BIM in the Architect-Led Design-Build Studio

0By James A. Walbridge, AIA

0Change within and around the architectural profession is happening at a dizzying pace. The 2007 AIA National Convention in San Antonio provided a wealth of seminars and presentations on the cutting edge. Building Information Modeling (BIM), integrated practice, and sustainability were all major themes. The volume of data on BIM, integrated practice, and design-build is far-reaching and extensive. This article will focus on the marriage of this unique project-delivery method and technology highlighting real-world examples that frame fundamental issues regarding their union, implementation, and benefits in a small-firm environment.

0Tekton Architecture, Inc. and Artisan Builders Corporation have been practicing as an architect-led design-build firm (or Integrated Practice) since 1995. The gestalt of our firm is strongly rooted in the architect as “master-builder”. This belief in the “chief-carpenter” reinforces the fact that the architect is the leader here in this project delivery method and not the contractor. Although we are general contractors in addition to being architects, our focus is on being architects who build, not builders who design. This type of leadership and business direction requires us to have an enormous capacity to communicate and manage multiple disciplines in the project environment and have an excellent understanding of the entire process involved to design, project manage and construct a building. The latter point will come back to reinforce and facilitate our adoption to BIM.

A Case Study

0In 2000, our firm of three office and four field team members had an opportunity to attain a large residential estate project containing multiple buildings on a 70 acre parcel. At the time, we were only one year into the adoption of a two-dimensional computer drawing program for our construction documents. Our strength at the first interview was our architect-led design-build project delivery system. However, our previous project experience did not include projects similar in scope and complexity. After assessing the Owner’s program and design directives for the project, we felt the project would benefit from using a BIM computer program to support and simplify the design, coordination and project management.

0The platform we chose was ArchiCAD by Graphisoft. It was created as a true parametric modeling BIM platform and that fact sealed the deal for us. BIM is a tool and the implementation of that tool is the key. Our strategy was to use this new technology as an asset for providing the Owner with the level of design resolution, coordination and even comfort level, to land the job. We did land the job – the BIM technology was clearly a benefit that we brought to the table early on. All the other firms that were considered were not remotely in tune with this new technology. Even though the Owner knew we had just purchased the BIM program, his confidence was high as he was seeking a firm to think out-of-the-box on multiple levels in addition to a purely design standpoint.

0As we were and still are a small firm, we used this to our advantage when implementing BIM. Initial capital outlay was manageable and the ability to move fast and light with adoption positioned us out in the forefront when compared to our competition. These early benefits would come to strengthen us and help the firm in the years to follow.

0With BIM, we realized that the architect-led design-build firm now had a superb mechanism allowing better communication to all parties involved from inception through completion of the project. However, this also required analyzing and understanding critical dependencies between the BIM tool and real-world practice. One of the first issues we addressed was the transition from early schematic finished 3D design files to finite construction documents.

0As we were also the builder, the clear direct transfer of information to create construction documents is of the highest priority. This required a thorough understanding of the BIM platform’s various functions, settings and importantly, the creation of templates within the program. Although we had team members who could navigate the program well, creating the best settings for the platform to produce the type of construction documents we were used to as builders would demand constant refinement. This meant large amounts on non-billable time from our staff. Our goal was to implement this technology as fully as possible so that both the presentation opportunities and the assembly of construction documents could be easily taken from the same files.

0Based on the project type, program and budget, we realized that determining the point at which the 3D input into the BIM model would subside and the 2D input would take over was another crucial point to address. Understanding this early on while planning production schedules helps with the profitability of each project’s pro-forma. The amount of time involved in modeling small 3D details for design’s sake could easily suck up major blocks of production time that would be better spent at a later date on larger issues such as coordination with consultants.

0Our small-firm status, coupled with early BIM adoption, meant that many of our consultants were not up to speed with the technology. This required us to review with each consultant how their respective packages would be assembled and the level on integration with the BIM platform. Often times we were inputting a portion of the consultants’ project information into the BIM model to assess and assist with conflict resolution since our consultants were not using a BIM platform and more often then not, when the subcontractor had no computer literacy and had been building off 2D drawings for the majority of his career. This level of awareness of integration is crucial in order to best set-up and implement the BIM platform into a small firm scenario.

The BIM Conundrum: Computer Skills vs. Construction Knowledge

0One of the issues that can not be stressed enough is having a strong understanding of how a building is put together. Unfortunately, many of the young graduates we see entering the profession do not possess the fundamental understanding of constructing what is designed. In the new BIM environment and the current move towards integrated practice, this core-competency is one that is significant. Many of the young constituents of the profession have strong computer skills including proficiency with a BIM platform – but the level of construction technology is seriously lacking. Our experience is that a team member with sound construction technology expertise will be required to mentor the young intern and work side-by-side with BIM integration. This can not be over-emphasized.

0True to our foundation in the architect as “Master-Builder”, all of our designers have extensive hands-on experience in construction. This type of experience is hard to acquire in the traditional model of today’s architect. Construction experience such as this is initiative-based from the individual and not all young interns can or will take this career choice. We must strengthen the construction side of the education experience and provide serious mentorship with our young interns in our offices so that the new integrated practice and BIM can continue to grow and develop more cohesively.

Benefits of BIM and Architect-Led Design-Build

0As an architect-led design-build firm, the approach we take with our consultants, subcontractors, and vendors is decidedly outside of the traditional design-bid-build process. Bringing together the players early on in the design process produces many benefits. Design options, scope clarification and adjustments, realistic budgeting for various project components and value engineering are just some of these benefits with this type of project delivery method. Understanding that this is a team and allowing the various core-competencies of the members involved to be utilized to their fullest potential provides a better degree of resolution and execution for the project. Strong open-mined leadership from the architect will foster this relationship among these players. We found out very soon on that if you allowed this expertise from the team members to assimilate into the project, a true win-win situation could be the outcome for all parties involved.

0These are only a few experiences we have encountered in our early adoption and subsequent implementation of BIM within our architect-led design-build firm over the past seven years. Benefits to our firm and our clients through this new technology and our unique project delivery method have been widespread. We are fortunate to have design in the forefront throughout the project’s lifespan. The execution of the project is performed to a much higher degree of resolution and the single-point of responsibility gives the Owner a clear chain of command. The amount of control over the project is centralized yet very inclusive and constantly seeking the better way to accomplish and fulfill the project goals.

0The architect is in a unique position with the new direction towards integrated practice and BIM technology. He or she has the opportunity to stand at the head of table and lead the team in this dynamic environment. We challenge other architects to seek this position and reap both the professional and financial rewards that accompany it.

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0James A. Walbridge, AIA, is president of Tekton Architecture, Inc. and Artisan Builders Corporation, in San Francisco, California.

0Keywords: Practice, Information management, Project management automation, Building information modeling (BIM), Building performance, Design-build, Integrated practice, Small firms, Article