Spar Point Research
J. R. Lemuel Morrison, LS
Using Point Clouds fora Boundary Survey and
Volumetric Analysis -- Intersect...
Outline
• Introduction
• Current market
• Geospatial services
• Is BIM a solution?
• Case study – Upper East Side Hi-Rise ...
Background
• Lemuel Morrison, L.S.
• Licensed Surveyor in NY, NJ & OH
• Owner & Principal Surveyor of Mercator Land Survey...
Current Market Conditions
• Our client base has been hit hard:
• Residential
• Government
• and now … Commercial
• We are ...
The Potential Market
• What are our clients facing?
• How we can help them increase revenue?
• How we can help them reduce...
Step 1: Understand Our Client
Commercial Real Estate
• The market for commercial real-estate is deteriorating
• There is a...
Step 2: What Geospatial Service Would Have Value
forourClient?
• Enable Client to evaluate and make fact-based decisions a...
WE need to articulate the management tools
…and one of those tools is: BIM (Building Information Model)
Another way of say...
BIM: Buckets of Indeterminate Money
Client-side hurdles:
• Expense – An existing building requires a vast amount of
effort...
Step 3: How to get to BIM?
• What will work:
• Solutions must be inexpensive
•Technology must be transparent
• Process mus...
Case Study
UpperEast Side Hi-Rise Building
.
• Fee-simple owner owned several contiguous brownstones together
with air rig...
Mercator’s Approach
• Conventional surveying was requested in the RFP
• This project was not the typical assignment – scan...
Analysis
• The point cloud provided abundant data for the boundary analysis.
• Even though the building was still under co...
Deliverables
• Mercator provided our Client with typical 2D survey drawings
showing:
• the existing structure
• the proper...
Uncharted Territory
• Held a meeting with owner’s attorney, developer’s attorney, and
architect to review and discuss the ...
Evolution of Services
A simple schematic BIM (or low-resolution model) in Revit proved a
solution to the original property...
Next Steps
• Large-scale AEC adoption – step by step evolution
• Industrial facilities - productivity
• Commercial buildin...
Closing Thoughts
• BIM is not a product or software. It is a mindset, a means, a
process, not an end.
• Surveyors and geos...
ThankYou
Lemuel Morrison, LS
Mercator Land Surveying, LLC
www.mercatorgroup.com
646 837-0780
lmorrison@mercatorgroup.com
h...
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Using Point Clouds for a Boundary Survey and Volumetric Analysis

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  • Thank everyone for having me here.
  • Age old questions, especially so in a recession
  • The perfect storm.
    Poor economy and increasing regulations
  • Overpaid for properties, loans are coming due in the next few years.
    Lots of space is schedule for delivery in the next 12 – 18 mos. NYS energy Research and dev autho
    Cushman & related calculate that unemployement and financial mess are having a profound impact on demand for space
    Bottom of the market will not be seen for at least two years and then will improve.
  • Land of the rubber ruler
    Signs – on some buildings, the signs bring in more revenue that the tenants do.
    This proposition is not just for buildngs. – and sort of structure or facility.
  • These are many of the comments about GIS
  • What I have been most impressed with SPAR attendees is how “with it” they are.
    Both technically savvy and business savvy, so most of this will come as nothing new.
  • It started as another job and developed into something else.
  • T;ypical story about scanning
  • Typical scan story. Did not have to interrupt any of the ongoing activity on our lot, adjacent lots and across the street
  • Moreover the scan and visualization ended an arguments from the developer and their surveyor. Who used a steel tape and level to try and make all the measurements
  • INMHO anyway
  • I’m in a friendly
  • Using Point Clouds for a Boundary Survey and Volumetric Analysis

    1. 1. Spar Point Research J. R. Lemuel Morrison, LS Using Point Clouds fora Boundary Survey and Volumetric Analysis -- Intersection with BIM
    2. 2. Outline • Introduction • Current market • Geospatial services • Is BIM a solution? • Case study – Upper East Side Hi-Rise Building • Conclusion Copyright 2009 Mercator Land Surveying
    3. 3. Background • Lemuel Morrison, L.S. • Licensed Surveyor in NY, NJ & OH • Owner & Principal Surveyor of Mercator Land Surveying • Instructor at CityTech/CUNY • Mercator Land Surveying • Geospatial specialists • Consultants – we work with clients to find solutions that fit their requirements/needs and budget. Copyright 2009 Mercator Land Surveying
    4. 4. Current Market Conditions • Our client base has been hit hard: • Residential • Government • and now … Commercial • We are not out of the woods yet • How can we adapt? • What services can we offer clients that help them perform better/expedite their projects and improves their bottom line? Copyright 2009 Mercator Land Surveying
    5. 5. The Potential Market • What are our clients facing? • How we can help them increase revenue? • How we can help them reduce expenses? • How we can help them navigate the regulatory environment? • What are we facing? It’s a recession/depression! • How will we approach the regulatory environment? • Set-aside laws • Unions • How can we differentiate/add value to our services (and solutions) ? • How will we present a technical and esoteric data set to lay decision makers? Copyright 2009 Mercator Land Surveying
    6. 6. Step 1: Understand Our Client Commercial Real Estate • The market for commercial real-estate is deteriorating • There is a strong push to maintain income and a more concerted effort to control expenses • Balancing act not to look cheap or to cut corners • Energy/carbon footprint and other green initiatives will add to regulatory burden • NYC will require energy benchmarking • Regular energy audits ~ 5 years • Carbon offsets may be source of revenue • NYSERDA providing funds for energy upgrades Copyright 2009 Mercator Land Surveying
    7. 7. Step 2: What Geospatial Service Would Have Value forourClient? • Enable Client to evaluate and make fact-based decisions about their assets (i.e. usable real property) • Strategic spacing of tenants so that expanders are positioned next to those who might shrinkleave • Roof tenants: Hi-tech equipment & signs • Unrentable spaces: Basements, garages • Sale-leaseback programs for Tenant Improvements (TI) • Enable Client to manage assets • Revenue (Lease, sub-leases and TI) • Expenses (infrastructure maintenance) • Compliance (energy audits, safety, building codes) • There’s definitely a market out there for geospatial services – we need to articulate the management tools Copyright 2009 Mercator Land Surveying
    8. 8. WE need to articulate the management tools …and one of those tools is: BIM (Building Information Model) Another way of saying BIM: • Comprehensive digital proto-building • Properly constructed model capturing the “essence” of a functioning, dynamic structure • Highlights of BIM • Represents the building in its functioning totality • Simplifies paperwork/filings/schedules • Facilitates decision making and management decisions • Eases compliance for energy, code and safety. • Sounds like manna from heaven, but . . . Copyright 2009 Mercator Land Surveying
    9. 9. BIM: Buckets of Indeterminate Money Client-side hurdles: • Expense – An existing building requires a vast amount of effort. • Timeline – Months or years may transpire before a functional BIM is put in place. • Expertise – Client may not have competent and technical staff. • Dated – A BIM is instantly out-of-date. There must be someone dedicated to maintaining it. • Occupied space limits ability to survey • Existing documents (even a CAD file or a design BIM) does not properly represent the structure “as-built.” • In other words, it’s a hard sell Copyright 2009 Mercator Land Surveying
    10. 10. Step 3: How to get to BIM? • What will work: • Solutions must be inexpensive •Technology must be transparent • Process must fit into Client’s culture • Deliverable must have an immediate ROI •Consultant must be viewed as a collaborative partner, not as a gatekeeper • Will a schematic BIM (or low-res) provide a entrée to cost-sensitive owners? • Mercator’s approach evolved to focus on the key issue for asset managers: rental/lease income • Important consideration: ability to model add-ons Copyright 2009 Mercator Land Surveying
    11. 11. Case Study UpperEast Side Hi-Rise Building . • Fee-simple owner owned several contiguous brownstones together with air rights allowing him to develop a 20-story building. • Brownstones demo’d. New building built on several lots. • Int’l real-estate developer with financial wherewithal bought the lots and development rights. • Original owner leveraged property & development rights into a lucrative retail volume envelope on the ground floor. • The fly in the ointment was whether the developer delivered the promised volume of space without encumbrances. Copyright 2009 Mercator Land Surveying
    12. 12. Mercator’s Approach • Conventional surveying was requested in the RFP • This project was not the typical assignment – scanning had advantages •On-going construction & staging •Site full of shanties and inaccessible areas • Client/Owner was very receptive to having a scan that documented the conditions and location of all features (structural, HVAV, MEP) before possession was transferred • Mercator crew made scan observations on top of shanties and in buildings corners. • Scans registered using control points and control IDs Copyright 2009 Mercator Land Surveying
    13. 13. Analysis • The point cloud provided abundant data for the boundary analysis. • Even though the building was still under construction, we were able to get clear and abundant data on the property lines as occupied. • The ground floor building interior was cluttered and physically obstructed. • It was unclear to us during the survey: • if interior partitions were in the correct place. • if piping, HVAC and conduits were above the property envelope—or not. • if floor was even or at the elevation as designed. • The point clouds gave us the data to accurately and definitively list clashes with the owner’s space Copyright 2009 Mercator Land Surveying
    14. 14. Deliverables • Mercator provided our Client with typical 2D survey drawings showing: • the existing structure • the property lines, easements and air rights • the proposed features from construction documents • the encumbrances (i.e. penetrations )to the property • However, the client did not understand our findings and could not read the drawings. • Client’s attorney admitted “I couldn’t do math, so I went to law school.” The list of separate square footages, volumes and encumbrances were too much to add up and understand. • In an untypical moment of lucidity, I smelled opportunity. Copyright 2009 Mercator Land Surveying
    15. 15. Uncharted Territory • Held a meeting with owner’s attorney, developer’s attorney, and architect to review and discuss the clashes. • Used the point cloud to illustrate clashes with the upper limit of the property. • Identified which clashes were problems for the owner and which ones were non-issues. • The list of clashes provided the closing team with facts and details to renegotiate the deal in their favor. The survey paid for itself 10x over • Following this assignment, Client requested Mercator’s help to manage the space for lease. Copyright 2009 Mercator Land Surveying
    16. 16. Evolution of Services A simple schematic BIM (or low-resolution model) in Revit proved a solution to the original property owner/client • They didn’t need any software or training • They got the info they needed, when they needed -- primarily about possible lease combinations and sunsets • Mercator received a recurring revenue stream • The relationship will develop as contractors complete fit -outs. • We will explore using BIM in collaboration with other partners to manage TI and compliance.. • Other clients • Recognize the benefit of BIM, but aren’t ready to take the plunge. • Use the schematics portion to better manage their lease and to design a more efficient revenue model Copyright 2009 Mercator Land Surveying
    17. 17. Next Steps • Large-scale AEC adoption – step by step evolution • Industrial facilities - productivity • Commercial buildings – energy & compliance • Infrastructure – management • Collaboration, collaboration, collaboration. • Full Web-based functionality – technology must be transparent to client . • Land Surveyors role: • Information Assurance/ Quality Control • Get it right the first time -- measure only once • A poorly built building will fall down. • A poorly built BIM . . . Garbage in, garbage out. Copyright 2009 Mercator Land Surveying
    18. 18. Closing Thoughts • BIM is not a product or software. It is a mindset, a means, a process, not an end. • Surveyors and geospatial specialists have a unique set of skills and analytical backgrounds. This expertise positions us to be key partners in developing a BIM (and any “geo” product/service). • A BIM that includes information and interests in real property is a tool that is more valuable to stakeholders. The model becomes more robust because it shows physical attributes and the intangible, but very consequential, interests in the real property. • Build on what you know and the clients with whom you have relations – build your network Copyright 2009 Mercator Land Surveying
    19. 19. ThankYou Lemuel Morrison, LS Mercator Land Surveying, LLC www.mercatorgroup.com 646 837-0780 lmorrison@mercatorgroup.com http://www.linkedin.com/in/mercatorlem.linkedin.com Copyright 2009 Mercator Land Surveying

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