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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.

Innspace Elevates Hotel Guest Experiences 352 196 Alexxis Plata

Innspace Elevates Hotel Guest Experiences

Innspace Elevates Hotel Guest Experiences

An Innovative Hospitality Renovation

Innspace Elevates Hotel Guest Experiences

An Innovative Hospitality Renovation

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

Innspace’ Unique Methodology: Designing and Building Together

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 Innspace’ specialty is taking outdated buildings and completely transforming them in ways that attract guests.

The Motivation Behind the Remodel: Aiming for Success

The property was struggling with having a very outdated and tired feel, so InnSpace’s client made it their goal to formulate a new brand for this hotel that would spark excitement and attract people.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

As-Built Scope of Work

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

Meet Nayive: The Creative Director Driving Design Excellence

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

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

– Nayive Kalkach, Creative Director at Innspace

Design Inspirations: Nature's Influence in Reviving Spaces

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

Achieving Milestones: Transitioning to a Voco Hotel

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

Advantages of As-Built Technology in Project Management

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

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

Revit Model: the Right Choice for Design and Build

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

Unveiling Hidden Insights: Discoveries Invisible to Photography

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

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

The Partnership with PPM: Ensuring Accuracy in Documentation

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

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

Behind the Scenes: Angelo's Dedication to Detail

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

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

– Angelo Maldonado, Production Lead at PPM

Integrating Innovation and Precision in Hospitality Renovation

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