FEATURE ARTICLE, MAY 2004

ANIMATING REAL ESTATE
Three-dimensional visualization technology brings new developments to life.
Misty Reagin

National Survey & Engineering created virtual reality tours of the interior and exterior of NewCastle Condominiums. The project, located in Lake Delton, Wisconsin, is scheduled for completion this spring.

While there are many people in commercial real estate that can understand blueprints or a plan of a new development, there are also many people who cannot envision what the final project will look like. To combat this problem, some developers are turning to three-dimensional visualization technology. This computer technology can be used for a number of purposes, such as project portrayal at governmental approval meetings, pre-sales/marketing exhibits and design evaluation.

“Visualization simplifies the issues and provides a common language for the developer, the municipality, the designer and the buyer,” says Jon Chapman, visualization manager for Brookfield, Wisconsin-based R.A. Smith & Associates and its National Survey & Engineering division.

The company uses a combination of proprietary and commercial software applications (such as AutoCAD, 3d Studio Max, Photoshop, After Effects and Director) to create the three-dimensional visualizations. These visualizations can be used for any type of development, including office, industrial, multifamily and retail. However, Chapman has found the most success with multifamily projects.

National Survey & Engineering used three-dimensional images and animations of Seven Pines, a 36-unit multifamily project in Germantown, Wisconsin, to assist the developer in gaining approval from the village board.

“It is a great fit for multifamily properties because the technology can be used at various levels throughout the project,” he says. “For instance, we can create a generalized exhibit early in the design process. From there, it can be enhanced to incorporate the full design and can be used in governmental approval meetings, and then ultimately used as an effective aid in marketing and selling the project.”

As a result of this versatility, many builders, architects, engineers, real estate agents and local governments have found the technology to be beneficial. Developers and cities can use the technology to identify and resolve development issues; architects and engineers can use it to effectively portray their complex designs; and real estate professionals can use it to show prospective buyers what the development will look like long before it is built.

One instance where three-dimensional visualization technology proved instrumental is the development of Seven Pines, a 36-unit multifamily development in Germantown, Wisconsin. The developer, Harmony Homes, faced the challenge of getting the local municipality to approve the project. “Opposition was ardent against the additional multifamily development within the village,” Chapman says.

National Survey & Engineering created a series of animations to depict what the project would look like when completed. According to Chapman, the village board members were able to see a life-like layout and spacing of the project, which helped them to reach a near unanimous vote in favor of the development.

According to Chapman, R.A. Smith & Associates has also created an interface called Interactive Design Center (IDC) that allows builders and architects to instantly change interior and exterior building materials. The software allows the user to explore a variety of options, including colors, materials and styles. “By clicking on these various options, the user gets immediate visual feedback through a real-time, updated view of the setting. IDCs have been developed for interiors, exteriors and even floor plan applications,” he says.

Interactive options for an interior may include wall layouts and colors, cabinet styles and trim color. Options for an exterior allow users to change façade treatments or roofing materials, for example. “Virtually any element can be made a variable,” Chapman notes.

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