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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.

Designing a Waterfront Multifamily Residence 352 196 Alexxis Plata

Designing a Waterfront Multifamily Residence

Reimagining Urban Spaces: Designing a Waterfront Multifamily Residence

Restoring Contaminated Spaces Into Luxurious Condominiums

Reimagining Urban Spaces: Designing a Waterfront Multifamily Residence

Restoring Contaminated Spaces Into Luxurious Condominiums

Embark on a captivating journey of transformation with Clark / Barnes, an esteemed Architecture Firm based in Seattle, Washington. Renowned for their commitment to creating timeless, sustainable buildings, Clark / Barnes specializes in ground-up, multifamily projects that seamlessly blend urban living with environmental consciousness.

In this exclusive narrative, we unveil the intricate process behind the remodel of a 4-story, 20,000-square-foot multifamily residence nestled in the scenic landscape of Kirkland, Washington. We explore how Clark / Barnes navigated through challenges, harnessed innovative solutions, and partnered with us to breathe new life into a space marred by contamination.

The Challenge: Contamination and Reconstruction

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

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

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

Scope and Design

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

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

As-Built Scope of Work

  • Revit Model
  • Floor Plan
  • Exterior Elevations
  • Sections
  • 3D Virtual Tour
  • Still Images

“Having PPM create our As-Builts is easy. It gives us somewhere to start from and we can focus on what we're good at. PPM has a set of tools that we don't have, so projects move a lot quicker when we work with them.”

- Craig Carney, Director of Residential at Clark / Barnes

Leveraging Revit for Seamless Design and Management

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

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

Diverse Design Needs

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

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

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

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

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

Partnering for Success: Collaboration with PPM

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

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

Interview with Ben Johnson, Architectural Scan Surveyor at PPM

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

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

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

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

Interview with David Sperry, Revit Coordinator at PPM

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

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

Great Things Come To Those Who Wait

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

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/.