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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 It was the perfect time for O’Reilly Auto Parts to seize the moment, expand their business, and update the outdated branding with their new, modern standards.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.

“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.

“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.

“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.

"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/.

A Modern Redondo Beach Dream House Remodel 1080 602 Alexxis Plata

A Modern Redondo Beach Dream House Remodel

As-Built Plans for a Modern Redondo Beach Remodel

Unlocking the Blueprint of Precision

As-Built Plans for a Modern Redondo Beach Remodel

Unlocking the Blueprint of Precision

When embarking on a remodel project, it’s essential to lay a solid foundation for meticulous planning with accurate building measurement data. As-Built plans serve as the cornerstone, providing architects and developers with the necessary details to bring their visions to life. In this showcase, we delve into a project that highlights the significance of As-Built plans, as shared by three key contributors: the client, PPM’s Quality Assurance Specialist, and PPM’s As-Built Surveyor.

Client’s Vision: Building Their Dream Home

For our client, architect Bryan Winters, the journey began with a homeowner’s dream – the dream of transforming their tired existing home into a modern marvel in Redondo Beach, California. Years of hard-earned savings culminated in the homeowner’s decision to embark on this ambitious project. The question that arose was, “What sparked your interest in taking on this project with the homeowner?” According to Bryan, he was drawn to the project by the unique collaboration opportunity. His clients, who happen to be custom furniture designers and fabricators, shared a common vision of creativity and precision. This alignment of creative minds set the stage for what would become a remarkable venture.

As-Built Scope of Work

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

The Role of As-Built Plans: A Custom Blueprint for Success

To turn a dream into reality, precise and comprehensive As-Built plans are indispensable. Bryan believes that the foundation of any large-scale remodel project hinges on two crucial elements: an accurate site survey and a well-documented set of As-Built plans. With this knowledge, he chose to work with professionals who could deliver with precision. His confidence in the expertise of Precision Property Measurements was unwavering.

"Both these pieces of information (an accurate site survey and a well-documented set of As-Built plans) need to be spot on and accurate, or else ours won't be. That's why I trust PPM."

- Bryan Winters, Owner + Architect at humnlab + architecture /

LiDAR Laser Scanner: Capturing the Essence of the Property

To capture the essence of the property, the surveyor plays a pivotal role. They are responsible for gathering data with absolute precision, often utilizing advanced LiDAR technology to create an accurate representation of the property in a point cloud. The choice of equipment is paramount, and in this instance, the surveyor explained their decision.

"For this project, I used the Leica BLK2GO for my scan. The scan provides most of the information needed for most of the plan types we offer in a more accurate way than I can do by hand."

- PPM As-Built Surveyor

Surveying the property unveiled unique aspects of the building that set it apart from others. It had an interesting spiral staircase to a full basement with storm doors. This is not a common sight in California, so the surveyor was impressed by this diverse feature.

However, unique properties often come with their own sets of challenges. In this case, the challenges were met head on. The surveyor elaborated, “The basement was a tight fit with the scanner, so I had to do multiple scans and merge the scans together while double checking them with check measurements.”

Quality Assurance Specialist: Ensuring Accuracy and Excellence

To confirm the accuracy of As-Built plans before delivery, a rigorous analysis of each plan is performed by a PPM Quality Assurance Specialist. This step plays a pivotal role in avoiding mistakes and delays in the construction phase of a remodel, which can be caused by any incorrect measurements. The Quality Assurance Specialist sets the stage for the architectural vision to come to life with confidence. Their responsibility is to ensure that the drafting of every As-Built plan we deliver is accurate and consistent with the data and measurements collected onsite.

We asked the QA Specialist who worked on this project about the most critical aspect of the project to quality check, and the answer was clear: “The roof on this project was very interesting. It was a focal point of the main elevation of the house and thus a key area to get accurate in the drafting process.”

The strategies and techniques employed to guarantee precision are multifaceted. In this case, the specialist shared, “All the survey data was crucial to modeling the property accurately. Making sure the plans align with our point cloud and with the other plan types in the project ensures that we have a top-quality project for the client.” Precision is the name of the game when it comes to data accuracy.

Architecture Creates Forever Homes

In conclusion, this project exemplifies the collaborative efforts of an architect with his clients, in tandem with PPM’s QA Specialist and Surveyor, bringing a dream home to life. As-Built plans are the bedrock in modern remodels, as they help ensure that every detail aligns seamlessly with the project’s vision. With the right blend of expertise, technology, and commitment to excellence, projects like these not only transform spaces but also create lasting impressions of creativity in the world of architecture and design.

To learn more about Bryan Winters and his work at humnlab + architecture /, visit https://humnlab.com/.