Progressive Building Integrating Preconstruction and Smart Technology March 2014
Feature Our preconstruction team utilizes appropriate tools to ensure accurate and predictable final costs, improved quality and measurable value. Progressive Building Starts with Preconstruction, pages 4-7
A Note From Our Leaders
4.
Progressive Building Starts With Preconstruction Preconstruction is one of BNBuilders’ differentiators. Find out how our
sophisticated process and integration of the latest smart technologies provides the best value.
8.
Q&A BNBuilders chats with Greg Hepp, Principal at Bassetti Architects, about
preconstruction technology at Bethel Transportation Center and Central Kitchen in Washington.
10.
What’s Happening BNBuilders has been busy across the West Coast. Take a glance at what our people and our projects have been up to over the past few months.
A Note from our Leaders The topic of this issue is very near to me. I started my career in preconstruction and I find great importance in this part of our business being a key differentiator for BNBuilders. Excellent service starts with sophistication and accuracy in preconstruction – and that’s how we’re not only different, but exemplary. As a company we look beyond best practices and truly seek innovative practices to improve the way we deliver our projects. In preconstruction, we evaluate many technologybased solutions to help set our projects up for success – from BIM, to laser scanning, to cloud-based collaboration software, to 3D printing, and four dimensional project schedules. At BNBuilders we are committed to pioneering new methods and technologies in order to deliver the greatest value and quality to our clients. While technology is not the solution - the process is always where the solution can be found – a combination of smart technology and improved process is where we have found the most success. Our approach is a truly hands-on, proactive process that creates valuable and lasting partnerships – and a lot of friends in the industry. I have had several clients refer to our approach as New School. While we wear this label as a badge of honor, it is Old School values and work ethic that I believe our clients value the most.
‘‘
‘‘
As a company we look beyond best practices and truly seek innovative practices to improve the way we deliver our projects.
The changing landscape in our industry is centered on how process and technology shape the construction workforce. All of us at BNBuilders are excited about this incredible time and how BNBuilders will define ourselves as one of the premier West Coast builders. Investing in our people and their cutting-edge tools, we’re running to continually improve and leave a lasting impact. When people ask what makes BNBuilders different, it starts with our preconstruction. I am particularly proud of the excellence generated by our preconstruction philosophy and team. Yours Truly,
Sean Truesdale
‘‘
We develop a technology implementation plan for every project. We only use those technologies that bring true added value to our clients.
‘‘
– Eric Simpson, Project Executive
Progressive Building starts with Preconstruction Every decision made during the preconstruction phase will have an effect on quality and overall project cost. At BNBuilders, we have an obligation to our clients to relentlessly raise the bar. We internally train our preconstruction teams to go further, think creatively, and analyze all project solutions. Furthermore, we strive to build long lasting relationships within the subcontractor community —relationships that will bring competitive costs and labor forces to our clients projects in every market, hot or not. Throughout every step of the process, BNBuilders considers our strategy and how our unique, holistic, best practice approach will add value to each and every project. Estimate Assembly Traditional Method: Rely solely on subcontractors. Best Practice: BNBuilders quantifies and prices all portions of the estimates in-house relying on the market for only specified vendor products and unique construction solutions. MEP Estimating Traditional Method: Rely solely on subcontractors who hold no cost accountability. Best Practice: BNBuilders has in-house specialty estimators who take technical trade estimates from conceptual pricing through competitive buyout.
Cost Estimating
Constructability Analysis Benchmarking Design Build Delivery Life Cycle Analysis Virtual Design and Construction
Best Practice: BNBuilders searches the market for subcontractors who are hungry for work and available during the project’s time frame – resulting in lower bids. Buy all subcontracted trades utilizing preconstruction procurement specialists that understand costs and effective buyout strategies. Use of Technology Traditional Method: “If it ain’t broke, don’t fix it.”—relying on past strategies. Best Practice: On every project, BNBuilders develops a technology implementation plan to identify and discuss every tool in our arsenal—ensuring our clients receive real captured value in the form of schedule, cost, and quality.
LEED Certification Planning & Management
In-House MEP Estimating Procurement Planning
Subcontractor Procurement Traditional Method: Use the same 3-4 subcontractors.
BNBuilders’ Value-Added Preconstruction Services
Permit Expediting Target Value Design Management Lean Delivery Integration Critical Path Scheduling / Pull Planning 3D Printing
Preconstruction and Smart Technology Our services Construction Modelling BIM Execution Planning 4-D Scheduling 5-D Estimating 6-D Facilities integration Total station layout
Your project
Prefabrication Exploration Field Mobility Cloud-based documents Laser scanning
We only provide the services required for the job, allowing us to increase quality and deliver the best value solution
Virtual Project Walkthroughs
1
2 In-House Laser Scanning
Check out a YouTube video of our drone in action!
Laser scanning is a method of surveying that allows BNB to capture the location and material properties of millions of points with a high degree of accuracy. Once the data is processed, the result is a ‘point cloud’ that can be used as an underlay to produce an as-built model. The model can then be used to confidently coordinate new elements with existing conditions.
Drone Photography
BNBuilders’ quadcopter outfitted with a stabilized camera. This allows us to capture up-to-date aerial images of our sites at any time throughout the project. To take this a step further, we can compile all of these images into a 3D topographic survey to be used for quantity takeoffs and site logistics planning.
Constructability Analysis
BNBuilders is always looking for ways to improve our processes to be more efficient. Our internal process has been a huge asset in helping us streamline our constructability process, allowing our team members to markup the same set of drawings in real-time. BNBuilders’ VDC group also generates 3D models to analyze and test construction means and methods as well as perform quality control. Building each project digitally helps us find and resolve issues during preconstruction instead of on the jobsite.
3
4D Scheduling
Our preconstruction group utilizes 4D scheduling to visualize the project schedule and communicate it with all of the key stakeholders. The process of model based scheduling allows us to identify and address safety concerns, confidently plan the sequencing of congested areas, visualize opportunities to expedite the schedule, identify and fix flaws in scheduling logic, and employ the Lean principal of just-in-time deliveries.
5D Estimating
5
We utilize 5D Estimating to link our cost database with building information models, resulting in faster and more accurate quantity take-offs and the opportunity to quickly compare and explore multiple design alternatives. Model based estimating also allows us to offer target-value design, where cost implications of design changes can be understood in real time.
3D Printing
Until recently, building information models have resided only in the digital world, but now we can bring them to life using 3D printers. The ability to quickly produce full or partial scale 3D mockups of details in-house has proved invaluable for helping project teams quickly make design and constructability decisions. For one of our clients, we printed multiple full scale design options for a future handrail. This allowed the team to both visualize and feel each option, and ultimately make the final design decision.
4
Producing these 3D mockups took our VDC department one day of modeling and printing, and less than $10 in raw material.
6
6D Facilities Management
During design and construction, the project team produces vast amounts of data, which is typically archived in CDs, binders and drawings at the end of the project. BNBuilders is striving to change the norm and make this information easily accessible to help manage the facility throughout its lifecycle. One of the ways we do this is by linking all of the facilities management information to the BIM to be easily accessed by our client’s facilities managers. Retrieving this information is as easy as scanning a barcode on equipment with a smart phone. For one of our clients we helped setup a bidirectional link between the model and their computerized maintenance management system (CMMS) so that they can access all of their facilities information by clicking on elements in the project model.
Example of 3D Printing
Q&A
BNBuilders talks with Greg Hepp of Bassetti Architects about preconstruction technology at the Bethel Transportation Center & Central Kitchen. What level of involvement are you looking for from a general contractor during the preconstruction phase of a project?
Greg Hepp serves as a Principal at Bassetti Architects in Seattle. He specializes in educational facilities and has overseen the design of some of the Puget Sound’s most iconic schools. Greg leads the firm’s design-build efforts and is heavily involved with preconstruction processes and the corresponding technology.
As we begin to establish the building form and select systems, we’re looking for a fairly intense dialogue about cost / benefit, constructability, and schedule impacts of these fundamental decisions. We’ve been pleased with the use of co-location on the Bethel project. When the general contractor and architect’s preconstruction teams are working in the same space at least a few days each week, the consistent dialogue leads to good, quick decisions. What was the most successful element of the preconstruction process? I’d say the weekly Building Information Modeling (BIM) coordination sessions provided the greatest value. We had a couple of subcontractors who didn’t track the model updates as closely as we would have liked. We could tell they hadn’t yet learned to trust the process, so they preferred to track behind the rest of the team.
Revit 3D model developed during preconstruction and utilized for ongoing coordination by all project team members.
What types of technology were used during the design and preconstruction phase and which were most valuable? Sharing the Revit 3D model online really helped keep the team moving in the same direction throughout preconstruction. Since all the engineers and subcontractors couldn’t be co-located, the ability to post updates that were accessible to the entire project team on a daily basis provided real value. We also posted cost information frequently. This avoided the wasted effort of developing unrealistic options, which happens on projects with less frequent information exchange.
Which tools do you see as the most effective for use on future projects? BIM coordination should become more seamless as engineers and subcontractors improve their capacity to become an integral part in model development. BNBuilders and Bassetti both have advanced BIM capacity. When the rest of the team catches up, we’re going to see a lot fewer changes and missed coordination opportunities in the field.
Success starts with the right team Our culture is fueled by an entrepreneurial spirit and drive. We’re actively looking for experienced Project Managers, Estimators, Superintendents, and Project Engineers across all our offices.
West Coast general contractor with local offices in five regions.
bnbuilders offices Career fair locations
Career Fairs In addition to construction professionals we’re also looking for recent graduates. Cal Poly
Reno ASC 27th Annual Regions 6 & 7
Cal State Long Beach
San Diego State University
Central Washington University
UCLA
Montana Tech
UC Santa Clara
Montana State University
University of Washington
Oregon State University
Washington State University
www.BNBuilders.com/careers
Best Places to Work 2007 – 2014
Integrity. Innovation. Adaptability. Fun. Creativity. Passion. Vision. Collaboration. Entrepreneurial.
What’s Happening
1 2
6
2
3
7
8
1 BNBuilders’ holiday party in San Francisco
6 Seattle’s golf tournament
2 CSU Long Beach Parkside Dining Hall Remodel
7 NW Harvest collection at BNBuilders, Seattle
3 Infectious Disease Research Institute in Seattle
8 Seattle’s Safety Summit
4 Employees at San Diego’s Oktoberfest celebration
9 Recently completed GitHub headquarters in downtown San Francisco
5 New-Hire bocce competition in the Bay Area
10 30th Annual LEAP Sandcastle Contest at Ocean Beach in San Francisco
4
6 10
5
9
At BNBuilders
Contributors Sean Truesdale, Nick Pera, Todd Ahern, Justin Porter, Alex Snyder, Tiffany Avila, Amy Bishop, Chris Radley, Erin May-Tobin, Ross Wildman, Maria Reisinger, Lauren Slatinsky, Roschelle Bulda Editor Tiffany Avila As a progressive company, BNBuilders and our people are actively engaged in industry conversations and trends. We are passionate about sharing our collective knowledge and insight with our clients in the A/E/C community. Focused on timely, relevant and interesting trends, The Quarterly shares what’s important today and what’s ahead tomorrow. Take a look and get to know us better.
Virtual Design and Construction
The Quarterly is a BNBuilders publication, written, designed and produced by BNBuilders.
6D Facilities Integration BIM Execution Plan
4D Scheduling
5D Estimating
Laser Scanning
Cloud-Based Documents
BNBuilders