Adaptive Re-use

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What happens when your engineer can TALK with you, not at you?

 

At PCS, our engineers do more than analyze and compute – we talk with personality and engagement that connects our teams. We relish the magical combination of singular expertise and diverse ideas that creates great buildings. Our single-discipline passion advocates multiple perspectives, connects all disciplines, and powers clear solutions.

 

Click the featured projects below to learn more.

 

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What happens when your engineer can TALK with you, not at you?
 
At PCS, our engineers do more than analyze and compute – we talk with personality and engagement that connects our teams. We relish the magical combination of singular expertise and diverse ideas that creates great buildings. Our single-discipline passion advocates multiple perspectives, connects all disciplines, and powers clear solutions.
 
Click the featured projects below to learn more.
 

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What happens when your engineer can TALK with you, not at you?

 

At PCS, our engineers do more than analyze and compute – we talk with personality and engagement that connects our teams. We relish the magical combination of singular expertise and diverse ideas that creates great buildings. Our single-discipline passion advocates multiple perspectives, connects all disciplines, and powers clear solutions.

 

Click the featured projects below to learn more.

 

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What happens when your engineer can TALK with you, not at you?
 
At PCS, our engineers do more than analyze and compute – we talk with personality and engagement that connects our teams. We relish the magical combination of singular expertise and diverse ideas that creates great buildings. Our single-discipline passion advocates multiple perspectives, connects all disciplines, and powers clear solutions.
 
Click the featured projects below to learn more.
 

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People Driven Delivery
Connected Teams. Bold Solutions.
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What happens when your engineer can DRAW an idea?

 

A picture tells a thousand words and, in the midst of the complexity and commotion of a typical project, PCS engineers draw.  Quick, informative visuals capture team ideas, power elaboration and analysis, and move concepts forward in real time.  It’s intuition—immediate understanding—that furthers design, costing and constructability.

 

Click the featured projects below to learn more.

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What happens when your engineer can DRAW an idea?
 
A picture tells a thousand words and, in the midst of the complexity and commotion of a typical project, PCS engineers draw.  Quick, informative visuals capture team ideas, power elaboration and analysis, and move concepts forward in real time.  It’s intuition—immediate understanding—that furthers design, costing and constructability.
 
Click the featured projects below to learn more.

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" } } } ["rdf_mapping"]=> array(9) { ["rdftype"]=> array(2) { [0]=> string(9) "sioc:Item" [1]=> string(13) "foaf:Document" } ["title"]=> array(1) { ["predicates"]=> array(1) { [0]=> string(8) "dc:title" } } ["created"]=> array(3) { ["predicates"]=> array(2) { [0]=> string(7) "dc:date" [1]=> string(10) "dc:created" } ["datatype"]=> string(12) "xsd:dateTime" ["callback"]=> string(12) "date_iso8601" } ["changed"]=> array(3) { ["predicates"]=> array(1) { [0]=> string(11) "dc:modified" } ["datatype"]=> string(12) "xsd:dateTime" ["callback"]=> string(12) "date_iso8601" } ["body"]=> array(1) { ["predicates"]=> array(1) { [0]=> string(15) "content:encoded" } } ["uid"]=> array(2) { ["predicates"]=> array(1) { [0]=> string(16) "sioc:has_creator" } ["type"]=> string(3) "rel" } ["name"]=> array(1) { ["predicates"]=> array(1) { [0]=> string(9) "foaf:name" } } ["comment_count"]=> array(2) { ["predicates"]=> array(1) { [0]=> string(16) "sioc:num_replies" } ["datatype"]=> string(11) "xsd:integer" } ["last_activity"]=> array(3) { ["predicates"]=> array(1) { [0]=> string(23) "sioc:last_activity_date" } ["datatype"]=> string(12) "xsd:dateTime" ["callback"]=> string(12) "date_iso8601" } } ["cid"]=> string(1) "0" ["last_comment_timestamp"]=> string(10) "1534182135" ["last_comment_name"]=> NULL ["last_comment_uid"]=> string(2) "78" ["comment_count"]=> string(1) "0" ["name"]=> string(10) "MBergstrom" ["picture"]=> string(1) "0" ["data"]=> string(24) "a:1:{s:7:"overlay";i:1;}" } } } ["field_field_project_image_list"]=> array(1) { [0]=> array(2) { ["rendered"]=> array(5) { ["#theme"]=> string(15) "image_formatter" ["#item"]=> array(15) { ["fid"]=> string(4) "1885" ["uid"]=> string(2) "78" ["filename"]=> string(13) "Draw LIST.jpg" ["uri"]=> string(36) "public://projects/list/Draw LIST.jpg" ["filemime"]=> string(10) "image/jpeg" ["filesize"]=> string(5) "84428" ["status"]=> string(1) "1" ["timestamp"]=> string(10) "1534182135" ["type"]=> string(5) "image" ["rdf_mapping"]=> array(0) { } ["image_dimensions"]=> array(2) { ["width"]=> string(3) "320" ["height"]=> string(3) "320" } ["alt"]=> string(0) "" ["title"]=> string(0) "" ["width"]=> string(3) "320" ["height"]=> string(3) "320" } ["#image_style"]=> string(19) "projects_list_thumb" ["#path"]=> array(2) { ["path"]=> string(8) "node/281" ["options"]=> array(2) { ["entity_type"]=> string(4) "node" ["entity"]=> object(stdClass)#266 (35) { ["vid"]=> string(3) "547" ["uid"]=> string(2) "78" ["title"]=> string(24) "Instant Visual Intuition" ["log"]=> string(0) "" ["status"]=> string(1) "1" ["comment"]=> string(1) "1" ["promote"]=> string(1) "0" ["sticky"]=> string(1) "0" ["nid"]=> string(3) "281" ["type"]=> string(15) "project_details" ["language"]=> string(3) "und" ["created"]=> string(10) "1534182135" ["changed"]=> string(10) "1534266184" ["tnid"]=> string(1) "0" ["translate"]=> string(1) "0" ["revision_timestamp"]=> string(10) "1534266184" ["revision_uid"]=> string(2) "78" ["body"]=> array(1) { ["und"]=> array(1) { [0]=> array(5) { ["value"]=> string(554) "

What happens when your engineer can DRAW an idea?

 

A picture tells a thousand words and, in the midst of the complexity and commotion of a typical project, PCS engineers draw.  Quick, informative visuals capture team ideas, power elaboration and analysis, and move concepts forward in real time.  It’s intuition—immediate understanding—that furthers design, costing and constructability.

 

Click the featured projects below to learn more.

" ["summary"]=> string(0) "" ["format"]=> string(13) "filtered_html" ["safe_value"]=> string(511) "

What happens when your engineer can DRAW an idea?
 
A picture tells a thousand words and, in the midst of the complexity and commotion of a typical project, PCS engineers draw.  Quick, informative visuals capture team ideas, power elaboration and analysis, and move concepts forward in real time.  It’s intuition—immediate understanding—that furthers design, costing and constructability.
 
Click the featured projects below to learn more.

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Instant Visual Intuition
Connected Teams. Bold Solutions.
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What happens when your engineer can FACILITATE a conversation?

As the floors of a structure build upon each other, so do ideas within teams. PCS engineers facilitate discussions to power the fast flow of ideas, pulling concepts, pushing details, addressing upcoming concerns and thinking big on every floor of the building process.

Click the featured projects below to learn more.

" ["summary"]=> string(0) "" ["format"]=> string(13) "filtered_html" ["safe_value"]=> string(430) "

What happens when your engineer can FACILITATE a conversation?
As the floors of a structure build upon each other, so do ideas within teams. PCS engineers facilitate discussions to power the fast flow of ideas, pulling concepts, pushing details, addressing upcoming concerns and thinking big on every floor of the building process.
Click the featured projects below to learn more.

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What happens when your engineer can FACILITATE a conversation?

As the floors of a structure build upon each other, so do ideas within teams. PCS engineers facilitate discussions to power the fast flow of ideas, pulling concepts, pushing details, addressing upcoming concerns and thinking big on every floor of the building process.

Click the featured projects below to learn more.

" ["summary"]=> string(0) "" ["format"]=> string(13) "filtered_html" ["safe_value"]=> string(430) "

What happens when your engineer can FACILITATE a conversation?
As the floors of a structure build upon each other, so do ideas within teams. PCS engineers facilitate discussions to power the fast flow of ideas, pulling concepts, pushing details, addressing upcoming concerns and thinking big on every floor of the building process.
Click the featured projects below to learn more.

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High Fidelity Discourse
Connected Teams. Bold Solutions.
UWT Tacoma Paper & Stationery Building
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Set at the end of Boeing Field’s runways with Mount Rainier as a dramatic backdrop, Charles Smith Wines Jet City re-envisions a former soda bottling plant as an urban-industrial winery, complete with tasting rooms where connoisseurs can sip wines while they take in the expansive views through floor-to-ceiling windows. Totaling 32,000 SF, a 2-story office building and steel framed warehouse house the winery’s operations from first crush to final pour. This stunning adaptive reuse project features exposed wood and steel beams, polished concrete floors, furniture made from salvaged wood flooring, and an iconic, “floating” plate-steel staircase that links the first-floor lounge and second-floor tasting room. As the recipient of the Chicago Athenaeum Museum of Architecture’s 2017 International Architecture Award, Jet City flawlessly embraces and elevates its industrial heritage.

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A former retail store finds new life as a family medicine office with the Providence West Olympia Clinic. This economical renovation transforms the building’s spacious 24,000 square feet to deliver healthcare services to Olympia patients. A signature tower framed with hollow structural section (HSS) steel, which achieves the architect’s vision while meeting strength and stiffness criteria, marks the entryway and stands as a beacon to the community. Inside the clinic, PCS designed new structural supports for a mechanical unit mezzanine platform and a new art installation in the lobby. The artwork, a massive relief map of Olympia’s inlets and peninsulas, both honors the clinic’s unique South Sound location and complements the clinic’s spatial organization, which has exam room wings named after the same local inlets shown on the map. 

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A former retail store finds new life as a family medicine office with the Providence West Olympia Clinic. This economical renovation transforms the building’s spacious 24,000 square feet to deliver healthcare services to Olympia patients. A signature tower framed with hollow structural section (HSS) steel, which achieves the architect’s vision while meeting strength and stiffness criteria, marks the entryway and stands as a beacon to the community. Inside the clinic, PCS designed new structural supports for a mechanical unit mezzanine platform and a new art installation in the lobby. The artwork, a massive relief map of Olympia’s inlets and peninsulas, both honors the clinic’s unique South Sound location and complements the clinic’s spatial organization, which has exam room wings named after the same local inlets shown on the map. 

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Kirkland Public Safety Building
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Tacoma, WA
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The renovation of an existing 120,000 SF Costco Warehouse Store provided the space to consolidate the fleet maintenance activities for the Tacoma Police Department from multiple buildings into one.  The project included 30,000 square feet of new office and storage facilities within the shell of the existing building.  The building is “LEED” accredited.

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This project featured a renovation and seismic upgrade of the Albers Brothers Milling Co. building (listed on the National Historic Registry).  A 22,000 SF steel brace frame structure was added to the east and west sides of the existing building to laterally support the 27,000 SF, five-story masonry brick masonry building, thereby allowing for more usable space within the existing historic building. The structural scope of work included extensive restoration of the wood floor and penthouse roof structure.

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Albers Mill
Tacoma, WA
University of Washington Tacoma Campus
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Phase 1

Located in Tacoma’s Union Station neighborhood, the original phase of construction for UW Tacoma involved the adaptive reuse of several historic, multi-story masonry industrial warehouses that were originally constructed in the late 1800’s.  The 126,000 SF renovation and seismic upgrade of six industrial warehouse buildings, along with the new Library addition, dramatically transformed the downtown Tacoma area.  The program layout gutted much of the interior of the building, providing 5 story tall atriums and a unique learning environment, all the while maintaining the historical significance of the exterior facades.  

 

Phase 2

Phase 2 continued to expand the campus, and provided additional state-of the art facilities.  Six more multi-story unreinforced-masonry warehouse buildings – the Dougan Building, Cherry Parkes Building and the Mattress Factory Building, totaling nearly 160,000 SF – were renovated and seismically upgraded.  The new Science Building is a 57,361 SF three story building, constructed of a concrete pan joist system with concrete shear walls.  The Keystone Building is a 10,946 SF Auditorium and office facility with a composite steel floor system and steel roof joists.

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Phase 1
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Phase 2
Phase 2 continued to expand the campus, and provided additional state-of the art facilities.  Six more multi-story unreinforced-masonry warehouse buildings – the Dougan Building, Cherry Parkes Building and the Mattress Factory Building, totaling nearly 160,000 SF – were renovated and seismically upgraded.  The new Science Building is a 57,361 SF three story building, constructed of a concrete pan joist system with concrete shear walls.  The Keystone Building is a 10,946 SF Auditorium and office facility with a composite steel floor system and steel roof joists.

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Phase 2

Phase 2 continued to expand the campus, and provided additional state-of the art facilities.  Six more multi-story unreinforced-masonry warehouse buildings – the Dougan Building, Cherry Parkes Building and the Mattress Factory Building, totaling nearly 160,000 SF – were renovated and seismically upgraded.  The new Science Building is a 57,361 SF three story building, constructed of a concrete pan joist system with concrete shear walls.  The Keystone Building is a 10,946 SF Auditorium and office facility with a composite steel floor system and steel roof joists.

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Phase 1
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Phase 2
Phase 2 continued to expand the campus, and provided additional state-of the art facilities.  Six more multi-story unreinforced-masonry warehouse buildings – the Dougan Building, Cherry Parkes Building and the Mattress Factory Building, totaling nearly 160,000 SF – were renovated and seismically upgraded.  The new Science Building is a 57,361 SF three story building, constructed of a concrete pan joist system with concrete shear walls.  The Keystone Building is a 10,946 SF Auditorium and office facility with a composite steel floor system and steel roof joists.

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PCS has had the privilege of being involved in the Alexis Hotel's initial, substantial renovation in the 1980s as well as minor modifications since then. The initial renovation consisted of structural evaluation and seismic rehabilitation of this historic brick structure in downtown Seattle, resulting in a four-star luxury hotel. The building is a 77,000 square foot five story unreinforced masonry bearing wall structure. It was seismically upgraded with interior concrete shear walls supported by auger-cast piles.  The upgrades also included wall anchorage of the historic brick walls and parapets and restoration of the historic exterior façade. The structural upgrades were done in a way to minimize disruptions of the exterior historic fabric of the building.

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Illustrated above are decade snapshots that highlight six chapters of the 50+ Year PCS story. Building on over 50 years of experience delivering structural solutions to our clients across the Pacific Northwest and beyond, present-day PCS Structural Solutions continues to grow and set our sights on a bright future. As you click through the images above, you will see snapshots of our history over the decades. We have marked only a handful of the projects, partners, and milestones that shaped the growth and development of our firm - the complete narrative includes our entire staff, great clients and industry partners who have shared in moments of the first 50 years.  

 
Our first decade as a firm: In 1965, Ray Chalker and Skip Bush established Chalker Engineers – the same year the Beatles released four new albums including “Help”, gas was 31 cents a gallon, and an attempt to move the Cleveland Indians to Seattle fell apart.

 

In the early 1980's, Chalker Engineers (known today as PCS Structural Solutions) designed a network of glulam arching trusses to span further than ever before and incorporated pre-cast concrete hollow core planks to shave time off construction schedules.  At the same time, big hair and neon dominated fashion, the average cost of a new home was $82200, and Bill Gates was hired by IBM to create an operating system for a new PC.

 

2nd generation of leadership: in 1987, Dan Putnam, Jim Collins, and Don Scott took over the reins as firm leaders with the support of their associates depicted above (left to right) Aaron Goodwin, Gary Beckner, Rick Oehmcke, and Jack Pinkard.  1987 was also the year that Bon Jovi was topping the charts with his smash hit "Livin' on a Prayer", the cost of Superbowl ad was $600,000, and the Seattle Seahawks signed "The Boz", Brian Bosworth, to the biggest rookie contract in NFL history.

 

Our 4th decade as a firm began with key projects that marked the revitalization of downtown Tacoma, the growth of our Seattle office, and ended with PCS championing and embracing the soon to be BIM revolution.  The turn of the century also brought us reality TV (50 million viewers watched the first season finale of Survivor), oil topped $30/barrel for the first time, and banking software that used (4) digits to represent the year.

 

Celebrating our 5th decade: In 2007, after collaborating with Dan, Jim & Don on a legacy rebranding campaign, Brian Phair and Craig Stauffer transitioned into CEO and President of PCS Structural Solutions - ushering in a new era of 3D design tools and pushing a culture of enhanced collaboration. 

 

Looking ahead from 2016 and beyond to the next 50 years, we eagerly look forward to future decades and the stories and relationships they will bring. The opening of our new Portland office and expansion of our Seattle space will enable us to continue working as one unified firm with national reach and a singular passion.

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Illustrated above are decade snapshots that highlight six chapters of the 50+ Year PCS story. Building on over 50 years of experience delivering structural solutions to our clients across the Pacific Northwest and beyond, present-day PCS Structural Solutions continues to grow and set our sights on a bright future. As you click through the images above, you will see snapshots of our history over the decades. We have marked only a handful of the projects, partners, and milestones that shaped the growth and development of our firm - the complete narrative includes our entire staff, great clients and industry partners who have shared in moments of the first 50 years.  

 
Our first decade as a firm: In 1965, Ray Chalker and Skip Bush established Chalker Engineers – the same year the Beatles released four new albums including “Help”, gas was 31 cents a gallon, and an attempt to move the Cleveland Indians to Seattle fell apart.

 

In the early 1980's, Chalker Engineers (known today as PCS Structural Solutions) designed a network of glulam arching trusses to span further than ever before and incorporated pre-cast concrete hollow core planks to shave time off construction schedules.  At the same time, big hair and neon dominated fashion, the average cost of a new home was $82200, and Bill Gates was hired by IBM to create an operating system for a new PC.

 

2nd generation of leadership: in 1987, Dan Putnam, Jim Collins, and Don Scott took over the reins as firm leaders with the support of their associates depicted above (left to right) Aaron Goodwin, Gary Beckner, Rick Oehmcke, and Jack Pinkard.  1987 was also the year that Bon Jovi was topping the charts with his smash hit "Livin' on a Prayer", the cost of Superbowl ad was $600,000, and the Seattle Seahawks signed "The Boz", Brian Bosworth, to the biggest rookie contract in NFL history.

 

Our 4th decade as a firm began with key projects that marked the revitalization of downtown Tacoma, the growth of our Seattle office, and ended with PCS championing and embracing the soon to be BIM revolution.  The turn of the century also brought us reality TV (50 million viewers watched the first season finale of Survivor), oil topped $30/barrel for the first time, and banking software that used (4) digits to represent the year.

 

Celebrating our 5th decade: In 2007, after collaborating with Dan, Jim & Don on a legacy rebranding campaign, Brian Phair and Craig Stauffer transitioned into CEO and President of PCS Structural Solutions - ushering in a new era of 3D design tools and pushing a culture of enhanced collaboration. 

 

Looking ahead from 2016 and beyond to the next 50 years, we eagerly look forward to future decades and the stories and relationships they will bring. The opening of our new Portland office and expansion of our Seattle space will enable us to continue working as one unified firm with national reach and a singular passion.

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Illustrated above are decade snapshots that highlight six chapters of the 50+ Year PCS story. Building on over 50 years of experience delivering structural solutions to our clients across the Pacific Northwest and beyond, present-day PCS Structural Solutions continues to grow and set our sights on a bright future. As you click through the images above, you will see snapshots of our history over the decades. We have marked only a handful of the projects, partners, and milestones that shaped the growth and development of our firm - the complete narrative includes our entire staff, great clients and industry partners who have shared in moments of the first 50 years.  

 
Our first decade as a firm: In 1965, Ray Chalker and Skip Bush established Chalker Engineers – the same year the Beatles released four new albums including “Help”, gas was 31 cents a gallon, and an attempt to move the Cleveland Indians to Seattle fell apart.

 

In the early 1980's, Chalker Engineers (known today as PCS Structural Solutions) designed a network of glulam arching trusses to span further than ever before and incorporated pre-cast concrete hollow core planks to shave time off construction schedules.  At the same time, big hair and neon dominated fashion, the average cost of a new home was $82200, and Bill Gates was hired by IBM to create an operating system for a new PC.

 

2nd generation of leadership: in 1987, Dan Putnam, Jim Collins, and Don Scott took over the reins as firm leaders with the support of their associates depicted above (left to right) Aaron Goodwin, Gary Beckner, Rick Oehmcke, and Jack Pinkard.  1987 was also the year that Bon Jovi was topping the charts with his smash hit "Livin' on a Prayer", the cost of Superbowl ad was $600,000, and the Seattle Seahawks signed "The Boz", Brian Bosworth, to the biggest rookie contract in NFL history.

 

Our 4th decade as a firm began with key projects that marked the revitalization of downtown Tacoma, the growth of our Seattle office, and ended with PCS championing and embracing the soon to be BIM revolution.  The turn of the century also brought us reality TV (50 million viewers watched the first season finale of Survivor), oil topped $30/barrel for the first time, and banking software that used (4) digits to represent the year.

 

Celebrating our 5th decade: In 2007, after collaborating with Dan, Jim & Don on a legacy rebranding campaign, Brian Phair and Craig Stauffer transitioned into CEO and President of PCS Structural Solutions - ushering in a new era of 3D design tools and pushing a culture of enhanced collaboration. 

 

Looking ahead from 2016 and beyond to the next 50 years, we eagerly look forward to future decades and the stories and relationships they will bring. The opening of our new Portland office and expansion of our Seattle space will enable us to continue working as one unified firm with national reach and a singular passion.

" ["summary"]=> string(0) "" ["format"]=> string(9) "full_html" ["safe_value"]=> string(3746) "

Illustrated above are decade snapshots that highlight six chapters of the 50+ Year PCS story. Building on over 50 years of experience delivering structural solutions to our clients across the Pacific Northwest and beyond, present-day PCS Structural Solutions continues to grow and set our sights on a bright future. As you click through the images above, you will see snapshots of our history over the decades. We have marked only a handful of the projects, partners, and milestones that shaped the growth and development of our firm - the complete narrative includes our entire staff, great clients and industry partners who have shared in moments of the first 50 years.  

 
Our first decade as a firm: In 1965, Ray Chalker and Skip Bush established Chalker Engineers – the same year the Beatles released four new albums including “Help”, gas was 31 cents a gallon, and an attempt to move the Cleveland Indians to Seattle fell apart.

 

In the early 1980's, Chalker Engineers (known today as PCS Structural Solutions) designed a network of glulam arching trusses to span further than ever before and incorporated pre-cast concrete hollow core planks to shave time off construction schedules.  At the same time, big hair and neon dominated fashion, the average cost of a new home was $82200, and Bill Gates was hired by IBM to create an operating system for a new PC.

 

2nd generation of leadership: in 1987, Dan Putnam, Jim Collins, and Don Scott took over the reins as firm leaders with the support of their associates depicted above (left to right) Aaron Goodwin, Gary Beckner, Rick Oehmcke, and Jack Pinkard.  1987 was also the year that Bon Jovi was topping the charts with his smash hit "Livin' on a Prayer", the cost of Superbowl ad was $600,000, and the Seattle Seahawks signed "The Boz", Brian Bosworth, to the biggest rookie contract in NFL history.

 

Our 4th decade as a firm began with key projects that marked the revitalization of downtown Tacoma, the growth of our Seattle office, and ended with PCS championing and embracing the soon to be BIM revolution.  The turn of the century also brought us reality TV (50 million viewers watched the first season finale of Survivor), oil topped $30/barrel for the first time, and banking software that used (4) digits to represent the year.

 

Celebrating our 5th decade: In 2007, after collaborating with Dan, Jim & Don on a legacy rebranding campaign, Brian Phair and Craig Stauffer transitioned into CEO and President of PCS Structural Solutions - ushering in a new era of 3D design tools and pushing a culture of enhanced collaboration. 

 

Looking ahead from 2016 and beyond to the next 50 years, we eagerly look forward to future decades and the stories and relationships they will bring. The opening of our new Portland office and expansion of our Seattle space will enable us to continue working as one unified firm with national reach and a singular passion.

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The South Sound Behavioral Hospital will bring 108 much-needed new beds for psychiatric health services to Lacey, WA. What was PCS’s approach to this project?

This project is actually an adaptive reuse of an existing 1980s office building which required extensive seismic upgrades. The owner wanted to save costs by letting the seismic retrofit drive the final design, so we realized that determining the pressing questions early on was key to leveraging this approach.

With early facilitation of retrofit options with the building department —leveraging our longstanding relationship with the agency—we knew we could achieve an early structural permit, fueling an aggressive project schedule This was particularly key for the out-of-state developer.

 

How did you achieve that early structural permit?

We reached out to the building official at the City of Lacey to discuss our process. After we gave him our preliminary scope, we coordinated a meeting at 60% progress to show how our design had evolved, followed by a permit intake. At that point, if everything was similar to our 60% progress drawings, he told us that he could approve our structural permit in 48 hours or less.

We pushed a lot of work through in a short amount of time and came to the permit intake meeting at 95% construction documents. The building official was impressed with our presentation and how little our retrofit approach had changed between 60% and 95%. Both those factors enabled him to approve the permit almost immediately.

 

How did the early permit affect the construction process?

The structural permit was approved a full two months ahead of the building permit, which enabled the contractor to get an early start on shop drawings, groundwork, foundations and slab strengthening. Our proactive work provided added value by buying back some time in the schedule.

 

What was your bold solution to retrofit this building within the budget and schedule constraints?

The existing building was constructed very economically with a braced frame structure. To save costs and replace the braced frames with a safer, more resilient system, we “cut” the building in two to seismically isolate each half and redirect load. Then we replaced the braced frames with one strategically placed concrete wall, which balanced the force distribution across the separate buildings.

 

What tools did you take away from this project?

We learned that it’s possible to achieve a tight schedule by engaging early in discussions with the permitting jurisdiction. With early research and maintaining a consistent retrofit strategy, we achieved an “over-the-counter” structural permit on a $25 million hospital.  This early structural focus and intensity added significant value by providing more time and flexibility for the broader design team.

 

 

Todd Parke is an Associate Principal with PCS and has been with the firm since 2006. As one of PCS’s Healthcare Team leaders, his extensive background in hospital and medical office design informs his efforts to expand the firm’s healthcare market presence across the Northwest.

 

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The South Sound Behavioral Hospital will bring 108 much-needed new beds for psychiatric health services to Lacey, WA. What was PCS’s approach to this project?
This project is actually an adaptive reuse of an existing 1980s office building which required extensive seismic upgrades. The owner wanted to save costs by letting the seismic retrofit drive the final design, so we realized that determining the pressing questions early on was key to leveraging this approach.
With early facilitation of retrofit options with the building department —leveraging our longstanding relationship with the agency—we knew we could achieve an early structural permit, fueling an aggressive project schedule This was particularly key for the out-of-state developer.
 
How did you achieve that early structural permit?
We reached out to the building official at the City of Lacey to discuss our process. After we gave him our preliminary scope, we coordinated a meeting at 60% progress to show how our design had evolved, followed by a permit intake. At that point, if everything was similar to our 60% progress drawings, he told us that he could approve our structural permit in 48 hours or less.
We pushed a lot of work through in a short amount of time and came to the permit intake meeting at 95% construction documents. The building official was impressed with our presentation and how little our retrofit approach had changed between 60% and 95%. Both those factors enabled him to approve the permit almost immediately.
 
How did the early permit affect the construction process?
The structural permit was approved a full two months ahead of the building permit, which enabled the contractor to get an early start on shop drawings, groundwork, foundations and slab strengthening. Our proactive work provided added value by buying back some time in the schedule.
 
What was your bold solution to retrofit this building within the budget and schedule constraints?
The existing building was constructed very economically with a braced frame structure. To save costs and replace the braced frames with a safer, more resilient system, we “cut” the building in two to seismically isolate each half and redirect load. Then we replaced the braced frames with one strategically placed concrete wall, which balanced the force distribution across the separate buildings.
 
What tools did you take away from this project?
We learned that it’s possible to achieve a tight schedule by engaging early in discussions with the permitting jurisdiction. With early research and maintaining a consistent retrofit strategy, we achieved an “over-the-counter” structural permit on a $25 million hospital.  This early structural focus and intensity added significant value by providing more time and flexibility for the broader design team.
 
 
Todd Parke is an Associate Principal with PCS and has been with the firm since 2006. As one of PCS’s Healthcare Team leaders, his extensive background in hospital and medical office design informs his efforts to expand the firm’s healthcare market presence across the Northwest.
 

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The South Sound Behavioral Hospital will bring 108 much-needed new beds for psychiatric health services to Lacey, WA. What was PCS’s approach to this project?

This project is actually an adaptive reuse of an existing 1980s office building which required extensive seismic upgrades. The owner wanted to save costs by letting the seismic retrofit drive the final design, so we realized that determining the pressing questions early on was key to leveraging this approach.

With early facilitation of retrofit options with the building department —leveraging our longstanding relationship with the agency—we knew we could achieve an early structural permit, fueling an aggressive project schedule This was particularly key for the out-of-state developer.

 

How did you achieve that early structural permit?

We reached out to the building official at the City of Lacey to discuss our process. After we gave him our preliminary scope, we coordinated a meeting at 60% progress to show how our design had evolved, followed by a permit intake. At that point, if everything was similar to our 60% progress drawings, he told us that he could approve our structural permit in 48 hours or less.

We pushed a lot of work through in a short amount of time and came to the permit intake meeting at 95% construction documents. The building official was impressed with our presentation and how little our retrofit approach had changed between 60% and 95%. Both those factors enabled him to approve the permit almost immediately.

 

How did the early permit affect the construction process?

The structural permit was approved a full two months ahead of the building permit, which enabled the contractor to get an early start on shop drawings, groundwork, foundations and slab strengthening. Our proactive work provided added value by buying back some time in the schedule.

 

What was your bold solution to retrofit this building within the budget and schedule constraints?

The existing building was constructed very economically with a braced frame structure. To save costs and replace the braced frames with a safer, more resilient system, we “cut” the building in two to seismically isolate each half and redirect load. Then we replaced the braced frames with one strategically placed concrete wall, which balanced the force distribution across the separate buildings.

 

What tools did you take away from this project?

We learned that it’s possible to achieve a tight schedule by engaging early in discussions with the permitting jurisdiction. With early research and maintaining a consistent retrofit strategy, we achieved an “over-the-counter” structural permit on a $25 million hospital.  This early structural focus and intensity added significant value by providing more time and flexibility for the broader design team.

 

 

Todd Parke is an Associate Principal with PCS and has been with the firm since 2006. As one of PCS’s Healthcare Team leaders, his extensive background in hospital and medical office design informs his efforts to expand the firm’s healthcare market presence across the Northwest.

 

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The South Sound Behavioral Hospital will bring 108 much-needed new beds for psychiatric health services to Lacey, WA. What was PCS’s approach to this project?
This project is actually an adaptive reuse of an existing 1980s office building which required extensive seismic upgrades. The owner wanted to save costs by letting the seismic retrofit drive the final design, so we realized that determining the pressing questions early on was key to leveraging this approach.
With early facilitation of retrofit options with the building department —leveraging our longstanding relationship with the agency—we knew we could achieve an early structural permit, fueling an aggressive project schedule This was particularly key for the out-of-state developer.
 
How did you achieve that early structural permit?
We reached out to the building official at the City of Lacey to discuss our process. After we gave him our preliminary scope, we coordinated a meeting at 60% progress to show how our design had evolved, followed by a permit intake. At that point, if everything was similar to our 60% progress drawings, he told us that he could approve our structural permit in 48 hours or less.
We pushed a lot of work through in a short amount of time and came to the permit intake meeting at 95% construction documents. The building official was impressed with our presentation and how little our retrofit approach had changed between 60% and 95%. Both those factors enabled him to approve the permit almost immediately.
 
How did the early permit affect the construction process?
The structural permit was approved a full two months ahead of the building permit, which enabled the contractor to get an early start on shop drawings, groundwork, foundations and slab strengthening. Our proactive work provided added value by buying back some time in the schedule.
 
What was your bold solution to retrofit this building within the budget and schedule constraints?
The existing building was constructed very economically with a braced frame structure. To save costs and replace the braced frames with a safer, more resilient system, we “cut” the building in two to seismically isolate each half and redirect load. Then we replaced the braced frames with one strategically placed concrete wall, which balanced the force distribution across the separate buildings.
 
What tools did you take away from this project?
We learned that it’s possible to achieve a tight schedule by engaging early in discussions with the permitting jurisdiction. With early research and maintaining a consistent retrofit strategy, we achieved an “over-the-counter” structural permit on a $25 million hospital.  This early structural focus and intensity added significant value by providing more time and flexibility for the broader design team.
 
 
Todd Parke is an Associate Principal with PCS and has been with the firm since 2006. As one of PCS’s Healthcare Team leaders, his extensive background in hospital and medical office design informs his efforts to expand the firm’s healthcare market presence across the Northwest.
 

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A building is only as strong as its foundation. Tell us about the University of Washington (UW) Tacoma Paper & Stationery Building.

It was built in 1904 in historic downtown Tacoma. Over the years it has served as a biscuit and candy factory, stationery facility and home to the Old Spaghetti Factory restaurant. In 2016, UW Tacoma decided to renovate the building for science classrooms, social areas and event spaces. As the last of the Tacoma campus’s historic warehouse renovations, it was awesome to help turn it into a welcoming entry to campus for commuter students.

 

What were the project challenges?

The issues weren’t with the building itself, but rather the contaminated soil on which it sat. For most buildings we would sink a large foundation below grade, but doing so here would require extensive excavation, disrupting the soils and triggering costly remediation to remove the contaminated ground below the building.

 

How did working on this shared problem connect the project team?

Early communication with the GC/CM, with a lot of pushing and pulling ideas and sharing perspectives. We brainstormed some different solutions with the contractor, who compared the dollar value of our ideas. Together, we came up with the most cost-effective solution.

 

AKA teamwork!

Absolutely. Our relationship with the contractor was vital to this project, because they were able to determine if our plan would pay off financially down the road.

 

What was the bold solution?

A large foundation to support this 4-story building would have required expensive contaminated soil excavation. To minimize soil disruption, we engineered shear walls supported by micropiles. These micropiles were 7-inch diameter steel-cased beams drilled into the ground and surrounded by grout, eliminating need for a below-grade foundation.

 

How did you come up with this idea?

A lot of digging. We’d form an idea, then the contractor would ask for specifics, then we’d dig deeper for answers. With detail they were able to determine the cost of every idea, which is ultimately how we landed on using the micropiles.

 

Why aren’t micropiles used more often?

They’re expensive. The decision came down to detailed financial analysis by the contractor, who ultimately decided that micropiles were the optimal choice in this case. You have to weigh the different concerns in order to come up with the best solution for any specific project.

 

What are you taking forward from this process?

How the solution came to be. We were all open to each other’s perspectives; instead of simply applying a one-size-fits-all foundation which would necessitate contaminated soil removal, we listened to the contractor’s concerns and went back to the drawing board.

 

 

Wes Neeley has been with PCS Structural Solutions since 2001 and was named a Senior Associate in 2018. Wes gained first-hand construction experience from growing up around his father’s construction company, and he uses that knowledge to support the planning, design and construction of a variety of project types. Wes has served as a Project Manager and Engineer on many institutional, educational and commercial projects, and he enjoys exploring creative solutions for complex problems.

 

 

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A building is only as strong as its foundation. Tell us about the University of Washington (UW) Tacoma Paper & Stationery Building.
It was built in 1904 in historic downtown Tacoma. Over the years it has served as a biscuit and candy factory, stationery facility and home to the Old Spaghetti Factory restaurant. In 2016, UW Tacoma decided to renovate the building for science classrooms, social areas and event spaces. As the last of the Tacoma campus’s historic warehouse renovations, it was awesome to help turn it into a welcoming entry to campus for commuter students.
 
What were the project challenges?
The issues weren’t with the building itself, but rather the contaminated soil on which it sat. For most buildings we would sink a large foundation below grade, but doing so here would require extensive excavation, disrupting the soils and triggering costly remediation to remove the contaminated ground below the building.
 
How did working on this shared problem connect the project team?
Early communication with the GC/CM, with a lot of pushing and pulling ideas and sharing perspectives. We brainstormed some different solutions with the contractor, who compared the dollar value of our ideas. Together, we came up with the most cost-effective solution.
 
AKA teamwork!
Absolutely. Our relationship with the contractor was vital to this project, because they were able to determine if our plan would pay off financially down the road.
 
What was the bold solution?
A large foundation to support this 4-story building would have required expensive contaminated soil excavation. To minimize soil disruption, we engineered shear walls supported by micropiles. These micropiles were 7-inch diameter steel-cased beams drilled into the ground and surrounded by grout, eliminating need for a below-grade foundation.
 
How did you come up with this idea?
A lot of digging. We’d form an idea, then the contractor would ask for specifics, then we’d dig deeper for answers. With detail they were able to determine the cost of every idea, which is ultimately how we landed on using the micropiles.
 
Why aren’t micropiles used more often?
They’re expensive. The decision came down to detailed financial analysis by the contractor, who ultimately decided that micropiles were the optimal choice in this case. You have to weigh the different concerns in order to come up with the best solution for any specific project.
 
What are you taking forward from this process?
How the solution came to be. We were all open to each other’s perspectives; instead of simply applying a one-size-fits-all foundation which would necessitate contaminated soil removal, we listened to the contractor’s concerns and went back to the drawing board.
 
 
Wes Neeley has been with PCS Structural Solutions since 2001 and was named a Senior Associate in 2018. Wes gained first-hand construction experience from growing up around his father’s construction company, and he uses that knowledge to support the planning, design and construction of a variety of project types. Wes has served as a Project Manager and Engineer on many institutional, educational and commercial projects, and he enjoys exploring creative solutions for complex problems.
 
 

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A building is only as strong as its foundation. Tell us about the University of Washington (UW) Tacoma Paper & Stationery Building.

It was built in 1904 in historic downtown Tacoma. Over the years it has served as a biscuit and candy factory, stationery facility and home to the Old Spaghetti Factory restaurant. In 2016, UW Tacoma decided to renovate the building for science classrooms, social areas and event spaces. As the last of the Tacoma campus’s historic warehouse renovations, it was awesome to help turn it into a welcoming entry to campus for commuter students.

 

What were the project challenges?

The issues weren’t with the building itself, but rather the contaminated soil on which it sat. For most buildings we would sink a large foundation below grade, but doing so here would require extensive excavation, disrupting the soils and triggering costly remediation to remove the contaminated ground below the building.

 

How did working on this shared problem connect the project team?

Early communication with the GC/CM, with a lot of pushing and pulling ideas and sharing perspectives. We brainstormed some different solutions with the contractor, who compared the dollar value of our ideas. Together, we came up with the most cost-effective solution.

 

AKA teamwork!

Absolutely. Our relationship with the contractor was vital to this project, because they were able to determine if our plan would pay off financially down the road.

 

What was the bold solution?

A large foundation to support this 4-story building would have required expensive contaminated soil excavation. To minimize soil disruption, we engineered shear walls supported by micropiles. These micropiles were 7-inch diameter steel-cased beams drilled into the ground and surrounded by grout, eliminating need for a below-grade foundation.

 

How did you come up with this idea?

A lot of digging. We’d form an idea, then the contractor would ask for specifics, then we’d dig deeper for answers. With detail they were able to determine the cost of every idea, which is ultimately how we landed on using the micropiles.

 

Why aren’t micropiles used more often?

They’re expensive. The decision came down to detailed financial analysis by the contractor, who ultimately decided that micropiles were the optimal choice in this case. You have to weigh the different concerns in order to come up with the best solution for any specific project.

 

What are you taking forward from this process?

How the solution came to be. We were all open to each other’s perspectives; instead of simply applying a one-size-fits-all foundation which would necessitate contaminated soil removal, we listened to the contractor’s concerns and went back to the drawing board.

 

 

Wes Neeley has been with PCS Structural Solutions since 2001 and was named a Senior Associate in 2018. Wes gained first-hand construction experience from growing up around his father’s construction company, and he uses that knowledge to support the planning, design and construction of a variety of project types. Wes has served as a Project Manager and Engineer on many institutional, educational and commercial projects, and he enjoys exploring creative solutions for complex problems.

 

 

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A building is only as strong as its foundation. Tell us about the University of Washington (UW) Tacoma Paper & Stationery Building.
It was built in 1904 in historic downtown Tacoma. Over the years it has served as a biscuit and candy factory, stationery facility and home to the Old Spaghetti Factory restaurant. In 2016, UW Tacoma decided to renovate the building for science classrooms, social areas and event spaces. As the last of the Tacoma campus’s historic warehouse renovations, it was awesome to help turn it into a welcoming entry to campus for commuter students.
 
What were the project challenges?
The issues weren’t with the building itself, but rather the contaminated soil on which it sat. For most buildings we would sink a large foundation below grade, but doing so here would require extensive excavation, disrupting the soils and triggering costly remediation to remove the contaminated ground below the building.
 
How did working on this shared problem connect the project team?
Early communication with the GC/CM, with a lot of pushing and pulling ideas and sharing perspectives. We brainstormed some different solutions with the contractor, who compared the dollar value of our ideas. Together, we came up with the most cost-effective solution.
 
AKA teamwork!
Absolutely. Our relationship with the contractor was vital to this project, because they were able to determine if our plan would pay off financially down the road.
 
What was the bold solution?
A large foundation to support this 4-story building would have required expensive contaminated soil excavation. To minimize soil disruption, we engineered shear walls supported by micropiles. These micropiles were 7-inch diameter steel-cased beams drilled into the ground and surrounded by grout, eliminating need for a below-grade foundation.
 
How did you come up with this idea?
A lot of digging. We’d form an idea, then the contractor would ask for specifics, then we’d dig deeper for answers. With detail they were able to determine the cost of every idea, which is ultimately how we landed on using the micropiles.
 
Why aren’t micropiles used more often?
They’re expensive. The decision came down to detailed financial analysis by the contractor, who ultimately decided that micropiles were the optimal choice in this case. You have to weigh the different concerns in order to come up with the best solution for any specific project.
 
What are you taking forward from this process?
How the solution came to be. We were all open to each other’s perspectives; instead of simply applying a one-size-fits-all foundation which would necessitate contaminated soil removal, we listened to the contractor’s concerns and went back to the drawing board.
 
 
Wes Neeley has been with PCS Structural Solutions since 2001 and was named a Senior Associate in 2018. Wes gained first-hand construction experience from growing up around his father’s construction company, and he uses that knowledge to support the planning, design and construction of a variety of project types. Wes has served as a Project Manager and Engineer on many institutional, educational and commercial projects, and he enjoys exploring creative solutions for complex problems.
 
 

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