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As-Built Surveys For Restoration Of Architectural Masterpieces

Long Beach Architecture Tour Featuring Mid-Century Pioneer Edward Killingsworth

 

Killingsworth commercial building used for Architectural Office Space

Kelly Sutherlin McLeod Architecture, Inc.’s new office space in Long Beach, CA built by Architect Edward Killingsworth. Photo by Julius Shulman and Juergen Nogai © JUERGEN NOGAI

It All Started with an As-Built Survey…

Over the course of 16+ years and 17,000 (give or take) As-Built surveys, there are certain projects that stand out.  Sometimes it’s for not-so-great reasons (like in 2005 when I left all my tools on a client’s front porch and had to drive back to Yorba Linda in the middle of Friday afternoon traffic), but much more often it’s because the project is really cool and we are proud to be a part of them. Like working on a restoration of an architectural masterpiece.  A few months ago we were contacted by one of our regular clients, Kelly Sutherlin McLeod Architecture Inc. with just such a project.  KSMA is an award-winning firm right here in Long Beach, specializing in residential, light commercial, cultural and urban planning projects.  They asked us to provide an updated survey of their headquarters in the Bixby Knolls area of Long Beach.

When Passion and Work Combine, Everybody Wins

As we began the process of scheduling the project, one of our surveyors, Daniel Noble, quickly volunteered for the assignment.  What Daniel knew is that the building was designed by the late Edward A. Killingsworth FAIA, a well-remembered prominent local architect who has been recognized as one of Southern California’s most celebrated architects, primarily known for his Mid-century Modern masterpieces.  Daniel grew up in Long Beach, admiring Killingsworth’s work, with an ever growing passion for all types of architecture, interior design and restoration on historical structures.  Daniel did a full interior and exterior survey of the 5,000 SF building on April 27th using one of PPM’s laser scanners. Over the next week, he developed a complete set of As-Built Floor Plans, RCP, Roof Plan, Exterior Elevations, and a Section drawing in AutoCAD.

 

Surveyor Daniel sitting at desk for drafing work at Precision Property Measurements

Daniel Noble shown at his drafting work station at Precision Property Measurement’s headquarters in Long Beach, CA.

 

PDF drawing of east view of exterior elevations for KSW Architecture office

Daniel’s sketch of the east Exterior Elevations view of the KSM Architecture Office.

 

The As-Builts are done – but the story is just beginning.

If this was any other project, PPM’s involvement would have ended at this point.  We hand off the As-Built survey to our client, wish them luck in their restoration project, and then move on to the next one.  But as luck would have it, right after measuring the KSM Office, Kelly shared an invitation with Daniel to experience an upcoming tour of several local buildings that Killingsworth designed. The event was hosted by the Historical Society of Long Beach, and each structure was generously opened to the public by its current owner.  Daniel very excitedly attended the tour on May 19th along with about 100 other attendees.

The first stop on the tour was the Killingsworth family home. This house was a “family project,” and was built by Ed, his wife Laura (who still lives there today), and their two sons. The home was built with Killingsworth’s iconic post and beam construction style, and is still cherished by the family today as the primary place to gather each Christmas.

 

 

The next stop on the tour was the Brady Home, which has been recently purchased by the artist Lewy Kallas. With a deep love for Killingsworth’s work and architectural style, Lewy intends to restore the home back to it’s original design, after previous owners have changed the style of the home through a variety of renovations.

 

 

The final stop on the tour was a commercial office building located at that is widely viewed as one of Killingsworth’s most impactful works of architecture. This building was originally built to be a law office for Clock, Waestman, Clock, and is now owned by Oren and Lauren Tanzer. Most of the building is occupied by their company, Summerjax, while one unit is rented out to realtor Nate Cole, who operated his business Unique California Property which specializes in the sale and purchase of custom unique homes. Several of his clients have been owners or buyers of Killingsworth-designed homes.  As you can see from the photos, Killingsworth wanted guests to really feel like they had arrived at the structure by creating this special feature at the building entry.

 

 

Architects Make Great Partners

The Killingsworth Architecture tour was a great way to connect with the iconic designs of a Long Beach legend.  More broadly, it really put into perspective the amazing work that our architect clients like Kelly Sutherlin McLeod, FAIA are doing every day to create beautiful and functional living and work spaces.  We are honored to be able to partner with these leading-edge firms as they transform our built environment.

 

 

 

Thanks for reading!

 

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An Overview of The Most Commonly Requested As-Built Drawings By Architects

The Five Most Common As-Built Drawings for Architects

From the architect’s viewpoint (and certainly from the building owner’s), every remodel project is unique. Both the inputs (existing building conditions, local codes, budget) as well as the outputs (new design/materials) are different every time – and when these 2 factors are combined into a complete project, the possibilities for architects are truly endless.  Honestly I don’t know how they do it!

For the As-Built surveyor, however, we typically only have to deal with variances on 1 of these 2 factors: the inputs. It is our job to survey the existing building, and so we certainly have to be prepared to handle the wide variety of types, sizes, and other factors that make each building unique. But the other factor, the outputs, are fairly standardized for us. Our client, the architect, wants us to create a standard set of As-Built drawings that accurately depict the existing layout of the building. Of course these drawings can be customized with styles or details if the client desires, but for the most part we are producing the same output on all of our projects.

With over 12,000 As-Built surveys completed in the last 15 years, we have acquired a pretty good sense of what our architecture clients are looking for with their As-Built plans. Here’s a brief list of the five most common drawings that we get asked for on remodel projects:

FLOOR PLAN

It all starts here.  You need to get an accurate Floor Plan before you can get most other drawings, because they need to tie back to the floor plan.  A good As-Built Floor Plan shows all exterior and interior walls, windows and doors, as well as other visible structural elements such as columns and stairs.  Any other required details can be added as needed, or shown on a separate plan.

ROOF PLAN

This is a required As-Built Plan on most of our projects, particularly residential remodels.  The Roof Plan should show the outline of the roof overlaid on top of the building perimeter walls, and include roof structural details including valleys, hips, ridges, and pitch.  Equipment can also be added, particularly for flat commercial roofs.

EXTERIOR ELEVATIONS

As opposed to a “plan view” drawing where the perspective is looking down on the building, an elevation shows what the building looks like from the side.  Exterior Elevations are As-Built drawings that show the exterior sides of the building, from ground level up to the top of the structure.  Together with the Floor Plan and Roof Plan, the Exterior Elevations round out the typical set of As-Built plans that most of our architecture clients ask for on their projects.

REFLECTED CEILING PLAN

The Reflected Ceiling Plan, or “RCP”, is an As-Built drawing that shows both the structure of the ceiling (soffits, trays, coffers, exposed beams) as well as the elements attached to it (lights, vents, sprinklers).  The RCP helps the architect understand how the ceiling is constructed, as well as what existing electrical and HVAC components are there for consideration with the remodel.

ELECTRICAL PLAN

The Electrical Plan shows all of the visible electrical equipment, components and fixtures in the structure.  This includes things like meters, panels, transformers, outlets, data jacks, lights, etc…  We get asked to include an As-Built Electrical Plan on about 25% of our projects.

Taken together, these As-Built Plans show the architect a pretty comprehensive view of what the existing building looks like, and how it is constructed.  In addition to these 5, there are many more useful As-Built drawings that we provide at PPM.  For a full list of the As-Built drawings and As-Built services that we offer at PPM, check out our services page.