This is the final post in a three-part series that discusses how the Gilbane Virtual Design and Construction (VDC) team effectively manages risk throughout a project’s life cycle. Be sure to read our earlier posts on on VDC Supported Procurement and “Gap” Modeling.
The construction industry is increasingly moving beyond traditional “Design-Bid-Build” methods towards alternative project delivery methods like design-assist. These involve early contractor engagement during the design phase to improve constructability and project outcomes. As this transformation grows, Gilbane continues to mitigate risks by applying processes honed over 150 years of construction experience. One notable example is the integration of VDC into building enclosure design-assist projects.
Having refined our VDC processes over many years of MEPFP (mechanical, electrical, plumbing, and fire protection) coordination leadership, Gilbane’s VDC team is recognized as one of the best in the country. With a focus on consistency, accountability, and quality, VDC team members are experts at using 3D visualizations to lead groups of disparate specialists toward a common goal. In addition to working with project managers and superintendents, the team also serves as a facilitator between design teams and trade contractors. By leveraging BIM (Building Information Models), VDC supports successful design progression, drives more collaborative design documentation, and contributes to a healthy and clear change management process.
Design-Assist Exterior Enclosure Process
Gilbane’s VDC team brought its skills to the exterior building envelope design-assist project for the Wentworth University CEIS building. Responsibilities shifted from managing clashes between ductwork and fire protection to competing thermal and structural design requirements. Despite this, the challenges and the tools used to foster progress remained the same – driving a diverse group of stakeholders and specialists, each with their perspectives and agendas, toward a common goal, all while utilizing 3D visualization tools to support quality decision-making. The Wentworth project was completed successfully, and the team continues to work on other building enclosure projects, identifying new ways to contribute to the project’s success.
VDC Supported Design-Assist Case Study:
The 225 Wyman Street project, a 500,000 SF life science core, and shell development proved another excellent opportunity for our VDC team to refine their skills in the exterior enclosure design-assist delivery method. Every week, the team received a 2D progress shop drawing package and corresponding model from our trade partner, as well as updated design models from the architect and their consultants. The VDC team began by reviewing the 2D package to capture the scope and design intent before sending it to the design team for review. The team combed through the design models to identify and document any changes from week to week. The trade contractor’s model would then be reviewed to ensure it matched the progress drawings and incorporated previously discussed updates. The findings from these steps would serve as talking points on the agenda for the subsequent meeting – for the painstaking processes of glass and paint color selection. This weekly review process continued for three months and culminated with an in-person, model-supported page-turn of the entire shop drawing package before submission for approval.
As in any construction project, the project team had to overcome various challenges during its duration. Two of the biggest hurdles faced and resolved on this project were a misalignment of expectations around mock-up requirements and a vaguely defined relationship with the project’s thermal consultant.
How Mock-Ups Support Project Milestones
Mock-ups come in many forms – virtual mockups, Visual Mock-Up (VMU), Material Mock-Up (MMU), and Performance Mock-Up (PMU) to name a few. Each mock-up is triggered by and subsequently initiates key decision-making milestones. Further, each mock-up requires a wide range of time and effort to fabricate. The PMU has unique constraints that need to be tested by a third party at their facility. Due to the construction climate at the time of this project, there was limited to no availability of space at the testing facility in the time frame needed, leading to a stall in progress for the PMU to be installed, tested, and approved. The team overcame this by expediting things once the PMU was approved.
Another challenge in this project was that the thermal consultant was contracted directly to the owner and not as a sub-consultant to the architect. This arrangement led to confusion around whether their mark-ups and commentary on progress drawings were suggestions or, requirements, best practices, or code requirements. Since defining and communicating an overall dollar value for the curtainwall system is one of the primary goals of the design-assist delivery method, the lack of clarity around the consultant’s direction contributed to a less streamlined cost management process. This was overcome through more clear and direct discussion about their role as the project progressed.
VDC Weekly Curtain Wall Design-Assist Report
As Gilbane continually refines our VDC-supported design-assist process, the weekly analysis refined on Wyman Street evolved into the VDC Weekly Curtain Wall Design Assist Report. This is distributed to all project team members, including our trade partner and design team. At our current Yale University Dramatic Art Building project, this comprehensive report outlines changes in the bi-weekly design team model updates to inform trade partners about revisions. It highlights conflicts discovered in the trade contractor’s bi-weekly postings. It also includes a 3D detail tracker that uses color-coded cubes to represent curtain wall details and track progress. This visual tool, combined with collaborative design coordination meetings, provides the design-assist team with a clear overview of the project’s status, eliminating the need to sift through the entire details schedule.
Key Takeaways for Successful Exterior Enclosure Design Assist
- Ensure design teams and trade partners can support a model-based process, and document this appropriately with solid BIM execution planning and procurement.
- Clearly define project mock-up requirements and their predecessor/successor relationships to critical decision-making milestones.
- Ensure team-wide alignment on the thermal consultant’s role to ensure information is incorporated properly into the design requirements.
- Be cautious of proprietary materials in the Basis of Design that may deprive the process of its major benefit of identifying the best way to execute the design intent.
Looking ahead, VDC continues to expand its capabilities and explore new opportunities to integrate its expertise into even more aspects of construction projects. Gilbane’s VDC team is committed to excellence and innovation, driving us to consistently seek new ways to add value and enhance the overall success of our projects. By continuing to push the boundaries of what is possible with VDC, Gilbane can help shape the future of the construction industry and deliver even greater value to our clients.
Comments
Anthony
I think the use of the colored blocks where details are needed and developing is a really efficient and clear method of tracking. Great job!