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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.

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/.

Repurposing an Abandoned Church into Affordable Housing 1080 602 Alexxis Plata

Repurposing an Abandoned Church into Affordable Housing

Transforming Oakland’s Abandoned Church into Affordable Housing

Historical Preservation as a Work of Art

Transforming Oakland’s Abandoned Church into Affordable Housing

Historical Preservation as a Work of Art

Originally built in 1892, the Brooklyn Presbyterian Church of Oakland sat vacant and unused for over seven years. In 2022, Detra Harris, Principal and Developer at Strive Real Estate, stepped in to transform the location into affordable housing through adaptive reuse. At the beginning of the process, Precision Property Measurements was hired to measure and model over 17,000 square feet of the building to make this remodel possible.

As-Built Scope of Work

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

A Century of History to Preserve

The church originally housed many of the homeless who needed shelter after the 1901 San Francisco earthquake. This was the perfect project for Detra, as she was particularly targeting opportunities that could bring affordable housing to homeless seniors in Oakland. To pay further respects to the rich history, Detra adopted “Brooklyn” from the original name of the church and used it in the new name. The building is now called Brooklyn Arms Apartments. The outstanding history of this church remains preserved through the remodel. Because the city made restoring the original designs of the building a requirement, the architect for this project required As-Builts to revert modifications that were made over the century.

Refreshing the Layout With a New Purpose

The developer discovered a large open space in the original plans (pictured left). This space was used for the main office in the original build. This finding benefited their project as they proposed studio spaces in that large space. They received pushback from the city, but because the original drawings had divided that space into small rooms, they were able to bring back the style of the 1800’s in favor of their entitlements. The As-Built plans helped them get their design approved by the city.

Detra Harris, Principal and Developer at Strive Real Estate in Northern California.

“We received three bids and selected PPM based on the cost, response time, and communication. PPM was able to meet our timeline with expedited turnaround.”

- Detra Harris, Principal and Developer at Strive Real Estate

17,000 Square Feet Surveyed in One Day

The property is large and has varying pitches for different sections of the building. Our surveyors used the GeoSLAM ZEB Horizon scanner for this project because it was the best scanner to reach the heights that needed measuring while ensuring accuracy. To accommodate the building, our surveyors scanned each space and the entire exterior to capture as much data as possible. The work was split between three people: one person scanned the main sections of the building, one person scanned the more difficult areas, and person one photographed the building. Dividing the work helped each surveyor focus on one task and complete the data capture in one day.

The most unique parts of this property to survey were the attic spaces. The pitch of the roof was far too steep to walk along, so they had to capture data from inside of the attic. Aesthetically, our surveyors agreed the historical detail of the building was exquisite inside and out.

The Challenge of Modeling 180° of Slope Variations

One of our BIM modelers, Pyra Pao, modeled this project in Revit. He explained that everything about this property was intricate. From the interior decor to the support posts, seating bleachers, and facade – everything was unique.

The most significant challenge Pyra experienced was modeling the upper seating bleachers in the main sanctuary. The seating wrapped around 180° of the room on a narrow slope connecting to the walls, and the slope alternated between different angles before it returned back to its mirroring side. The solution to this challenge was to use duplication in the extrusion. For the facade, he used the sweep command to save time and satisfy our client’s delivery timeline.

Pyra Pao, Production Drafter at Precision Property Measurements.

"What I enjoyed the most about this project was modeling the organ located in the main sanctuary. I’m very proud of myself for nailing the details and how awesome it looks on the stage."

- Pyra Pao, Production Drafter at PPM

Remodeling Is an Art

Alongside providing a home to many elderly in Oakland, this building is considered public art. You can find this property on the national registry for historical projects. Brooklyn Arms Apartments has one of the largest stained glass arts in Northern California from restorations during the development. Strive Real Estate and Detra Harris are proud to bring public art and affordable housing to their communities under a duo umbrella, and our team was honored to provide accurate As-Built plans for such a beautiful redevelopment project.

To learn more about Detra and her work at Strive Real Estate, visit https://striverealestate.net/.