There is nothing quite like high-rise condo living, with a lifestyle that has a professional property management company providing 24-hour security, luxury concierge services, and common area maintenance, plus more. The only thing you have to worry about is enjoying the amenities. Unless you want an upgrade on the unit itself.
And that is what the new owners did and their project won the 2023 NARI Award-Winning Highrise Condo Remodeling Project for a interior renovation with a budget over $500,000.
He brilliantly configured 3525 in a pinwheel design to provide sweeping three-way views in the floor plans. Harwell Hamilton Harris renovated this high-rise condo, remodeling the unit in the late ’70s.
The owners wanted updated appliances, luxury finishes, and high-end fixtures and to restore the space to the vision and grandeur after Mr. Harris's renovation. The new owners wanted to keep and restore all the original exotic quarter-sawn oak wall panels, art-deco French wood doors, and built-in wet bar.
During the millwork refinishing, we gutted the unit, stripping it down the interior to it's bare walls to achieve their goals, before reworking the framing, HVAC, plumbing, electrical wiring and finishing all the visual spaces.
A Historic Condo Renovation
Remodeling in older highrise condo buildings like 3525 Turtle Creek has unique challenges that, in this case included an older, slower and small elevator, limited access times to remodel the high-rise condo, and special condominium homeowner association rules and regulations, and extremally limited parking.
Challenges in High-Rise Condo Remodeling
To raise the ceiling, a few ducts had to be altered at structural beam locations in order to achieve a consistent ceiling height. To make these alterations a mechanical engineer had to be consulted and submitted for HOA approval. The HVAC in the building is common element boiler, chiller, and ventilation systems. The heating and cooling is controlled inside the unit with mixing boxes. The supply ducts are large heavy gauge steel high made for velocity.
All of the units at 3525 were designed with a Galley kitchen. Keeping true to the architectural integrity we maintained that design element. The layout was rearranged to accommodate the outdoor terrace being reincorporated. The new kitchen has a small sitting area looking onto the terrace, allowing in natural light, and a view through the otherside into the living room. The cooktop and vent hood were relocated across from the sink, creating a work triangle with the fridge and pantry. Matching wood paneling was applied to obstructions that surrounded the range lactation, creating a custom built in look to disguise the structural column on one side and common element chase on the other.
Restoring the Terrace was not an easy task. Structural engineering, wind load analysis, and HOA approval were required. HSS beams and columns were erected as the structure for the windows and sliding doors to fasten to. This required a “hot work” permit to weld. After the windows and sliding doors were installed, the columns and beams were wrapped in matching anodized aluminum brake metal. The floor was raised, graded towards the scuppers, and waterproofed prior to tiling.
Restore Existing Millwork during in the midst of a total remodel and in an older building required building portable refinishing booths that vented the fumes and overspray out of the building. The owners wanted the new kitchen cabinets to be match the stain and sheen of the refinishing millwork that included the hallway and living room wall panels, custom art-deco French-doors, beams, and a built-in wet bar.
The owners needed a flex space that could be used as a bar, media area, office, and guest room. This was the ideal location for a Zoom Room Bed, which rolls into the back 13” of the tall cabinet, and still allows space for a 65” TV to be mounted. As you turn the corner you find an adequately sized wet bar with refrigerator drawers, ice maker, and decorative glass shelves.
The building does not have natural gas and wood-burning fireplaces are not allowed in the the building. We used an Ecosmart Dual-Sided Alcohol Fireplace to complement the open concept design.
For general lighting we used 4” downlights and replaced the fluorescents that were previously installed in the millwork that was salvaged. The task lighting included front lit mirrors in all bathrooms and under cabinet leds in the kitchen. For accent lighting we installed wall washes and spot lighting for art as well as over cabinet lighting in the Kitchen and over existing millwork in the Entry and Dining.
Project Management BuilderTrend is first and foremost for our clients. It is a necessary tool we use to manage and document the entire remodeling project from the estimate, to the final walk-thru, and the warranties. Our goal is to provide the homeowner with a direct line of access to ensure a connection in all aspects of their remodeling project in real time.