CASE STUDY - gly.com€¦ · COLLABORATION essons learned from building the rst EED Gold for...
Transcript of CASE STUDY - gly.com€¦ · COLLABORATION essons learned from building the rst EED Gold for...
THE FUTURE OF COLLABORATION
Lessons learned from building the first LEED Gold for Healthcare Facility in the USA
by JIM ELLIOTT, PRINCIPAL | HEALTHCARE, GLY
CASE STUDY
Lean design is a process that reduces waste,
improves efficiency and saves both time and money.
Since our first explorations with the formal process
in 2007, GLY subsequently embraced its tools and
practices, applying them to streamline our own
internal operations as well as to the benefit of our
clients. Our most recent experience using Lean to
deliver the Group Health Clinic Prototype in Puyallup,
Washington was a collaborative process engaging
multiple stakeholders that resulted in triple bottom
line benefits to the client and an efficient new model
for healthcare design and delivery.
Here are some of the lessons learned from this year long process:
ORGANIZE FOR SUCCESSThe patient care process was the first design priority for this project; the
second was the business process. The design of the physical interior
space was a function of supporting the care process.
This was NOT a typical project. Patients and staff were the reason for
the design. They had to be an integral part of the process.
We joined a Lean project office staffed with 25 staff members.
50-member cross functional teams met 40 hour-long sessions and
multiple five-day-long workshops with the mantra, “design patient care once; build many times.”
FOCUS ON THE 98%Design and construction is just 1-2% of the overall costs for the life of
the building. Operational costs represent 98% of the total costs. Flow
mapping the care process to identify efficiencies and synergies was
critical to informing the design solution.IDENTIFY EFFICIENCIES | FLOW MAPPING THE CARE
PROCESS WITH THE “FISHBONE” LEAN TOOL
GROUP HEALTH PUYALLUP MEDICAL CLINIC
THE FUTURE OF COLLABORATION
COLLABORATING MEANS SHARINGBoth the architect and the general contractor had fee at risk,
and we couldn’t afford to stand on ceremony about who had
access to which parts of the model. It was all for one and one
for all. Early colocation of team members provided efficient
communication and continual coordination in ONE Revit model.
� MEP + Structural Design-Build subcontractors co-located one day a week at the Architect’s office.
� Two members from the GC team co-located in the Architect’s office.
� Co-location was full-time for 5 months during DD and CD.
� All major subcontractors and design team participated in Lean processes including Pull Planning.
� Architect co-located on project site one day a week for the 11 month duration of construction.
SHARING HAS HUGE BENEFITSThe shared Revit model was always up-to-date and current, it
promoted an exceptional level of collaboration and problem
solving that translated into real benefits and savings:
� All major building systems were modeled.
� Detailing/shop drawing process began during design to identify critical areas.
� Design-Assist for exterior wall development clarified scopes, increased coordination and no value engineering process was needed.
� Model facilitated pre-manufacturing 42 exam rooms with all electric + plumbing systems.
� Pushed forward pre-assembly of overhead MEP systems in manageable sections.
� Streamlined process using 3D Model were delivered directly to supplier to fabricate without shop drawings.
� 3D Model used to produce Integration drawings to actively support construction in the field.
� All medical equipment + furniture modeled to ensure accurate item counts + material takeoffs.
RESULTS � Delivered successful, flexible prototype for 10-13 future
clinics.
� First LEED-HC Gold [Healthcare] facility in the US.
� 12 RFIs; 0 change orders for incomplete/uncoordinated documents.
� 35% energy savings over ASHRAE baseline after 12 months operational.
� Architect + General Contractor earned 100% of Fee at Risk.
Early colocation of team members provided
efficient communications + continual coordination
in ONE Revit model.
savings by the numbersMechanical + Plumbing = 600 hours [$48,000]
Electrical = 500 hours [$42,000]
GC = 2 weeks off schedule [$70,000]
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THE FUTURE OF COLLABORATION
OUTCOMES � Partnership with GC + subcontractors allows design team to
develop building systems +details as teammates
� Early subs on board = better decisions, better coordination, better budget tracking
� Less design rework using target value design process
� Team chooses budget together
� Reduces RFIs and increases coordination during construction
� Less time on CA = time spent thoroughly resolving issues + value-added items
� Don’t end up using the RFI process to finish design
� All FF+E detailed in shared Revit model
� Mutual increased understanding of each other’s issues
� Increased understanding of design process generates solutions that support design while maintaining budget
Integration Drawings produced from the BIM by the GC and subs facilitated:
42 exam rooms
prefabricated in
nearby warehouse
complete with
Electrical, Plumbing,
Backing and
Blockouts for
accessories
Overhead Systems
pre-assembled
in manageable
sections including:
Fire Sprinklers,
Cable Trays and
Ventilation Systems
LESSONS LEARNED � Pick quality subcontractors early to ensure high level of
integration. Eearly commitment = key to success
� Integrate MEP systems - put live MEP Revit into overall shared model (not just a Navisworks overlay)
� Shorter design and construction cycle due to IPD = client gets what they want at a better price point, and faster, shortened schedules
� SD, DD and CD is now language of the past. Subcontractors are now shaping CDs.
� Fee at risk did not change approach though there is greater clarity of expectations and more collaboration.
� Trust. You need trust between all parties for IPD to really work. This team knew each other and shared the same goals. The Owner must be willing to trust the team and their process.
� BIM is a process of analysis that is constantly changing and developing and we are excited to see where it takes us over the next few years.
WAREHOUSE + MOCKUPS | COMMUNICATES THE VISION IN THREE-
DIMENSION, ALLOWS FOR THOROUGH TESTING AND ELIMINATES
SURPRISES.
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