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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.

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/.

Bringing Cohesion to a Single-Family Residence 352 196 Alexxis Plata

Bringing Cohesion to a Single-Family Residence

Bringing Cohesion, Comfort, and Functionality to a Single-Family Residence

Establishing Order in a Home That Has Undergone Several Add-Ons

Bringing Cohesion, Comfort, and Functionality to a Single-Family Residence

Establishing Order in a Home That Has Undergone Several Add-Ons

Embarking on the quest to transform houses into homes that burst with uniqueness, TriVistaUSA Design + Build, based in Arlington, Virginia, lives by the slogan “building cool projects for cool people”. In an interview with Kieran Fannan, Project Architect at TriVista, we explore a captivating remodeling journey that not only aligns with the company’s ethos but also showcases the pivotal role of precise As-Built plans in their creative process.

TriVista architects revel in projects in which their clients’ special interests and unique features shape the blueprint of their homes into something new. For this project, TriVista immediately resonated with the client’s vision and teamed up with her to make it happen.

Where There’s a Vision There’s a Way

Partnering with PPM for their As-Built plans is now part of TriVista’s process, and our collaborative journey spans 58 remodel projects since 2021. This particular project was located in Vienna, Virginia and totaled approximately 4,000 square feet.

Kieran enjoyed how the homeowner compiled her ideas by creating collages in PowerPoint. Kieran would take her collages, put them against some of photos included in the As-Built drawings we delivered, and imagine the space as his client desired it to be. It was an unorthodox yet effective way for the homeowner to communicate her vision, a creative example of picking whatever tool works for you, as long as you get the message across.

Every Home Has a Story

The homeowner owned this house for a few years prior to initiating the remodel and had been renting it out while she waited to retire. At the beginning of her retirement, it became the starting point for her “forever home”. This house was interesting because it resembled a LEGO house that had a patchwork of additions built over several decades. By the time it reached TriVista, there were no cohesive plans or documentation for the house to begin remodeling. Kieran explained that the house appeared small from the street, but when someone would walk inside, it felt easy to get lost.

Plans for the Home

The homeowner wanted to utilize the space well by creating a primary suite upstairs in what was then a loft and bathroom that a previous owners had redone themselves. Kieran’s goal was to design the space to be more livable for the homeowner and to fix the lack of cohesion in the house. When redesigning a home, comfort and functionality are top of mind for him. Below you’ll find the scope of work for As-Built plans that was needed for Kieran to accomplish his goal.

As-Built Scope of Work

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

Discoveries Through As-Built Plans

Kieran requested full plans and elevations for the house. At the time, the architects at TriVista were using AutoCAD, and PPM’s drawings were easy to transfer into their AutoCAD templates. What was most important for Kieran was being able to see accurate wall thicknesses. There were several areas of the house where it was difficult to see what was going on. Viewing the plans stacked on top of each other enabled Kieran to see where specific plumbing chases and HVAC lines were, which prevented potential issues and delays in the construction phase.

Unpredictable Roof Lines

Because of the numerous additions, the home had differing roof lines that were easily visible in our As-Built roof plan. PPM’s As-Built surveyor mentioned the property had a complex roof that appeared to have been added onto several times and had vegetation all around it.

Expanding Underutilized Space

There was a portion of the second floor that had been underutilized. One part of TriVista’s plans was to add a dormer to the front of the house. Originally, the space seemed small looking at the plan view compared to walking through the attic. Once the space was opened up, they managed to gain a bedroom's worth of space, which became a reading nook when construction was done.

Kieran Fannan, Architect at TriVistaUSA Design+ Build

“Working with Justin at PPM is wonderful. At times, he'll give us a call and advise adjustments to our deliverable requests to best fit our scope. He helps us save money in the end. If we save money and the client saves money, everybody is happy.”

– Kieran Fannan, Architect at TriVistaUSA Design + Build

Interview With the As-Built Surveying and Modeling Experts

To get a deeper understanding of what went into creating the As-Built Plans for this house, we interviewed the surveyor and modeler for this project. Read more about their experiences from their perspectives.

As-Built Surveyor Interview

Which equipment did you use and why?
We chose the GeoSLAM ZEB Revo for this property because it’s the best scanner for working with small spaces.

Which specific strategies/techniques did you employ to make sure you captured all the data properly?
This was a fun, but challenging property to survey. It was early in the pandemic, so the owner was working from home. I had to time my scanning between the homeowner’s online meetings and school classes. It was important that I worked around the people in the home, so I ended up scanning one of the bedrooms separately.

What was most unique about surveying this property?
The original cottage design, plus the many additions over the years, created unique spaces throughout the home. The layout challenged me as a surveyor in almost every facet of the surveying process.

What challenges, if any, did you face while surveying this property?
The scanners don’t produce accurate data if they scan people moving, so I had be very careful to avoid running into anyone while moving through the spaces. I also had to use the upper deck to capture a large amount of roof data. So essentially, I had to plan a good path, be diligent to capture all the small and unique spaces, work around moving objects, and utilize some techniques for capturing data at angles, all while trying to not have a scan that was too large. Because I did have a few partial scans, I had to create some overlap, so that I could successfully merge in the spaces later.

As-Built Modeler Interview

Did you work on drafting or modeling this property, or both?
I modeled this project in Revit and exported it to AutoCAD.

Which specific strategies/techniques did you use to make sure you modeled all data properly?
As all projects do, it required me to thoroughly check the linework to ensure it matched the point cloud and the photos. I usually run through each room’s photos, both the 360 and still images, to make sure I catch everything. I usually end up going through photos two to three times with houses like this one.

What was most unique about modeling this property?
The most interesting exterior element was the circular entryway.

What did you most enjoy about modeling this property?
In the end, the details were a lot of fun to see come together. These kinds of details make a project feel more complete and finished, making it more satisfying.

The Final Result of the Remodel

Transforming Homes through As-Built Plans

This remodel project is a testament to the transformative power of precision and collaboration. PPM’s As-Built plans unraveled the layers of the property’s history and empowered Kieran to create a home that brings tranquility to the owner. The journey encapsulated not just the physical evolution of the house but also the emotional importance to its owner.

Expanding and Upgrading Commercial Retail Spaces 1080 602 Alexxis Plata

Expanding and Upgrading Commercial Retail Spaces

Expanding and Upgrading Commercial Retail Spaces

The Power of As-Built Plans in Nationwide Remodel Programs: O'Reilly Auto Parts

Expanding and Upgrading Commercial Retail Spaces

The Power of As-Built Plans in Nationwide Remodel Programs: O'Reilly Auto Parts

In the world of Remodel and Rollout programs for established companies, meticulous planning is paramount. When these businesses plan to roll out upgrades to their stores or move into new locations, As-Built plans are a foundational step in the design process, ensuring that every detail is well documented to prepare for the project’s vision.

This Project Showcase explores the role of As-Built plans in the context of a Commercial Remodel Program. Throughout our partnership with O’Reilly Auto Parts, PPM has delivered over 25 sets of As-Builts and streamlined their design process as new remodel opportunities arise. In this article, we’ll focus on a store from the program located in South Bend, Indiana. We’ll hear from both our client and our Quality Assurance Specialist who played vital roles in ensuring the success of the venture.

Every Project has a Motivation

The motivation for the remodel was twofold - physical expansion and brand enhancement. Our client, a Real Estate Design Manager, shared their insights into the purpose of the project. For this location, the client was presented with a unique opportunity. They had leased a portion of their building, and their tenant was vacating the space. It was the perfect time for O’Reilly Auto Parts to seize the moment, expand their business, and update the outdated branding with their new, modern standards. Our client referred to As-Built plans as "CD sets", or construction document sets, underscoring their role as the foundation for the remodel.

As-Built Scope of Work

  • Floor Plan 
  • Roof Plan
  • Reflected Ceiling Plan
  • Exterior Elevations 
  • Site Plan
  • O’Reilly Site Survey Report
  • Survey Coverage Photos
  • MEP Detail Photos
  • 360 Photo Virtual Tour

Choosing the Right As-Built Partner for a Multi-Site Project

Selecting the right partner for creating As-Built plans is a significant decision. Our client identified two reasons for their decision to partner with Precision Property Measurements for this multi-site project: their need for quick turnaround time and our national availability and readiness to meet their requirements.

“PPM has the quickest turnaround time in terms of receiving the final deliverable. We work with lots of companies, and PPM is the only company that has people readily available across the nation to quickly tackle our As-Built survey needs.”
– Real Estate Design Manager, O’Reilly Auto Parts

Quality Assurance: Excellence in Every Detail

Quality Assurance is a critical step in PPM’s As-Built process. Pyra Pao, the PPM QA Specialist for this project, shared, “We deliver Worry-Free As-Built plans, so every plan type is important. The Reflected Ceiling Plan was the most time consuming, especially the sales floor retail space. One method that helped me review it was having the photo reference or ‘panoramic tour’ oriented the same way as the floor plan. That way the items in the photos lined up with the floor plan and were much easier to confirm.” (pictured right)

Pyra offered insights into the surveying and drafting processes: “The information was captured with photos and laser distance meter measurements. If I were to draft this site, the biggest challenge I would face would be documenting the correct heights and spacings of RCP items, but our drafters do a great job.” (pictured below)

Pyra Pao

Quality Assurance Specialist

Precision Property Measurements

Pyra enjoys quality checking projects that require minimal revisions. He values creating accurate As-Built plans the first time around, as well as the essence of quality assurance – precision and accuracy. Our drafters and modelers always aim to make their deliverables as accurate as possible before handing them off to their respective QA safety nets.

As-Built Plans Instill Confidence

All in all, the journey of commercial remodels, especially those involved in a multi-site Remodel Program, is a collaborative effort. As-Built plans serve as the foundation, ensuring every detail is able to be built upon to bring about the project’s vision before moving into construction. With the right As-Built partner, which includes a dedicated Quality Assurance Specialist, and a client’s vision, these projects evolve from ideas into successful transformations. The value of As-Built plans is not merely in the data; it’s in the potential they unlock, the precision they deliver, and the confidence they instill in businesses looking to expand and upgrade their brand.

To view and learn more about O’Reilly Auto Parts store construction, visit https://corporate.oreillyauto.com/real-estate-contractors .

Reviving Baltimore’s Historic “Clifton House” 776 420 Alexxis Plata

Reviving Baltimore’s Historic “Clifton House”

Reviving Baltimore’s Historic Single-Family “Clifton House”

A Cultural Heritage Restoration Journey

Reviving Baltimore’s Historic Single-Family “Clifton House”

A Cultural Heritage Restoration Journey

Preserving cultural heritage goes beyond bricks and mortar; it intertwines with the narratives of families and communities, forming an integral part of our shared history. The African American Cultural Heritage Action Fund, an initiative of the National Trust of Historic Preservation, champions this cause annually through a grant program.

In this article, we delve into a poignant project funded by this program — the restoration of the Clifton House. This historic residence, once home to influential figures Lucille and Fred Clifton, embodies not only architectural significance but also a rich tapestry of activism, art, and community engagement.

This program provided a fellowship for a student to study, document, and preserve the historical structure. In addition to its historic significance, the Clifton House was selected because of its community and cultural significance with the original owners. Lucille Clifton (pictured left) was a poet and artist, and she and her husband were both activists in the community fighting for African American rights.

Choosing a Cultural Beacon

The personnel at the National Trust build relationships with sites and work that possess diverse histories. When the time came to pick a fellow and site to which to allocate funds, they passed the torch to Joel Randolph, a member of the Digital Documentation Fellowship, a program of the African American Cultural Heritage Action Fund. At the time, Joel lived in Baltimore, was studying environmental design and architecture at Morgan State University, and participated as a member of the National Organization of Minority Architects (NOMA).

A Vision with a History

The Cliftons' daughter, Sidney Clifton (pictured right), is an Emmy-nominated film producer passionate about bringing recognition to the impact her parents had on both the arts and activism in Baltimore, as well as encouraging other young people to be more active in their community.

When the house was purchased after the Cliftons first owned the property, it was transformed into a duplex for rental purposes. The bottom of the building was designed to be one unit, while the top was the second unit. To fulfill this concept, the new owners installed a second kitchen, so the house could be appropriately subdivided.

Sidney Clifton then repurchased the home in 2019 with a vision to restore the property back to a single-family home and align it with her and her siblings’ memories of the original house. The “Period of Significance”, or time period when Lucille and Fred Clifton’s family lived there, is what Sidney wanted to restore.

Architectural Symphony

The African American Cultural Heritage Action Fund contacted Quinn Evans, an architectural design collective, with the project, and they agreed to take it on. Sydney Clifton was particularly interested in working with an architect of color for this project. Senior Associate at Quinn Evans, Nakita Reed, was familiar with the fund and was a perfect fit to lead this project with her firm. She understood the family story and the significance of the project. It was a passion piece for Nakita, as well as a specialty of Quinn Evans, as they do historic preservation in sites around the US.

One of the main deliverables of this project was a Historic Structures Report. This is when Quinn Evans engaged Precision Property Measurements to perform an As-Built survey and produce 2D and 3D plans of the Clifton House in AutoCAD and Revit. The Quinn Evans team used the plans to provide recommendations for restoration purposes. The purpose of attaining the plans was not to create a new design for the building, but to create this special report.

Nakita Reed, Senior Associate at Quinn Evans

“It’s easier to tell the story of the existing conditions using the As-Built plans as the backdrop. The As-Built plans allowed us to diagram areas of the building that have been altered historically.”

- Nakita Reed, Senior Associate at Quinn Evans

As-Built Scope of Work

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

The Art of Preservation with As-Built Plans

PPM’s part in the fellowship was to guide Joel and his team through the process of capturing As-Built data, while teaching the laser scanning, point cloud, and point-cloud-to-Revit processes. This enabled the fellows to use the point cloud and Revit model to highlight elements of the existing structure that were important for the Cliftons to preserve as they renovate with respect to the history of the building.

The fellowship didn’t already have existing drawings, so having As-Built plans created quickly provided base documentation from which they could design. Since the main purpose of their project was to create a Historic Structures Report, they didn’t progress the project to construction. The intent of the As-Built plans was to serve as a diagram on top of which to draw concept sketches and schematics.

“Blending new technology with historic buildings is something that people often overlook the importance of. Using laser scanning as another tool in the toolbelt of preservation architects and documentation of historic structures is something that is really viable.”

– Nakita Reed, Senior Associate at Quinn Evans

Using the information gathered, the Quinn Evans team advised the client to focus any changes on areas that had already been altered, so that areas that had not been altered could remain intact.

The rear of the building had been significantly altered throughout its transformation from a single-family residence to a rental property.

The As-Built plans were a visual advantage that enabled them to highlight which areas had been changed and make recommendations to revert areas back to their original form.

Preservation Zone Plans

Quinn Evans used the floor plans to highlight which zones were primary, secondary, tertiary, or non-rated from a historic significance standpoint to help communicate where preservation efforts needed to be focused throughout the building.

The front and the exterior of the building, as well as the porch, all needed to be maintained. The approximately 170-page report included the drawings from PPM as an appendix to provide clients access to the plans of the exterior and interior.

The Impact of As-Built Plans on the Students in the Fellowship

Joel and a few students visited the site with the Historic American Building Survey, where they hand measured a few elements of the structure, learned about the history of the site, and used the As-Built plans to create some drawings of what the home looked like when Sydney lived there.

Because the students weren’t able to document measurements of the entire home, the As-Built drawings and 3D model gave the students a deeper understanding of the structure. During the site visit, they compared what they saw in person to what they saw in the plans.

Leicester B. Holland Prize is an annual competition that recognizes the best single-sheet measured drawing of a historic building, structure, or site. Joel and his classmates submitted the sheet they created to officially document the site, have it listed in the Library of Congress, and increase the number of places celebrating African American heritage. Though not the primary goal, winning the competition became a perk of their hard work! The submission board for the Holland Prize included data and select drawings they were able to create from the 3D Revit model. The fellowship sliced the model and summarized their findings for an academic setting, and those records are now held in the Library of Congress.

To view the records, you can visit the Library of Congress at www.loc.gov.

Behind the Scenes: Perspectives from the Surveyor and Drafter/Modeler

After learning about the intricacies of this project, we interviewed the surveyor and drafter for this project. Indulge in the Q&A of their experiences with this historical structure. The historical home was surveyed by our Mid-Atlantic Regional Director, Justin Yotter.

Justin Yotter, Mid-Atlantic Regional Director at PPM

“I enjoyed surveying this site because it was challenging and unique, and most critically, it has a tie to a unique cultural and political family that made a huge impact on their community.”

- Justin Yotter, Mid-Atlantic Regional Director at PPM

Q&A: Perspectives from the Surveyor

Which strategies/techniques did you employ to make sure all data was captured?
We covered the mirrors with paper to avoid reflections of cloud data, propped open the doors, set up ladders to the detached garage and the porch roof, and made sure we could access all the doors. Because the back stairs were closed off, we had to close the loop with the scanner by getting as close as possible to the exterior and the stairwell that was blocked off. We had to be extra diligent in our path for scanning, as we had to go up and down two ladders to two different roof surfaces and up an exterior staircase to the prior roof area.

Which equipment did you use to capture the measurement data?
We scanned the site with the GeoSLAM ZEB Revo because it provided the best blend between volume of data and range for a house of this size. We also utilized the Leica Distometer and a Stanley 25-foot tape measure. We used both of those to capture some hand detail measurements and follow our standard quality assurance process that addresses overall perimeter and window and door measurements. We took still photos and then 360 photos for our production team with a Ricoh Theta camera.

What was most unique about surveying this property?
It is a historic house that has a wraparound porch and tons of nice woodwork and hardwood floors. In addition, it has a lot of various architectural features that we made sure to capture.

What challenges, if any, did you face while surveying this property?
The challenges were many, but by setting everything up in a way that was conducive to the scanner’s ability to best capture the data, we were able to get high-quality data of the home. We scanned two structures, the house and the detached garage, and there was a staircase to the roof, with some flat areas, plus another roof to access. In addition, the basement had very low clearance with very little light.

Q&A: Perspective from the Drafter/Modeler

What was the most unique aspect of drafting/modeling this property?
The emergency escape feature stood out as exceptionally distinctive for this property, as it’s an uncommon element in single-family homes. This one was especially unique because it involves navigating multiple roofs and staircases from an upper-story window. Capturing these details without point cloud data would pose a significant challenge.

What challenges, if any, did you face while drafting/modeling this property?
Drafting and modeling the top story presented difficulties due to the variety of sloped ceilings. These complexities required precise attention to detail to get the items modeled accurately.

History Lies Within the Buildings That Surround Us

Historic preservation paves the way for a sense of place and community for our past. It can serve as inspiration in our lives when we tie the historical, architectural, and aesthetic character of buildings to our families and legacies the way the Cliftons did. We’re grateful to have played a role in such a historically significant project orchestrated by the National Trust of Historic Preservation and Nakita Reed from Quinn Evans.

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/.