When it comes to construction within the multifamily housing sector, each project has its own unique set of challenges. While Streamline Builders and many other California-based contractors work diligently to mitigate construction risks, no one could have predicted a pandemic and the devastation that COVID-19 would impart amongst the construction community regionally and worldwide. In most cases, delivering a quality remodel or renovation in 2020 was difficult for contractors.
The Reveal Playa Vista: Streamline Builder’s most notable project to date
Valued at $12 million, Streamline Builders completely renovated the Playa Vista for Clarion Partners within 11 months in 2020. The repositioning of the property included a complete and total renovation of 202 units and all common apartment areas, including the exterior. Pre-construction planning and initial construction phases commenced in early 2020 before any significant U.S.-based COVID-19 concerns.
With a solid resolve to complete the project on time and budget, Streamline Builders charged forward through adversity. However, they often made decisions on the fly to oblige with and navigate strict CDC/LADBS and COVID-19 safety guidelines enforced throughout the project.
Project Scope
With occupancy attrition being an issue for many multifamily properties in the L.A. area, property owners are continuously looking for ways to attract and retain tenants. Clarion Partners approached Streamline Builders in late 2019 to create an updated look and feel for their Crescent Park Apartments property in Playa Vista. The end goal was to begin leading the multifamily sector in Silicon Beach with the latest and technologically green-conscious property while piquing the interest of potential renters.
Clarion Partners renamed the property “The Reveal” and tasked Streamline Builders with implementing massive renovations of the structure to create a residence genuinely fit for a grand “reveal.” Focused improvements included the following:
- Updating the exterior façade by painting the building’s street side
- A complete gut and renovation of the leasing office, lobby, library, co-working space, clubhouse, four conference rooms, and fitness center
- A newly-renovated roof deck amenities
- A new pool deck and spa and the installation of a deck stone, lighting, BBQ, metal paneling, and cabanas
- New lighting, Lutron System, chair-rail, baseboards, flooring, tiling, paint, and sconces in the corridors on all four floors
- New low voltage, T.V.s, stereo, and cameras
- Utilizing Procore construction management software
In total, 70,000+ square feet of the common area were renovated. Deliverables included completing 20 renovated units per month. Updates to those units included all new kitchen and restroom cabinetry, countertops, rewiring, lighting, framing, plumbing, tile, flooring, and paint. Additional unit upgrades consisted of a wine fridge and new fixtures and appliances.
Construction Hurdles
Embarking on a massive renovation like the Crescent Park Apartment project amidst the chaos of a pandemic forced Streamline Builders to face unusual construction hurdles that went unaddressed during the six-month pre-construction planning phase.
The most significant hurdle was on Streamline Builders’ 20 employees managing 40-60 subcontractor employees while maintaining and adhering to the latest and ever-changing CDC/LADBS COVID-19 guidelines. These measures were enforced halfway through the project when COVID-19 outbreaks gained national attention.
With COVID-sensitive residents occupying the property throughout the entire renovation process, taking every precaution to ensure residents’ health and safety was critical. A significant accomplishment for the Crescent Park Apartment renovation was that there were ZERO COVID-19 cases and ZERO injuries among Streamline Builders employees or subcontractors throughout the project’s entirety.
Another industry challenge that wasn’t necessarily specific to the Crescent Park Apartment renovation, but certainly impacted the crews, were the numerous material delays due to COVID-19 factory shutdowns and reduced labor forces. Committed to completing every project stage on time, Streamline Builders effectively navigated material availability issues and cost increases due to shifting product selections. The result was a project delivered on budget and one month ahead of schedule.
Strategic Partners
Six months of pre-construction planning set the stage for success on the Crescent Park Apartment project. Christos Klapsis, President of Streamline Builders, notes, “Pre-construction planning was imperative for the success of this project. From the start, we worked with Clarion Partners to value-engineer the drawings to achieve an operating budget, create a phasing plan to accommodate the residents, address ADA and Code Enforcement concerns, and forecast any potential issues with MEP’s to fully integrate a final spec package and an overall objective to streamline the project. With all the additional restrictions and requirements implemented during the project due to COVID-19, it was our pre-construction planning that saved this project.”.
Streamline Builders didn’t just fine-tune the essential details of the project. Their pre-construction focus also included finalizing all the appliances, finishes, flooring, windows, water heater, washers, and dryers. Working collaboratively with Clarion Partners set the bar for communication expectations with all other stakeholders on the Crescent Park Apartment Project throughout the pre-construction planning phase. Those strategic partners included:
- Consulting Team: YBR (Yellow Brick Road), Drew Colquitt, Marc Chasman, and Dustin Smith
- Clarion Partners: Scott Doucette
- Property Management: Alliance/Greystar, Patrick Strong
- Interior Design: Hendy, Felicia Hyde
- Exterior Architect: TCA, Beverly Christiansen
- Landscape Architect for New Pool & Spa: JMS-LA Architects, Dan Delle
- Structural Engineer: VCA Structural, Thomas Smith
- Construction Management: Fulcrum, Thad Schatz
Streamline Builders’ focus was to make each stakeholder part of the process as premium builders and trusted collaborators. They set and manage expectations while creating a one-of-a-kind customer experience focused on trust, inclusion, transparency, and consistent communication throughout the project.
Patrick Strong, Business Manager for Alliance Residential, offered his thoughts on the working relationship with Streamline Builders: “Going through a large-scale renovation in an occupied apartment community is a daunting task. As a Property Manager, communication between the construction team and myself are of the utmost importance. Not only did Streamline communicate with me daily during our $12 million renovations, but they also listened and appreciated my input as it related to our current residents. By having this open form of communication, we were able to form a team environment and overcome obstacles together about the logistics of the building. As a result, we are extremely excited to have our new spaces delivered to residents, on time and within budget. With any renovation project in the future, Streamline is our first call!”.
Unique Features
While Streamline Builders is well-versed in seismic retrofitting and other structural components of property renovation, it was the addition of several high-tech and sustainable features that make the Crescent Park Apartments renovation so prestigious.
Streamline Builders embellished each luxurious unit with Italian cabinetry, new countertops, and tile throughout the kitchens and washrooms. Additional features include back-lit mirrors with anti-fog sensors, tech-savvy appliances, high-end plumbing, and lighting fixtures, along with smart-lock technology door locks.
Additionally, Streamline Builders incorporated the Lutron innovative technology system into the renovation as part of the global green reset. In addition, we installed every common area and corridor throughout the four floors of the apartment with environmentally eco-friendly lighting and a climate control system.
Sensors throughout the entire property guided the Lutron innovative system by monitoring changes in ambient lighting throughout the day (and night) and adjusting lighting accordingly. The Lutron system also worked with the HVAC system to monitor the indoor temperature at multiple locations throughout the property.
While the concept of intelligent, eco-friendly technology is not new, it was a unique addition to this project. Traditionally, intelligent systems are not installed in older structures because the rewiring to install is a significant undertaking from a labor and cost standpoint.
However, the benefits of installing the Lutron system were too great to overlook. Along with the day-to-day cost savings associated with HVAC and lighting optimization, installing the green eco-friendly system creates an enormous tax incentive for the city of Los Angeles.
Project Summary and Next Steps
In a tumultuous year of unexpected challenges, Streamline Builders received their Certificate of Occupancy (C.O.) for the Crescent Park Apartment renovation 1-month ahead of schedule.
While the team at Streamline Builders is humble enough not to take all the credit for the massive success of the renovation, their commitment to delivering a quality product was a driving force behind every stakeholder’s success on this renovation. As a result, the Crescent Park Apartment renovation truly is a trophy project.
Streamline Builder’s unwavering dedication to trusting their team to own each phase of the project, their transparency in discussing stakeholders’ concerns, and their desire to include each stakeholder in every step of the process is what made this project an impressive feat.
As we look to the future, we are committed to being L.A.’s premier multifamily contractor for decades to come. We have retained 100% of our clientele during the last ten years. With a strong focus on growing internal infrastructure, the team is optimistic about progress and growth. We will continue to take an authentic approach to construction, providing a unique and positive experience for multifamily housing community managers in a market traditionally saturated by much larger construction entities.
If you’re looking for a premium builder and trusted collaborators that deliver exceptional quality, beautification, and an excellent return on your investment, look no further than Streamline Builders. Since 2010, we have proudly served Southern California–from Orange County to Ventura County.