First Church of Christ Scientist Repurposed to Residential Units
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3D laser scanning provided as-built documentation for the First Church of Christ Scientist, located at 1836 Biscayne Boulevard in Miami, Florida, to support its repurposing into a retail space and aiding in the development of an adjacent 40-story residential tower.
Development plans for the project included 364 residential units in the 40-story tower, 16,000 square feet of amenities, parking for 389 vehicles, and 15,000 square feet of commercial-retail area located in the repurposed church.
DSS Consultants selected Existing Conditions to complete a 3D laser scan of the property, documenting 17,000 square feet using the Leica RTC360 laser scanner.
This process captured precise details of the building's architecture and layout, resulting in the creation of a detailed 3D Revit model, along with floor plans, exterior elevations, interior elevations, and reflected ceiling plans (RCPs).
These accurate digital representations were instrumental in documenting the existing conditions of the historic church, facilitating its transformation into a retail space integrated with the proposed 40-story residential tower.
“We are very impressed with your staff, work product, and timeliness. Your professionalism won us over.” – Donald Kipnis, Founder, and CEO of DSS Consultants.
3D Laser Scanning Case Study: Historic Church Repurposed to Residential Units
DSS Consultants, a South-Florida construction consulting and project management firm, was planning the renovation of the First Church of Christ Scientist, located at 1836 Biscayne Boulevard in Miami, Florida. The adaptive reuse plans involved repurposing the former church into a retail space; plus developing an adjacent 40-story, 418-feet tall residential tower that will include 364 residential units with 16,000 square feet of amenities and parking for 389 vehicles.
DSS Consultants required accurate as-built documentation, including 3D laser scanning and 3D BIM modeling, to design and coordinate upgrades, preserve the building’s historical and architectural integrity, and plan the construction of the adjacent tower.
The First Church of Christ Scientist was designed in 1925 by architect August Geiger, and was listed in the National Register of Historic Places in 1988.
When renovating a building listed on the National Register of Historic Places (NRHP), there are specific requirements and guidelines that must be followed to ensure the historic character and integrity of the property are preserved.
Key principles for any renovation work involving historic properties include avoiding the removal or alteration of historic elements whenever possible, prioritizing repair over replacement of deteriorated features, and ensuring that any necessary replacements match the original in design, color, texture, and materials. Additionally, new additions or alterations should be clearly distinguishable from the historic structure while remaining architecturally compatible.
Scope of Work
Donald Kipnis, Founder, and CEO of DSS Consultants requested 3D laser scanning services from Existing Conditions to capture the as-built conditions of the historic site. In September 2022, Existing Conditions deployed the Leica RTC360 3D laser scanner to document approximately 17,000 square feet of vacant space.
The laser scan captured architectural and structural details to millimeter-level accuracy, delivering a precise digital record of existing conditions. The scan data was processed to generate a detailed 3D Revit model of the church. From the 3D model, architectural floor plans, exterior elevations, interior elevations, and reflected ceiling plans (RCPs) were produced.
Existing Conditions presented DSS Consultants with point cloud files after data capture, demonstrating the level of detail and accuracy captured. As a result, the scope expanded to include additional façade documentation—without requiring another site visit—by leveraging the robust dataset captured during the initial scan.
The Challenge
The primary challenge in scanning 1836 Biscayne Boulevard stemmed from the building's architectural complexity and the lack of reliable existing documentation.
Designed in 1925 by August Geiger, the church features intricate neoclassical elements, including ornate columns, curved facades, decorative moldings, and irregular geometries. These architectural details made traditional measurement methods impractical and insufficient for delivering the level of accuracy required for adaptive reuse and integration with new construction.
Additionally, the site lacked accurate and up to date as-built drawings. Existing documentation was outdated, posing significant risk for any design or structural planning based on that data.
Renovations to the church must preserve historic materials, features, and spatial relationships, following the primary guidelines for any renovation work involving historic properties.
DSS Consultants needed accurate dimensions to plan for renovation, structural integration, and historic preservation, but they were lacking reliable as-built data.
The Solution
DSS Consultants recognized the need for a reliable solution to obtain accurate as-built data for the complex historic structure at 1836 Biscayne Boulevard. They understood that partnering with a 3D laser scanning firm equipped with advanced technology and specialized expertise in producing high-precision data, drawings, and models was essential to overcoming these challenges and ensuring project success.
Existing Conditions completed 3D laser scanning services to capture millimeter-accurate as-built site data, documenting both accessible and hard-to-reach architectural and structural elements. This non-invasive approach eliminated the need for manual measurements or repeat site visits, capturing the intricate features of the church, such as ceiling details, corners, recesses, and the building’s complex geometry.
3D laser scanning played a critical role in the historical preservation of the church by creating a permanent digital record of existing conditions before renovation. This data can be used to meet documentation requirements, support regulatory review, and generate construction drawings and specifications. Preservation professionals can reference the 2D drawings and 3D Revit models to evaluate the building’s integrity and ensure proposed modifications align with preservation standards.
With an accurate and up-to-date set of deliverables from Existing Conditions, DSS Consultants gained a reliable foundation for project planning and design coordination. The comprehensive data minimized the risk of rework, eliminated reliance on outdated drawings, and supported informed decision-making throughout the redevelopment process—facilitating the adaptive reuse of the historic church and its integration with the adjacent high-rise development.
How This Project Was Unique
The project at 1836 Biscayne Boulevard was unique because of the level of intricacy in the building's geometry, requiring a specialized approach for accurate documentation. While the client requested high detail of the building's facade, the church’s ceiling emerged as the most intricate feature, requiring significant technical skills for 3D modeling.
Existing Conditions leveraged its expertise in architectural modeling to document the ceiling's detailed design, ensuring accuracy in the reflected ceiling plans (RCPs). This project highlighted Existing Conditions technical skill and attention to detail, demonstrating the capability to address complex architectural features and execute the project to the highest BIM modeling standards.
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History of 1836 Biscayne Boulevard
Located at 1836 Biscayne Boulevard in Miami, Florida, the historic structure was constructed in 1925 as the home of the First Church of Christ Scientist. The building was designed by August Geiger, a prominent South Florida architect known for his contributions to civic and institutional architecture during the early 20th century. Geiger employed a Neoclassical Revival style, consistent with Christian Science church architecture of the era, incorporating symmetrical facades, grand columns, and classical detailing inspired by Greco-Roman design principles.
For several decades, the building functioned as an active place of worship, serving a congregation within Miami’s growing urban core. Over time, changing demographics, shifts in religious affiliation, and urban development trends contributed to a decline in attendance. Eventually, the First Church of Christ Scientist relocated, and the building was vacated.
Despite falling into disuse, the structure remained a notable example of early 20th-century ecclesiastical architecture in Miami. Recognizing its historical and architectural value, it was listed on the National Register of Historic Places in 1988.
About the Client DSS Consultants
Development Service Solutions, DSS Consultants, is a construction consulting and project management firm in South Florida. The firm's Founder and CEO Donald Kipnis, has over 35 years of experience in construction, renovation, and restoration projects.
Established in 2004, DSS offers a comprehensive suite of services spanning from pre-development and underwriting to preconstruction, design, construction management, and project closeout. Their expertise encompasses defining project scopes, feasibility analysis, design optimization, budget analysis, permit process management, contractor bid processes, and risk mitigation.
DSS has a track record of assisting clients across a diverse range of projects, including hospitality, condominiums, restaurants, retail, educational, medical, office remodels, multi-use developments, luxury residential, and multifamily units.
DSS emphasizes early planning and coordination to ensure projects are completed on time and within budget, aiming to provide clients with savings and streamline processes throughout the project lifecycle.
“We are very impressed with your staff, work product and timeliness. Your professionalism definitely won us over.” – Donald Kipnis, Founder, and CEO of DSS Consultants.
Existing Conditions 3D Laser Scanning Services
Over the past 27 years, Existing Conditions has measured, documented, and modeled over 10,000 buildings across the United States, establishing ourselves as an industry leader in 3D laser scanning.
Architects trust us to deliver digital representations of the as-built environment with unparalleled accuracy and efficiency. Our dedicated Project Managers provide fast and accurate 3D laser scanning services and drone imagery services, and expert CAD and BIM technicians create custom, detailed deliverables, including point clouds, 2D CAD drawings, 3D BIM models, 3D mesh models, TruViews, and 3D virtual tours.
Our greatest reward remains delivering superior-quality scan-to-BIM work and knowing we played a vital role in our clients’ historical architecture and preservation projects.
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