequently, this portion of space was exempt from contributing to the FAR calculation, thereby limiting the potential for additional construction within the building.

Solutions in Consideration

This revelation served as a pivotal juncture for the client, prompting them to consider pursuing a variance process to mitigate noncompliance. Options including a Developmental Board of Adjustment (DBA) or zoning adjustment were on the table, necessitating a thorough entitlement process rather than a straightforward matter-of-right project. Through the meticulous documentation provided by Precision Property Measurements’ As-Built survey, Teass \ Warren Architects gained invaluable clarity regarding the achievable yields of their design endeavors.

Meet Ryan: As-Built Surveyor Behind the Scenes

Which equipment did you use and why?
Using the GeoSLAM Zeb Horizon mobile scanner was crucial because it meant we could merge the hallways that were identical. We were able to copy the point cloud data and extrude it up the whole property.

What challenges, if any, did you face while surveying this property, and what techniques or process did you use to overcome the challenges?
All multi-family projects have their own unique challenges, and this one was certainly no exception. Coordination was key. I worked closely with the site contact and the architect to make sure that I knew exactly what they needed. When it comes to surveying a multi-family residence that has tenants present, it’s important to be respectful of their space and answer any questions so that they feel comfortable.

What did you most enjoy about surveying this property?
This was an older building with a lot of history, which made it feel like a walk back in time. I really enjoyed going down to the basements and looking at how the mechanical systems and plumbing of the laundry worked. Seeing the square-peg-round-hole retrofits was novel.

Meet Tyler Littlewood: The Revit Modeler

Tyler ensured accuracy by focusing first on initial elements to maintain consistency. The property had varying types of rooms across floors, which required Tyler to be meticulous with how he organized the data. Crafting the building’s front façade was particularly satisfying because it combined blending creativity with capturing its aesthetic appeal.

Tyler Littlewood, Southern California Pod Lead at PPM.

“There was one tall stairwell that went through all levels. It was challenging but fun to model. I took it flight by flight and made sure each was adjusted correctly all the way up the building. ”

- Tyler Littlewood, Southern California Pod Lead at PPM

Building Tomorrow's Urban Spaces in Washington, D.C.

In the dynamic landscape of urban redevelopment, precision and innovation are paramount. Teass \ Warren Architects’ collaboration with Precision Property Measurements exemplifies the transformative potential of accurate As-Built plans in reshaping communities and redefining urban living. As they embark on the next phase of their journey, armed with insights gleaned from meticulous surveying and modeling, Teass \ Warren Architects stands poised to breathe new life into the fabric of Washington, D.C., one revitalized building at a time. To learn more about Teass \ Warren and their work, visit their website at teass-warren.com/.

Innspace Elevates Hotel Guest Experiences 352 196 Alexxis Plata

Innspace Elevates Hotel Guest Experiences

Innspace Elevates Hotel Guest Experiences

An Innovative Hospitality Renovation

Innspace Elevates Hotel Guest Experiences

An Innovative Hospitality Renovation

Innspace, a leading national hotel renovation company, has mastered the art of elevating guest experiences through comprehensive in-house capabilities. A 138,000 square-foot project dating back to 1969 demanded a transformative approach to renovation. With a commitment to accuracy and innovation, Innspace utilized our advanced LiDAR scanning and Revit BIM modeling to navigate decades of changes. In this article, we explore how this cutting-edge technology reshaped the property and supported Innspace’ high-end designs.

Innspace’ Unique Methodology: Designing and Building Together

What is unique about Innspace is that they not only design projects, but they also build them. This gives them the advantage of every team member being engaged in collaboration throughout the process of a project. They bring the full experience of their client into one space, from design and project management, to procurement, logistics and construction. Innspace’ specialty is taking outdated buildings and completely transforming them in ways that attract guests.

The Motivation Behind the Remodel: Aiming for Success

The property was struggling with having a very outdated and tired feel, so InnSpace’s client made it their goal to formulate a new brand for this hotel that would spark excitement and attract people. With the property located Washington’s capitol and near a highway, they hoped they could attract heavy government-affiliated foot traffic.

As-Built Scope of Work

  • Revit Model
  • Electrical Plan Sketch
  • Still Images of MEP
  • 360° Photos

Meet Nayive: The Creative Director Driving Design Excellence

Nayive Kalkach is a creative director at Innspace and focuses on the design and documentation of projects. Her work is to make sure that each property they work on has a design story. Her involvement in this project was to create the interior design while making sure that all the documentation of those design decisions crossed the finish line.

Nayive Kalkach, Creative Director at InnSpace.

“Even though we approach design from a conceptual perspective, we make sure that we are designing to reality, which is where PPM comes in. We want to make sure anything we're proposing fits within the boundaries of the building, and this is only possible if we're working with an As-Built model.”

– Nayive Kalkach, Creative Director at Innspace

Design Inspirations: Nature's Influence in Reviving Spaces

When it came to designing, the Innspace design team’s touches evolved around bringing a fresh and revived feel into the space. They took influences from the beautiful nature surroundings, and the local tradition. For example, upon entering the new lobby guests would be greeted by vibrant elements that effortlessly coalesce with the earthy tones, patterns, and organic materials inspired by Olympia’s natural surroundings, establishing a strong connection to the environment. Large windows were part of the design to instill relaxation by showcasing gorgeous views of the Pacific Northwest.

Achieving Milestones: Transitioning to a Voco Hotel

It is significant to note this hotel’s approval to be built into a voco hotel. Voco is an international hotel brand owned by the IHG (InterContinental Hotels Group) and this hotel was the first voco on the West Coast in the United States. This was exciting for the team because of the extensive process involved in receiving approval to become a voco. Currently, there are voco’s located in the UK, Singapore, Australia, and more, all offering upscale lifestyle hotel experiences.

Advantages of As-Built Technology in Project Management

Our advanced point cloud data and Revit BIM models are used by all of Innspace’ teams. They use our 3D scans and As-Built plans to collect important information such as the material square footage and ff&e quantities. This is then translated into budgeting and construction time-management logistics.

In addition to internal use, Innspace uses the Revit model to communicate ideas to their client by moving the model in different angles and virtually walking through the space. This use of visuals helps the client make decisions in a more accurate, efficient, and confident manner.

Revit Model: the Right Choice for Design and Build

For Innspace, this is a no brainer. They want to be in control of the full project from beginning to end and provide accurate information. Because Innspace takes full liability for the accuracy of the information they provide to their client, they come to us to document their existing conditions. Our use of the most forward technology that exists, LiDAR, allows Innspace the ability to propose plans, materials, and elements with confidence.

Unveiling Hidden Insights: Discoveries Invisible to Photography

There were several conditions that were not able to be documented through photographs or by viewing the site in-person. When the As-Built BIM model was completed, Innspace was able to view the full and true conditions of the property.

To give one example, hotels typically have two to four floor levels of similar heights; what Innspace discovered through the help of the BIM model was that the hotel had half levels and a restaurant located between levels one and two. This is very important information to have on hand and would have posed a challenge to accurately document this data without the use of LiDAR technology.

The Partnership with PPM: Ensuring Accuracy in Documentation

Nayive received As-Built plans from a different provider who did not include enough detail regarding lighting fixtures. InnSpace discovered several discrepancies between the documentation they received and the actual locations of items. Nayive’s colleague, Dennis, had worked with PPM at his past company and liked the proximity of our Seattle office to his business, so he reached out for us to partner with them on this project.

When it comes to As-Built drawings and models, any inconsistencies between the measurements and actual building elements pose a massive risk to the success of the project. At PPM, our QA process involves 14 steps, including verifying measurements, element placement, and more before we send it out for use.

Behind the Scenes: Angelo's Dedication to Detail

When we interviewed the modeler for this project, Angelo Maldonado, he commented on the unique lobby and restaurant area. Angelo impressively modeled this building completely on his own and was motivated by his enjoyment of seeing the model come together floor by floor.

Angelo Maldonado, Production Lead at PPM.

“I paid close attention to every detail and made sure to reach out for help when I wasn’t sure about any part of the model. I’m grateful to have been able to model on the entire project on my own.”

– Angelo Maldonado, Production Lead at PPM

Integrating Innovation and Precision in Hospitality Renovation

Innspace’ renovation journey exemplifies the seamless integration of creativity and precision. From conceptualization to execution, their commitment to accuracy and innovation has resulted in a transformative guest experience. As we reflect on this project, let us carry forward the lessons learned about the power of collaboration and the importance of embracing technology in shaping interior design abilities and the future of hospitality.

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