Cr and-vm-reduced

CONSTRUCTABILITY REVIEW
AND VIRTUAL MOCKUPS
BIM for Constructability Review of Building Envelopes:
Examples and Best Practices
Dace A. Campbell AIA, LEED AP // BNBuilders
A Campbell, AIA

Virtual Mockups: A Collaborative Solution
Rick Khan, LEED AP // Mortenson Construction

BNBuilders
Founded in 2000 Significant work in
collaborative, integrated
Headquartered in Seattle delivery
Integrated Project Delivery
San Francisco, San Diego Portland, Montana
Francisco Diego, Portland Design-Build
GC/CM
$300+ million in annual volume Negotiated work

250
250+ employees Key markets
Life Science and Research
$10K-$70M projects Healthcare / Medical Facilities
Public / Civic Spaces
Offices and Corporate Headquarters
National Recognition Education (K-12 and Hi h Ed
Ed ti (K 12 d Higher Education)
ti )
2010 - ENR Top 400 Contractor Mixed-Use Facilities
2009, 2008, 2007 - AGC of America Hospitality
Construction Safety Excellence Award Commercial / Retail
2008 - Winner of AGC’s Grand Award for
Safety Excellence for Mid-Size Companies
2008 ENR Best of the Best Award for Project
BIM
Management In use since 2006
2008 AIA BIM Award Applied to $500M and 2M s.f. in new
construction
Focus on PE’ and Supts as BIM users
F PE’s d S t
Recognized as national and local leader

Mortenson Construction

 Family owned and operated since 1954
 Headquarters in Minneapolis, MN
 Seven Geographic office Locations
 Five industry-specific operating groups
 International operations in China
 2,200 team members
 Leadership, stability & financial growth
 $2.3 Billion in Revenue - 2010
 Strong repeat customer base

© Copyright 2011 Mortenson Construction

Mortenson VDC Timeline

© Copyright 2011 Mortenson Construction © Copyright 2010 Mortenson Construction

Constructability Review and Virtual Mockups

WHY BIM?


BEST PRACTICES

VIRTUAL MOCKUPS

WHAT S
WHAT’S NEXT


WHY BIM?

Why BIM?
We’re inefficient
30-60% waste

We’re unproductive
40-year decrease Source: CII & LCI 2004

Manufacturing sectors have doubled

We’re wasteful
Consume 40% of global raw materials
g

We’re deadly
4 deaths in construction daily

Why BIM?
BIM as simulation
Unlike manufacturing,
there is only one chance to “get it right in construction
get right”
Mockups are expensive and time-consuming

BIM is a “virtual prototype”
Build it virtually to perfect the product and process

Simulate the building to:
Increase Reduce
Confidence Delivery time
Understanding Project cost
Waste
Communication Injuries
ju es
Conflicts & RFIs

Why BIM?

Don’t do rework.

Do prework.

“Top 10” Uses of BIM in Construction
0 Design Visualization
1. Surveying
2. Design Assistance &
Constructability Review
3.
3 Site Planning & Site Utilization
4. “4D” Scheduling and Sequencing
5. “5D” Model-Based Estimating
6. Subcontractor/Supplier
Communications
7. Systems Coordination
8. Fabrication and Installation
9. Prefabrication
10.Operations and Maintenance

“Top 10” Uses of BIM in Construction
0 Design Visualization Analyze and test
“means and methods”
1. Surveying while preserving
design intent
2. Design Assistance &
Constructability Review Quality control of
3.
3 Site Planning & Site Utilization design documents
BIM exposes potential
errors and omissions in
4. “4D” Scheduling and Sequencing design documentation
5. “5D” Model-Based Estimating
Design assistance
6. Subcontractor/Supplier and detailing
Communications Ensure design can be
built to meet targeted
schedule, cost, and
7. Systems Coordination quality
8. Fabrication and Installation
Virtual Mockups
9. Prefabrication Prototype complex
details and inter
inter-
10.Operations and Maintenance disciplinary assemblies
for quality control

Laboratory Expansion and T.I.

WEST ELEVATION

DESIGN COORDINATION MODEL

CURTAINWALL SECTION

L2 STRUCTURAL FRAMING PLAN

L2 ENLARGED WEST STAIR PLAN CURTAINWALL SILL DETAIL

Community Youth Center
Built detailed model of corner
condition based on architect’s 2D
section details
Analyzed condition as designed:
complicated formwork vs. trades out of
p
sequence
Developed alternative detail and
submitted to design team for review
and approval

Laboratory Core and Shell

Construction Sequencing

Campus Outpatient Clinic Expansion


EXIST 1936 NEW 2010 EXIST 1936
BUILDING ADDITION BUILDING

ROOFING MEMBRANE
ROOF SHEATHING
RIGID INSULATION
ALUMINUM
SCREEN FRAME VAPOR BARRIER

ALUMINUM
PANEL SYSTEM

RIGID INSULATION METAL DECK
W/ CONCRETE
EXTERIOR TOPPING
SHEATHING
METAL STUD FRAME

STRUCTURAL
STEEL

WINDOWS ACT

Tribal Early Childhood Education Center

Community College Science Building

Community College Science Building

Concrete elevated deck
Curtain wall embeds
Plumbing deck penetrations
Post-tensioned cables
Shear stud rails
Mild steel reinforcement

Tribal K-12 School Campus
Structural t l
St t l steel vs. hollow
h ll
metal door and window
frames
(4) unique conditions
repeated throughout
campus
Finding these issues
saved up to 6 weeks of
delay

Laboratory Core and Shell

2nd FLOOR SLAB CURB

ARCHITECTURAL DETAIL SHOP DRAWING DETAILED COMPOSITE MODEL

Enabled BNB to discover and resolve discrepancies between design intent and
means/methods
To fix this in the field would have cost $25,000 in rework, weeks of delay
Not catching this would have meant certain failure of the building enclosure
Eliminate conflicts reduce rework, lower costs = happy subs and higher quality work
conflicts, rework

Brewery/Winery/Food Facility
Supporting design dialogue in
detailing
Asking and answering RFI’s
RFI s

Brewery/Winery/Food Facility

Model used to study interface between plaster, roofing, and parapet cap
Roofing/Plaster/Flashing details being worked out by team
using Revit design model & SketchUp
Collaborative problem-solving “means and methods” together
Solution developed, printed, and signed-off in meeting

Tribal Behavioral Health Clinic
Inconsistent design docs
Uncoordinated footing depths
Complicated brick ledgers
Complex pourback conditions at
exterior column locations
Details Revised

Tribal Behavioral Health Clinic
Isolate and analyze a single scope of work

Create task-specific views of the model
p

Illustrate and clarify design docs
Support RFIs
Preserve design intent

Generate Field Drawings
Plans, Sections, & 3D
Reference complete details in construction docs
Complete dimensions – no math in the field!
11” x 17” for easy duplication and lamination
Approval/sign-off for QC

Make installation clear and obvious
Color-coded
Easy to understand “IKEA” instructions
IKEA


BEST PRACTICES

BIM “Rules of Engagement” for Building Enclosures
BNB’s suggested best practices for using BIM
in design and construction
Apply “Lean” p
pp y principles
p
Assume interdisciplinary collaboration, even IPD
Prepare models anticipating “downstream” use by future parties

Best practices based on real-world experience
By applying BIM to $500M of construction
30+ projects with several A/E’s and owners
Across wide range of building types and delivery types

For your consideration on future projects
y p j
Not a “manifesto,” just a work-in-progress
Published regionally and nationally
Targeted towards designers and owners
Will inform our next generation of contracts
BNB wants your feedback!

1. Model First
Build the model first, ABC

then draft over 2D extractions
Draft only to format graphics
or to add, but not change, information

In this workflow, there should be no discrepancies
between models & drawings in terms of:
scope
size
location
number of objects/components

Any discrepancies between the model and drawings
should be limited to level-of-detail

For BNB, we are responsible for noting discrepancies discovered between
models/drawings, design team is responsible for reconciling them

* Discipline is required to for newbies not to stray from “new” workflow

2. Share the Model
Share the source model data with others
Publish it at moments “frozen” in time consistent with document delivery
milestones (50% DD, etc)
( , )

Ask for the model from others,
upstream and downstream
p

All model data to be
compatible with industry standards
y
For BNB, acceptable file formats include RVT, DWG, NWC, IFC

PDF’s and screenshots helpful for visual reference, but not much more

* A/E’s have concern about ability to “lock down” proprietary information like
custom families

3. Assign Responsibility
Determine early who is responsible for modeling which project
scope (and when)

Ideal: Do It Yourself
If you would traditionally draw/design something,
then you should be the one to model it
y
Example: architect would model plumbing
or electrical fixtures, engineer would model
pipes/conduits connecting to them)

Model it only once
No duplicate elements between disciplines
For BNB, we can check accurate quantities and generate estimates
BNB

* Most BIM software doesn’t inherently support this way of working
doesn t working,
we need creative workarounds to borrow/copy data between disciplines

4. Level of Detail
Accuracy is more important than detail
Minimum suggested detail in the model is consistent with what would
traditionally be shown in drawing sets
y g
1/8” scale plans, sections, elevations
1-1/2” scale detail plans/sections

Abstractions for some shapes are okay as long as everything is in the
right place
Example: extrusion cross-section of window
mullion not as i
lli t important as external profile
t t t l fil

Do not use dimension overrides
For BNB, we can transfer XYZ coordinates from the model to northing easting
BNB northing, easting,
elevation points for survey/layout

* Some BIM software is good with LOD control,
and warns against dimension overrides

5. Model Standards & Digital Hygiene
Coordinates
Determine, publish, and promote a single project origin
Do NOT rely on Revit “shared coordinates” which are not exportable downstream
y p
to other applications
Publish the relationship between the building/grid and a site datum
(like the state plane coordinate system or local survey datum)
For BNB, sea-level for Z=0 is preferred for construction layout,
but not critical if the design team picks another vertical datum

Naming
N i
Keep file names consistent and overwrite them
Do not include dates within the file name
Instead archive backups in folders with dates/descriptions

* These practices are fundamental to file sharing and collaboration,
p g ,
and shouldn’t be new to most teams with good CAD standards.

6. Phasing
Manage “phases” to distinguish work conditions:
Existing to-remain
Demolition
Proposed work

* Consistent with traditional A/E scope of work,
and i
d important for downstream filtering of model d
f d fil i f d l data

7. Support Bid Packages
Organize and structure the model in a way
that reflects anticipated bid packages

For BNB, we can include colored, highlighted views of the model to
supplement traditional bid packages
Other work can be shown halftone or transparent for reference
Beyond geometry, leverage the “I” in BIM

VS.

* E
Exceeds traditional A/E d li
d t diti l deliverables,
bl
but easily accomplished with thoughtful use of BIM tools

8. Reflect Means and Methods
Build the model anticipating typical construction means & methods

Avoid using “cheats” or shortcuts to represent an object
if there is a better BIM component/family available
Example: don’t use Revit curtain walls for doors or punched windows
Example: don’t use Revit walls to wrap columns

Model structural and architectural elements
to reflect likely construction logic
For BNB, we can pro ide inp t regarding construction joints and seq encing
BNB e provide input constr ction sequencing
Example: don’t use a single 4-story concrete column if it will be site-cast as (4)
one-story columns, but a 2-story steel column is okay if that’s the way it’s
fabricated/erected

Details still best left to detailers

* There’s more than one way to model, but often there is a “best” way

9. Revisions: Managing Change
Develop a strategy early for revision control during design and
construction
Publish models in (near) real-time with frequent/nightly data transfers so everybody
has (nearly) live and up to date data at all times
up-to-date
Use technology that supports collaboration, not just allows communication
For BNB, a common/shared project server is superior to frequent postings and
downloads with an FTP site

Team should determine how to manage changes to the design (or as-
builts) during/after coordination and construction

* Revision control and management continues plague our industry.
Not unique to BIM, but cultural issues magnified by the technology.

10. Test early, test often
Immediately, all team members contribute sample, representative
data to be compiled and coordinated

Verify alignment of geometry in single master model

Supplement early model submissions with screenshots from y
pp y your
native software so others can verify what they see (versus what you
hope they might see)

* Not unique to BIM, just common sense!


VIRTUAL MOCKKUPS

San Diego, CA
February 10, 2011

Mortenson Construction
Virtual Mockups – A Collaborative Solution
Rick Khan, LEED AP
Senior Integrated Construction Manager

Building what’s next.

Virtual Mockups: Agenda
 Introductions
 What are Virtual Mockups
What?
 How do we use Virtual Mockups
 Physical Mockup vs. Virtual
Mockup How?
 Project Case Studies
Why?
 Safety planning / Construction
Sequencing
 Quality plan / Inspections
 Subcontractor model
Increase Planning
coordination / Physical Mockup
 Value of Virtual Mockups

Increase Communication
Increase Collaboration
Eliminate Interpretation

2D or 3D - You be the judge…

The answer maybe obvious…


Virtual Mockup? (VM)
Highly detailed 3D model used as the central medium of collaboration
to resolve constructability issues virtually prior to construction
activities

Level of Development = 400 (AIA E202 model progression spec)
Model elements are modeled as specific assemblies, accurate in terms of
quantity, size, shape, location, and orientation. Model elements are virtual
representation of the proposed element and are suitable for construction.


How?

Virtual Mockups – 3D Constructability
 High Risk Planning - Enclosure
 Quality Planning / Inspection
 Safety Planning
 Physical Mockup Review
 Construction Sequencing
 Micro Level 4D

 Integrating:
 Owner
 Design Team
 Construction Team

Effective Virtual problem solving through Collaboration

How?
Virtual Mockup Process PLAN
 PLAN
 Project team identifies high risk areas Mortenson
Construction
 Gather data from all sources
 SIMLATE CM/GC
 Verify data
Trade
 Generate 3D Model Owner Contractors
 Identify problems
3D Virtual
Mockup
 Review
APPROVE SIMULATE
 Integrated team meetings
 Model = Live meeting minutes
Design Product
 Distribute updates to team Manufacturer
Team
 Approve
 Document solutions – Shop Drawings
 Individual party approval per scope
 Construction team implementation
REVIEW

Start with the End in Mind!

Why?

Physical Mockups
Inefficiencies of
physical mockup process
Non collaborative approach


Physical Mockup

Most projects require a physical mockup per the contract
which may include an exterior and/or interior mockup
Limitations of a Physical Mockup
 Problems uncovered during
construction of physical mockup
 One physical mockup doesn’t address
all conditions!
 Delays actual constructable solutions
 Expensive – time, material, labor
 Wasteful – usually destroyed

1800 Larimer
Office Building
Denver, Colorado


Why only build one Physical Mockup…

When you can build multiple virtual
mockups for a fraction of the cost!


Virtual Mockup & Physical Mockup

Virtual Mockup should be used as part of the Physical
Mockup planning process!

PLAN

CM/GC

Owner 3D Virtual
SUBS

Mockup
APPROVE SIMULATE

DT P/F

REVIEW



This Virtual Mockup provided a VALUE ADD to the physical
mockup requirement!


Project Case Studies

Safety Planning / Construction Sequencing
Ballard Medical Office Building
Swedish Medical Center
Completed

Customer

HealthCare Real Estate Solutions / Swedish Health
Architect

Callison
Construction Cost

$35 million
Size

90,000 sf
Location

Ballard, Washington


Quality / Safety Planning

Integrated Work Planning
 Micro level 4D – High Detail
 Focus on the install sequence
 Safety Planning integration
 Pinch points
 Material Handling
 Worker access / movements
 Equipment movement
 Scaffolding
 Trade workflow

Micro level 4D allowed us to plan
effectively for the entire building.


Quality / Inspection Plan
Exempla Lutheran Medical Center
North Pavilion Addition
Completed

Customer

Exempla Healthcare
Architect

H+L Architecture
Construction Cost

$143 million
Size

295,000 SF addition
Location

Wheat Ridge, CO


Quality / Inspection Plans

Integrated Work Plan – Roof / Expansion Joints
 5 high risk areas were identified b/w new and existing
 2D design details did not address direction change
 Multiple trades involved in expansion joint construction
 Conflicting constructability solutions prior to VM process


Quality Plan / Inspection
PLAN
Integrated Work Plan – Roof / Expansion Joint
CM/GC

 5 high risk areas were identified b/w new and existing Owner
3D Virtual
SUBS

 2D design details did not address direction change APPROVE
Mockup
SIMULATE

 Multiple trades involved in expansion joint construction DT P/F

 Conflicting constructability solutions prior to VM process REVIEW



Subcontractor Coordination / Physical Mockup
Ralph L. Carr
Colorado Judicial Center
In Progress

Customer

Trammell Crow
Architect

Fentress Architects
Construction Cost

$195 million
Size

600,000 SF
Location

Denver, CO


Subcontractor Coordination / Physical Mockup

Bridging the overlap between design and Construction
 Fast Track Schedule Subcontractor Model Scopes:
 Construction activities begin before  Gage - Precast
design completion
 Cold Spring / Gallegos – Handset stone
 Virtual Mockups process becomes part
 Trainor – Curtain wall / Glazing
of design completion / constructability
solution  Mortenson – Cast in Place Concrete
 Subcontractor providing LOD 400  Zimmerman - Steel
Enclosure Models per MC Contract
 Clash Detection between enclosure
scopes

 Spray Foam Insulation Physical Mockup



Early Virtual Mockups prior to design completion
 Physical Mockup – VDC IWP work packages
 Integrating design and construction team in
collaborative problem solving for design
detailing
 Design team provide higher level design
detailing as result of integrated work flow

Virtual Mockup assisted in
completion of design detailing,
eliminating interpretation and
potential re-work



Subcontractor Enclosure Coordination
 New level of enclosure modeling LOD 400
 Required new coordination efforts
 Performed clash detection between trades
 Stone vs. Precast
 Precast vs. Steel supports
 Stone/Precast vs. Concrete (wall base
conditions/haunch beam)
 Precast Foam Insulation vs. Others
 Steel Fire Proofing vs. Others



Spray Foam Insulation VM & PM
 Spray Foam is a high risk activity
 Complex design and constructability of
enclosure required further investigation
 Construction team Virtual and Physical
Mockup solved critical application issues

1

2
3

Value of Virtual Mockups

Plan the Work, Work the Plan!
Increase Planning
Increase Communication
Increase Collaboration
Eliminate Interpretation


Cost Aversion Example

Cost of Physical Mockup
Enclosure
 Cost of one physical Mockup = $56,700
 Constructed 1st and then problems were resolved
PHYSICAL MOCK-UP COST
Precast: $22,000
Curtain Wall: $25,000
Framing: $5,000
Caulking: $1,200
Foundation: $3,500
TOTAL $56,700

1800 Larimer
Office Building
Denver, Colorado


Cost Aversion Example

Value of Virtual Mockup
 Reduce waste = greener solution
 Saved time, material, labor = owner cost!
 Increased visual communication and
collaborative solution for all project stakeholders

Let’s say that we had to build 4 physical mockups
to capture all the conditions on the enclosure to
address the high risk factors!
Cost Aversion Calculation:
Cost of PM $56,700 x 4 = $226,800
Cost of 4-VM - $11,680
$215,120
Minus cost of 1 PM - $56,700
Cost aversion = $158,420



WHAT’S NEXT

What’s Next
All BIM, all the time
LEGAL
Model-sharing more prevalent in AEC

CULTURAL
“Old school” designers and builders
changing habits, changing careers

REGULATORY
Agency review

PHYSICAL
“Paperless construction at project sites
Paperless construction”
trending towards Augmented Reality

OPERATIONAL
“6D” use of BIM to support
f
facilities operations and maintenance

Thank you
Dace.Campbell@BNBuilders.com
Ricardo.Khan@Mortenson.com
Ri d Kh @M t

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