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Valley Regional Fire Authority Station 34
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Station #34 continues to enhance the safety of the Auburn area. This 11,200 square-foot station is home to eight overnight staff. It is equipped with three drive-thru apparatus bays and packed with all of the proven and effective design elements utilized at other VRFA facilities such as ample kitchen and dining spaces, overnight sleeping areas and spaces where the community can connect with the firemen serving their neighborhood.

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The Central Regional Branch provides archival and records management services to local government agencies in several central Washington Counties. This steel and masonry 16,500 square-foot, single-story facility on the Central Washington University campus echoes the character of the surrounding buildings while providing functional storage for important State documents.

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Washington State Archives
Ellensburg, WA
Lakota Middle School
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Rancho San Diego, CA
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Tulalip Tribes Health Clinic
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Architect: MulvannyG2

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Photographer: R.G. Weisenbach
Architect: MulvannyG2

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A stone throw from the north satellite inside SeaTac Airport security sits a multi-story training tower for Aircraft Rescue and Fire Fighting. This 1,320 square-foot tower features drive-up access all around, hose drying, exterior stairs, a basement level and more. 

 

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Tacoma, WA
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The 1313 East Columbia building has seen several uses in its history. Built in 1936 in the Art-Deco style, it originally served as a Coca-Cola bottling plant. The University purchased the building so it could be used as a temporary academic library and later as a main hub for its facility administration. A full seismic upgrade of the existing concrete facility was completed as well as modifications to framing that allowed desired program modifications and the support of new mechanical equipment.

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The 1313 East Columbia building has seen several uses in its history. Built in 1936 in the Art-Deco style, it originally served as a Coca-Cola bottling plant. The University purchased the building so it could be used as a temporary academic library and later as a main hub for its facility administration. A full seismic upgrade of the existing concrete facility was completed as well as modifications to framing that allowed desired program modifications and the support of new mechanical equipment.

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Stillwater Apartments
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The Stillwater Apartments provide affordable housing for Tacoma residents of the Stadium District. The building is five stories of wood-framed apartments constructed over one level of underground parking. The project developer challenged the design team to utilize a wedge-shaped lot with existing multi-story buildings on either side. In order to realize this project, PCS made use of temporary tie-backs, a post-tensioned concrete transfer level, and five stories of wood construction that matched the shape and maximized the square footage of the site.

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Tacoma Public Utilities Shops Building
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Yakima County Correction Center
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Wildcat Minerals
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Wildcat Minerals
North Dakota
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Seismic upgrades are vital to keeping our historic buildings functional and safe in the 21st century. What’s significant about Cedar Park Elementary School’s history?

Cedar Park Elementary was built in 1959 and was designed by Paul Thiry, the Pacific Northwest’s father of architectural modernism. In 1981 it was converted from a school to a live-in artist colony; 30 years after that, Seattle Public Schools returned the building to its original use as an elementary school.

The building was designated as a Seattle landmark, so our upgrades had to follow the standards set by the Landmark Preservation Board. Instead of changing the structure to fit our vision, we had to reach the exact conclusion that the architect did in 1959.

 

How did your team connect to meet that challenge?

We had to connect early and often, flowing ideas back and forth with the team to determine an “invisible” retrofit solution that wouldn’t disrupt the original aesthetic.

 

What bold solution did you come up with?

Our engineers brought up the idea of using Fiber Reinforced Plastic (FRP) to structurally bond the existing roof to the new panels throughout the building. FRP was the code-approved “structural duct tape” that accomplished the necessary upgrades while honoring the structure’s historic character. It’s not very pretty, but it was perfect in this situation, as the upgrades were hidden under new roofing or concrete patching.

 

How did you come up with this idea?

We researched and synthesized information from similar projects. FRP is typically used for localized seismic upgrades in concrete structures—for example, wrapping concrete columns for reinforcing confinement, or upgrading existing concrete shear wall capacities.  At Cedar Park, FRP provided an unobtrusive positive connection between each of the concrete elements. 

 

What did the rest of the team think of using structural duct tape?

PCS may have come up with the initial solution, but the whole team collaborated about where and how to utilize this idea. At first the Seattle Building Official was startled at the expansive use of FRP we proposed, but they quickly got on board after we shared our rationale for the material.

 

What else contributed to the project’s success?

Early conversations and understanding of the building’s parameters in the planning and execution stages. Constant collaboration with the team allowed the push-and-pull of ideas that led to using FRP.

 

What lessons are you taking forward from this project?

First, bring in specialty contractors early in the design phase. We were able to lean on their experience and learn the best ways to apply the FRP from the beginning. Then, fill your toolbox with knowledge – talking with our team helps us form new ideas and varied options to meet any diverse challenge.

 

 

Rick Oehmcke joined PCS Structural Solutions in 1987. Rick heads up the Building Information Modeling (BIM) team at PCS and has served as a Principal in Charge on many of the firm’s educational, commercial and residential projects. He enjoys the challenge of coming up with unique solutions through collaboration across design disciplines and construction trades.

 

Project Photographs provided by Studio Meng Strazzara.

 

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Seismic upgrades are vital to keeping our historic buildings functional and safe in the 21st century. What’s significant about Cedar Park Elementary School’s history?
Cedar Park Elementary was built in 1959 and was designed by Paul Thiry, the Pacific Northwest’s father of architectural modernism. In 1981 it was converted from a school to a live-in artist colony; 30 years after that, Seattle Public Schools returned the building to its original use as an elementary school.
The building was designated as a Seattle landmark, so our upgrades had to follow the standards set by the Landmark Preservation Board. Instead of changing the structure to fit our vision, we had to reach the exact conclusion that the architect did in 1959.
 
How did your team connect to meet that challenge?
We had to connect early and often, flowing ideas back and forth with the team to determine an “invisible” retrofit solution that wouldn’t disrupt the original aesthetic.
 
What bold solution did you come up with?
Our engineers brought up the idea of using Fiber Reinforced Plastic (FRP) to structurally bond the existing roof to the new panels throughout the building. FRP was the code-approved “structural duct tape” that accomplished the necessary upgrades while honoring the structure’s historic character. It’s not very pretty, but it was perfect in this situation, as the upgrades were hidden under new roofing or concrete patching.
 
How did you come up with this idea?
We researched and synthesized information from similar projects. FRP is typically used for localized seismic upgrades in concrete structures—for example, wrapping concrete columns for reinforcing confinement, or upgrading existing concrete shear wall capacities.  At Cedar Park, FRP provided an unobtrusive positive connection between each of the concrete elements. 
 
What did the rest of the team think of using structural duct tape?
PCS may have come up with the initial solution, but the whole team collaborated about where and how to utilize this idea. At first the Seattle Building Official was startled at the expansive use of FRP we proposed, but they quickly got on board after we shared our rationale for the material.
 
What else contributed to the project’s success?
Early conversations and understanding of the building’s parameters in the planning and execution stages. Constant collaboration with the team allowed the push-and-pull of ideas that led to using FRP.
 
What lessons are you taking forward from this project?
First, bring in specialty contractors early in the design phase. We were able to lean on their experience and learn the best ways to apply the FRP from the beginning. Then, fill your toolbox with knowledge – talking with our team helps us form new ideas and varied options to meet any diverse challenge.
 
 
Rick Oehmcke joined PCS Structural Solutions in 1987. Rick heads up the Building Information Modeling (BIM) team at PCS and has served as a Principal in Charge on many of the firm’s educational, commercial and residential projects. He enjoys the challenge of coming up with unique solutions through collaboration across design disciplines and construction trades.
 
Project Photographs provided by Studio Meng Strazzara.
 

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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 four-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 four-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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In the aftermath of a major earthquake, it’s crucial that hospitals remain fully operational. How did PCS improve seismic resilience at the Central Utility Plant (CUP) at MultiCare Tacoma General Hospital?

Our task was to make sure the hospital could keep running during and after a seismic event. Like many hospitals, Tacoma General runs on hydraulic power produced by the CUP. Many steam lines begin and end at the CUP, so they were an Achilles heel for the hospital: if the lines broke during an earthquake, then the hospital would effectively shut down. We had to seismically anchor the piping so it would stay in place and continue to function after an earthquake.

 

What was challenging about this particular project?

Our engineers needed an accurate model of the space to determine the best locations to place the seismic anchors, but the piping was so complex and densely interwoven that it simply wasn’t possible to use traditional as-built methods to determine the existing piping layout.

 

What bold solution did you use to solve this problem?

We used point cloud scanning to create an accurate 3D visualization of the space, then generated our Revit model based on the scans.

 

How does point cloud scanning work?

A 3D scanner on a tripod uses laser beams to record the X-, Y-, and Z-coordinates of millions of points on surfaces that the scanner can “see” from its vantage point. All those points are then assembled to create a fuzzy 3D image of the space.

 

What other challenges did the project team overcome?

The scanner’s lasers can’t record anything beyond the first object they hit – so the pipes behind the ones in front will only be recorded in bits and pieces where the lasers can “see through” gaps in the array. Our Revit model had to show every pipe flowing continuously through the space, not just the incomplete segments from the scan. Our process was a bit like a Sudoku puzzle in 3D: model the obvious pieces captured by the scan first in small chunks, then piece them all together and use deduction to fill in the gaps of missing pipe. I wrote some custom software especially for this project that helped streamline that process.

 

What did you take away from this project?

How invaluable point cloud scanning can be! The point cloud gave us a way to “see” the site from many angles with perfect accuracy while we modeled it, reducing mistakes in the modeling process and allowing for smoother and less disruptive installation of the seismic anchorage. With our Revit model, the engineers were able to design anchors to secure the piping—ensuring Tacoma General Hospital will keep on running regardless of rain, shine, or earthquakes.

 

 

Sage Cowsert is a Senior BIM Technician with more than 20 years of experience at PCS. Sage is a valued resource for his coworkers as well as his clients; with an eye for streamlining everyday processes and complex modeling challenges, he frequently builds custom programs that boost efficiency firm-wide.

 

" ["summary"]=> string(0) "" ["format"]=> string(13) "filtered_html" ["safe_value"]=> string(3250) "

In the aftermath of a major earthquake, it’s crucial that hospitals remain fully operational. How did PCS improve seismic resilience at the Central Utility Plant (CUP) at MultiCare Tacoma General Hospital?
Our task was to make sure the hospital could keep running during and after a seismic event. Like many hospitals, Tacoma General runs on hydraulic power produced by the CUP. Many steam lines begin and end at the CUP, so they were an Achilles heel for the hospital: if the lines broke during an earthquake, then the hospital would effectively shut down. We had to seismically anchor the piping so it would stay in place and continue to function after an earthquake.
 
What was challenging about this particular project?
Our engineers needed an accurate model of the space to determine the best locations to place the seismic anchors, but the piping was so complex and densely interwoven that it simply wasn’t possible to use traditional as-built methods to determine the existing piping layout.
 
What bold solution did you use to solve this problem?
We used point cloud scanning to create an accurate 3D visualization of the space, then generated our Revit model based on the scans.
 
How does point cloud scanning work?
A 3D scanner on a tripod uses laser beams to record the X-, Y-, and Z-coordinates of millions of points on surfaces that the scanner can “see” from its vantage point. All those points are then assembled to create a fuzzy 3D image of the space.
 
What other challenges did the project team overcome?
The scanner’s lasers can’t record anything beyond the first object they hit – so the pipes behind the ones in front will only be recorded in bits and pieces where the lasers can “see through” gaps in the array. Our Revit model had to show every pipe flowing continuously through the space, not just the incomplete segments from the scan. Our process was a bit like a Sudoku puzzle in 3D: model the obvious pieces captured by the scan first in small chunks, then piece them all together and use deduction to fill in the gaps of missing pipe. I wrote some custom software especially for this project that helped streamline that process.
 
What did you take away from this project?
How invaluable point cloud scanning can be! The point cloud gave us a way to “see” the site from many angles with perfect accuracy while we modeled it, reducing mistakes in the modeling process and allowing for smoother and less disruptive installation of the seismic anchorage. With our Revit model, the engineers were able to design anchors to secure the piping—ensuring Tacoma General Hospital will keep on running regardless of rain, shine, or earthquakes.
 
 
Sage Cowsert is a Senior BIM Technician with more than 20 years of experience at PCS. Sage is a valued resource for his coworkers as well as his clients; with an eye for streamlining everyday processes and complex modeling challenges, he frequently builds custom programs that boost efficiency firm-wide.
 

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