Quality Craftsmen
Self-Performing for Exceptional Results September 2014
Feature The best-trained workforce is the difference between good and great. Craftsmen do what they love and do it right. Hand Made, pages 4-10
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BNB in the Community BNBuilders believes in giving back to the communities in which we live and
work—see how our San Diego office partnered with the Waldorf School on a project for their campus.
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Q&A BNBuilders chats with Terry Kwik, Principal at RMW Architecture & Interiors, about self-perform work.
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Culture—We are BNB Our culture is fueled by our talented people - leaders, innovators, explorers, designers, builders, and doers. We hope you get to know us better.
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What’s Happening BNBuilders has been busy across the West Coast. Take a glance at what we have been up to over the past few months.
A Note from our Leaders Joining BNBuilders’ San Diego office has been a refreshing experience, particularly working with such talented people who are committed to the company and dedicated to high quality performance. I am thoroughly enjoying the company’s culture, excitement, and growth, and look forward to the journey ahead. As we continue to make a statement within the industry through our progressive culture and methods, we are making a difference, especially with our self-perform capabilities—remaining true to our roots as a builder. Within the construction industry, only 25-30% of general contractors self-perform any work with their own forces. They are merely serving as construction managers and relying on subcontractors to perform all the work in the field, which creates additional risk for clients. At BNBuilders, one of our biggest differentiators is that we are true builders who self-perform work with our own people. Like our name implies, we are a builder. There are many distinct advantages to having self-perform crews in the field to help deliver projects with more predictability, including qualified labor, specialized equipment, and specific trade expertise to identify and solve construction challenges prior to starting construction. Other key factors include accurate and detailed cost information, schedule control and flexibility, and a higher level of quality and safety than other general contractors.
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A strong part of our progressive culture is staying true to our roots as a builder.
As a true builder, we set safety standards and drive the project schedule with a flexibility to self-perform work and manage changes more effectively. On fast-track projects, we can mobilize quicker due to our understanding of the project, and we eliminate the need to procure and orient subcontractors to the project specifics. We bring a clear understanding of the pace of construction, which directly translates into the accuracy of scheduling work, crew productivities, and keeping the entire team focused on critical milestones and quality requirements. Ultimately, our self-perform capabilities help reduce risk by eliminating potential delays, which are difficult to make up later in the project. It’s a very exciting time at BNBuilders, and we’re experiencing remarkable growth in all of our markets, with most of our projects using alternative project delivery methods. Our clients require a sophisticated building approach to meet budget constraints and schedule demands with more emphasis on providing comprehensive preconstruction, smart technology, and solid field performance to make informed decisions with confidence. Our clients experience the positive BNBuilders difference – a collaborative approach with a builder mentality and skill set that delivers an exceptional impact. Yours truly,
James Awford
HAND MADE
The best-trained workforce is the difference between good and great.
Everyone loves beautiful things. Well-made items are valued and treasured for how they are precisely crafted, built with care and passion, and presented with pride. Craftsmanship is exactly that, the desire for betterment and the quality that comes from attention to detail. It’s doing what you love and doing it right.
BNBuilders prides itself on being a ‘true builder’. We build with our own hands, instead of just serving as a broker. Our crews – for carpentry, millwork, concrete, and casework – approach their work as a craft. Over the course of their careers their crafts have been honed and refined, so when you see it, feel it, and experience it, you know an expert constructed it. When it adds value to a project, BNBuilders selfperforms and is able to better manage quality,
schedule, budget, and safety. We stay nimble
and provide practical solutions to encountered challenges because of our qualified knowledge and increased involvement with project details. Our crews add value early in the design process and on job sites by offering effective alternatives and driving the schedule. With a builder approach and skill set, we provide an advantage to our clients through industry veterans whom have the highest standards in building and safety.
Higher Quality Self-performing work with our own crews lets us set the standard for craftsmanship on our projects. Given the active state of the construction market, there is no guarantee that the manpower provided by subcontractors is their ‘A-team’. Our crews have spent their careers receiving extensive and ongoing training in their specific trade. By selfperforming we are able to utilize our most qualified teams on a project, thus ensuring superior quality. Quality defines the space at GitHub’s headquarters in San Francisco. The 55,000 square foot three-story office space is both beautiful and functional. BNBuilders restored the historic building—from 1905—with modern-day efficiencies, while preserving the building’s history. Part of the team’s aesthetic vision was to restore the original wood—which had been painted white by the previous owner – and expose the timber to honor the rich roots and create a warm, comforting space. Our carpentry and labor crews were utilized for the exposed structural wood framing, historic window restoration, roof deck installation and custom shipping container assembly. The team seamlessly blended new features with preserved historic wood framing, matching the original craftsmanship of the 109-year-old building. The leads for the self-performed install were Alex Thompson and Larry Morales. These selfperform craftsmen understand the level of quality BNBuilders delivers and executed a stunning space.
Over 10,000 union labor hours were self-performed by BNBuilders between the 275 Brannan Core and Shell and GitHub projects.
The project team—BNBuilders, Fennie + Mehl, and Studio Hatch—was honored by ENR who recognized GitHub as an extraordinary project nationwide, and awarded it a 2014 ENR Best Projects Award.
Our GitHub building team was recently honored for their excellence, receiving a 2014 ENR Best Project award.
GITHUB HEADQUARTERS
Self-perform project leads
Self-performing drywall, concrete and casework at the Gilead Oceanside campus allowed BNBuilders to exceed the desired fast-track schedule.
GILEAD LAB RENOVATION ON THE OCEANSIDE CAMPUS
Driving the Schedule By using our own crews, we are able to better control the overall project schedule. This is especially true if we are self-performing critical path scopes on projects with fast-track schedules. As the general contractor, we have an in-depth understanding of the overall project schedule and are better able to sequence work if we are not subject to the limitations of subcontractors. This includes overseeing the procurement of materials to ensure timely and accurate delivery and installation. Making up time in the project schedule because of subcontractor delays is often quite difficult. Self-performance lessens the time needed for subcontractor procurement and orientation and allows us to respond immediately as conditions on the ground dictate. BNBuilders recently completed a 170,000 square foot laboratory build-out for Celgene at their facility in San Diego. As part of this project, our 25-man self-perform crew installed all of the casework. In doing so, we were able to better control the schedule by managing procurement so that we were appropriately supplied with enough casework material to match our manpower. This coordination allowed installation to proceed efficiently and was critical in meeting the fast-track schedule, shaving nearly a month off the schedule.
Self-perform project leads
Additionally, BNBuilders recently completed a new laboratory, pilot plant, administrative offices, and upgrades to the central plant at the existing Gilead Oceanside campus. BNBuilders self-performed several key trades—including concrete, laboratory casework, rough carpentry, drywall, and doors/ frames/hardware—that helped drive the schedule and achieve the high quality craftsmanship required by Gilead. With a fast-track schedule within an occupied facility, our self-perform crews met critical milestones, including work around areas and out of sequence work due to occupied space. We achieved temporary certificate of occupancy [TCO] early and enabled Gilead to start moving into the new space two weeks ahead of schedule. The leads for the self-performed drywall, concrete and casework were Jack Mueller, Sergio Yuqui, Boun Virivong and Todd Stevens.
BNBuilders developed a just-in-time (JIT) delivery approach for casework with sophisticated planning and lean production. The team eliminated wasted time and increased the speed of the schedule.
Best Value Self-performed work allows us to provide a highly competitive price to our clients on all types of projects. BNBuilders can undertake self-perform work on a GMP basis or can competitively bid work when multiple bids are required. In the GMP approach, we typically see greater savings than that of lump sum bid approaches as the open book nature provides savings back to the client. In either case, self-performed work streamlines on site labor and shortens the overall project schedule, saving both time and money. An additional benefit of self-performed work is leveraging our builder knowledge and creativity. One notable example involved the reuse of lab casework for a global biotech client located in the Bay Area. Originally, the design team intended to use new lab casework and BNBuilders was slated to demolish the lab casework in the existing facility. However, prior to demolition, our team discovered the existing casework was in good shape and salvageable for the
new lab configurations. We presented the client with the cost-saving option of reusing the casework to fit the new lab spaces. After conducting a 2D CAD feasibility study to verify the plan, we cataloged and identified each piece and its intended location in the new design—which also helped us properly stage our laydown area. With this method, we were able to reuse almost all of the existing casework for the new lab configuration. This approach – in which we developed a barcoded system to track the casework – was so successful that we employ it in similar projects across our offices on the West Coast. This data provided our field teams with the exact information they needed during field installation, allowing for the process to run efficiently. The savings from the reuse of material, and streamlined installation process ended up being 30% of the initial anticipated cost.
SELF-PERFORM CONCRETE Quality concrete is critical to the success of construction projects. Whether it is a challenging foundation design, accuracy in anchor bolt layout, or quality finish in the slabs, having a crew dedicated to concrete allows us to precisely control the three most critical variables: cost, schedule and quality. We completed a 106,000 square foot ground-up office building in South San Francisco, in which we selfperformed the foundation, slab on grade and slab on metal deck – roughly 3,500 yards. At one time, we had nearly two-dozen carpenters and laborers on-site dedicated to the concrete work. Performing the work on our own was a benefit to the schedule, as we eliminated the risk of labor availability, which was prevalent at the time. With our own team, we were able to increase personnel on-site and complete the concrete foundation scope three weeks early—allowing us to ramp up other start dates, and ultimately save time in our critical path schedule. BNBuilders’ self perform crews use creative ideas and techniques in all of our processes. With a builder mentality we leverage our craftsmen to do work many other GC’s our size cannot perform. BNBuilders completed a class-A corporate campus expansion and parking structure – totaling 282,000 square feet – in San Rafael, in which we self-performed the building concrete, pre-cast panels, and garage concrete. For the John Muir Health, Ambulatory Surgery Center and Parking Structure – totaling 327,000 square feet – BNBuilders selfperformed 23,000 yards of concrete.
WASHINGTON STATE UNIVERSITY, NORTHSIDE RESIDENCE HALL
Safety Excellence The health and safety of BNBuilders employees, subcontractors, and the general public is the most important part of any work we do. Many of our projects are located in an active campus or urban environment, or in occupied buildings, making safety critically important. BNBuilders has industry-leading safety protocols and a safety rating that is one of the best in the nation. In 2013, BNBuilders was honored with the first place AGC National Safety Excellence Award. As a self-performing contractor, our own crews allow us to better control the safety procedures implemented on the site. BNBuilders is currently constructing Northside Residence Hall Phase II on Washington State University’s Pullman campus. Due to the rural nature of the location, qualified subcontractors and personnel are in high demand. As a result, we are
Self-perform project leads
self-performing several key scopes including the poured-in-place concrete podium. Overall, our crews placed over 3,000 yards of concrete. The project leads on this work were Tim Water, Terry Martin, BJ Kuester, and Matt Duncan. Located in the heart of WSU’s campus, active with students, faculty, staff and visitors, safety is of the utmost importance. Our previous work on the campus has allowed us to build a skilled, local self-perform crew familiar with our best-inclass Freedom From Danger safety program. We were able to complete this critical path items with zero recordable job site injuries while maintaining a safe environment for WSU students, faculty, and staff.
STONE WAY APARTMENTS
Expert Constructability Quickly resolving constructability issues is another benefit of self-performed work. Because our self-perform crews have expert craftsmanship, they are able to work with the design team to solve problems without needing to consult a third-party subcontractor. This helps to make the overall process more efficient and ensure that building components get constructed correctly. Our self-perform concrete crew is currently working on the podium for the Stone Way Apartments in Seattle. With several levels of below-grade parking, the project requires deep excavation and extensive shoring. Excavation work did not begin until mid-summer – further complicating the project and leaving a short time frame to complete excavation, stabilize the site, and construct the building’s footings prior to the rainy winter months. As such, sequencing and timing became a key constructability issue.
Self-perform project leads
BNBuilders self-perform crews worked with the geoengineer to devise a strategy that allowed the soil at the footings to be stabilized, while avoiding costly overexcavation from disturbed soils and early engagement of dewatering equipment that would likely occur with a less-involved subcontractor. The solution involved laying a sub-base slab at the footing base to stabilize the soil. The concrete footings are now being installed on top of this sub-base slab and concerns about adverse weather and water conditions were alleviated. The project leads on this work were John Dentel, Jake Cantrell, and Brian Pipitone. BNBuilders has made an investment in our selfperform crews to provide added value to our projects and for our clients regardless of market conditions.
As a matter of practice, BNBuilders only self-performs work if it is in the best interest of the project, ensuring competitive bids and the overall best value.
Self-perform Capabilities Concrete Selective Demolition Layout Casework & Millwork Rough & Finish Carpentry Doors/Frames/Hardware Clean-up Safety Specialty Installation Architectural Finish Package
Project Specific
We only self-perform when it is competitive and best serves the client and project.
BNBuilders in the Community >> The Waldorf School of San Diego is a non-profit organization that began in 1981 with a small enthusiastic group of individuals. They are a community of students, families, teachers, staff and friends committed to enkindling the unique capacities within each individual. They offer a developmentally appropriate, experiential approach to education. They integrate the arts and academics for children from preschool through twelfth grade. The aid of education is to inspire life-long learning in each student and enable them to fully develop their unique capacities. For the Waldorf student, music, dance, theater, writing, literature, legends and myths are not simply subjects to be read about, ingested and tested, they are experienced. Through these experiences, Waldorf students cultivate a life-long love of learning as well as the intellectual, emotional, physical and spiritual capacities to be individuals certain of their paths and to be of service to the world. With ever increasing class sizes, The Waldorf School needed larger rooms for biology, physics and chemistry classes and a safe environment for science experiments. BNBuilders’ San Diego office stepped up to help the school build two new science classrooms for their Colina High School Campus. The project included demolition of four existing rooms and transformed the space into a new biology lab and chemistry laboratories for the students to use when they came back from the summer break. This much needed space gives the students an environment where they can thrive and learn in a safe and functional atmosphere.
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How do we even begin to say ‘Thank You’ to all of the people at BNBuilders for making this happen, the students are already excited about learning in the new space to advance their knowledge in the sciences. — Kathleen Fox, Board Treasurer Waldorf School of San Diego
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Q&A “
BNBuilders talks with Terry Kwik, Principal at RMW Architecture & Interiors, about our self-perform work.
Even with the time constraint, the project team was thorough and detailed, providing wherever possible, many significant value added options.
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What impact does a self-performing contractor have on a project from an architect’s perspective? The obvious answer is removing a layer of communication for better results. Speaking directly with the party that is directly responsible for the work typically results in better quality work and almost immediate results. What benefits and value have you experienced on projects when contractors self-perform? The completion of the work is not only faster but pricing appears to be more competitive as well. What was your experience working with BNBuilders on the 1355 Market Street and 1TENth projects? Our experience was very positive. The Market Square project was a very complex project on many levels and required a lot of resources with different skill sets to successfully complete. We felt BNBuilders provided a good balance of seasoned veterans along with many young and enthusiastic staff— and they were all willing to do what it takes to get the job done. They are true team players.
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Market Square Building Renovation Home to Twitter Headquarters san francisco , california
BNBuilders recently completed the seismic retrofit and renovations of these historic landmark buildings— occupying a full city block in the midMarket district of San Francisco—now home to Twitter Headquarters. These renovation projects converted a dilapidated furniture warehouse and an adjacent office building into San Francisco’s newest live/work/play destination. Over 1,500 Twitter employees and other growing tech companies work in the buildings. Within the 1.2 million square foot space, BNBuilders self-performed demolition of a 20,000 square foot roof deck and mechanical equipment, demolition of interior spaces on 10 floors, demolition of the exterior storefront, concrete, formwork, and layout and control throughout the buildings.
1355 Market Street Building
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1TENth Building
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We are BNB What is the best thing you have built with your own hands? See what they built: bit.ly/Q3NLCPG
What’s Happening
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7 1 BNB Seattle Puget Sound Best Places to Work Award Ceremony 2 BNB San Diego Family BBQ
8 3 BNB recently received the 2014 ENR Best Project Award for Mozilla’s Headquarters 4 BNB Seattle Annual Golf Tournament
5 BNB participated in Leap’s 31st Annual Sandcastle Contest
7 BNB San Diego 4th Annual Oktoberfest Event
6 Recently completed Gilead Office and Lab Renovation in Oceanside, CA
8 BNB Seattle Happy Hour Cruise on Lake Union
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9 9 BNB 1st place winners of the 7x24 Exchange, NorCal Chapter 2014 5th Annual Golf Tournament 10 BNB Seattle Service Day painting and renovating the James W. Ray Orion Center
At BNBuilders
Self-Performed by James Awford, Casey Blake, Mike Jackson, Tiffany Avila, Erin May-Tobin, Amy Bishop, Chris Radley, Ross Wildman, Maria Reisinger, Katelyn Glover, Lauren Slatinsky, Amy Oliver. 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. The Quarterly is a BNBuilders publication, written, designed and produced by BNBuilders.