The Quarterly - Winter 2013

the

quarterlya bnbuilders publication

InnovatIona look at construction technology and progressive building

JANUARY 2013

BNBuilders • Innovation i

What you can fInd In thIs Issue

A Note From Our Leaders PAGE 1Co-founder, Brad Bastian shares why technology and innovation is so intrumental in bnbuilders’ culture.

Technology in Construction PAGE 2Explore how BNBuilders is utilizing cutting-edge technology to enhance and streamline the construction process. We also make some predictions for technology trends in 2013.

Q&A PAGE 6BNBuilders chats with Dave Benjamin from Onyx Pharmaceuticals on how technology enhanced construction of their recently completed corporate headquarters.

What’s Happening PAGE 7BNBuilders has been busy across the West Coast. Take a glance at what our people and our projects have been up to over the past months.

Credits PAGE 9Acknowledgements and thanks to everyone who contributed to this edition.

usIng a tablet for on-sIte vIsualIzatIon

a note from our leaders...brad bastian, Co-Founder

Happy New Year! As we begin 2013, it is a great time to reset goals

and priorities, but first, take a look back at the transformational

change that occurred over the past 12 months. Indeed, it was an

exciting time of significant growth and expansion into new markets.

Our team has been focused on progressive development, and I

feel incredibly proud of our success and people. Everyone is

smiling and I certainly am too.

Last year was a busy year for us as we diligently worked to advance

innovation and technology in our offices and on our projects. It

seems only fitting that the first quarter issue of our newsletter

highlights the new and awesome innovations that are part of

BNBuilders’ regular operations. I look forward to sharing how

we integrate technology across all departments and as a result

how our talented people provide better planning, collaboration,

communication and execution.

Communication and information exchange play a big role in

creating “one workplace,” where the architect, engineer, owner

and contractor act towards a common goal and provide more

value – and that’s where BIM really excels. We’ve moved past

the outdated concept that BIM just provides good 3D images of

a project – it’s really about how all information is shared. We see

BIM as part of our quality control program because it allows us to

validate information, with everyone.

Achieving “one workplace” through collaboration and with

technology as a catalyst means that both the office and field

have greater alignment. We have seen the tremendous impact

and success of these higher-level partnerships on our projects in

Seattle, San Francisco and San Diego. We will continue to pioneer

new systems and technologies and invest in mobile in order to

deliver the highest value to our clients. We are truly excited to see

the industry embracing a shift towards new construction technology

and delivery.

I hope you are as eager as I am to make 2013 your best yet! All

of us at bnbuilders wish you and yours a happy, healthy and

prosperous year.

Sincerely,

brad bastian

BNBuilders • Innovation 1

BNBuilders has purposefully created a culture that readily embraces technology as a way of continually increasing the level of quality we deliver to our clients. While there is plenty of thoughtful experimentation with new technologies, we only adopt those tools that will help us achieve our goals of being a progressive builder.


TECHNOLOgY & INNOvATION IN CONsTruCTION


Our approach to technology is holistic. We seek to integrate technology seamlessly into our standard workflows to maximize efficiencies and to build better and faster. Most importantly, the foundation of our successful technology implementation is our people. We provide training and top level IT support to ensure that they are getting the most out of each technology that is deployed on our projects. model based Project delivery

For centuries, our industry has been designing and constructing with two-dimensional drawings, either drafted by hand or more recently on a computer. With 2D drawings, many issues were discovered in the field and led to costly design changes and change orders. Over the past decade, the use of Building Information Modeling (BIM) to coordinate our work virtually before it is installed in the field has drastically reduced the number of field issues. Contractors are also utilizing these data rich models to schedule their work and extract quantities for estimating. Owners are also starting to discover the value of design and construction models to manage their facilities. The transformation from 2D paper drawings to models has been a difficult one, and our industry still has a long road ahead of us. at bnbuilders, we have been using BIM for over six years. Technological advances in cloud based data storage and mobile devices have played a huge role in advancing our use of BIM. They enable us to take all of the valuable information out to the field where it is needed the most. These new technologies have helped us improve our workflows and move toward our goal of “model based” project delivery.

bIm anyWhere Is utIlIzed to access the model InformatIon out In the fIeld.

laser scanning

Laser scanning has become a fairly common practice in the construction industry to capture existing conditions in a massive amount of data in a format called a “point cloud.” This highly-detailed and accurate information is vital for coordination between new work and existing conditions. bnbuilders has successfully used laser scanning on a number of projects, however, each time the scanning was performed by a specialty service provider.

since we see such a high level of value in this technology, we recently undertook an initiative to perform laser scanning on our own. Justin Porter, our vDC Manager in northern California, was able to scan the exterior and interior of a 14,000 SF building. With equipment from our local Trimble® distributor, and some basic training, Justin was able to complete the scanning in one day. We estimate that performing this service in-house resulted in a 40% savings. We are now developing a plan to integrate this as a standard technology in our modeling tool box.

model-based scheduling

Most commonly referred to as “4D scheduling” or “4D BIM”, we use model-based scheduling to provide a direct link between the schedule and the design. Our project teams have a tool to better communicate schedule sequences, durations, and site logistics. by using technologies such as Navis Timeliner® and Synchro® the schedule is no longer static information on a gantt chart; it is a dynamic visualization of the construction plan that increases communication and collaboration between stakeholders on the project.

laser scannIng the InterIor of a hIstorIc buIldIng


model-based estimating

Our clients depend on our ability to provide timely and accurate cost estimates at all phases of the project. We are able to leverage Building Information Models to increase the speed and accuracy of our cost estimates. Quantities are extracted directly from the model and are then linked directly to our estimating database using a program called Innovaya®. For example, structural steel take-off for a multi-story building would take an estimator a day using traditional methods, now, it’s mere seconds. The efficiencies gained through the use of this tool allow our estimators to provide near instantaneous feedback to the design team to validate the project cost throughout the design process.

cloud

At BNBuilders we understand that collaboration is the key to our success. One of the key elements that drive collaboration is sharing information with all project stakeholders. Products like Buzzsaw and Bluebeam studio are fundamentally changing the way our teams consume and exchange data. In fact, teams are no longer exchanging data; they simply access and update it on the project server. This means there is one “source of truth.” We’ve been using FTP sites and other file sharing sites for years, but new applications that allow version and access control along with auto-sync features are helping teams stay organized and improving antiquated workflows. Downloading models for coordination has always been time consuming, but using the auto sync feature on Buzzsaw saves our project teams valuable hours. We have utilized this process for universal Health system, El Camino Hospital, Alexandria real Estate Equities, Inc., and IDrI. For the El Camino Hospital sLOT project, we used the sync feature to compile drawings for team review and OsHPD submittal. At both the Plymouth Housing group’s Williams Apartment project and the IDrI project, we are using Bluebeam studio for cloud based digital as-builting. The drawings are kept up to date by a single project engineer throughout the job and users tap into the updates on their tablet, Mobile Plan station, or their desktop computer. This speeds up the distribution of information to those in the field and reduces data entry across the project.

mobile devices

Now that the majority of our project information is stored on cloud-based servers, project teams can access it from mobile devices, even out in the field. Applications like Plangrid, BIM 360 Field, and BIM Anywhere are making it possible for every team member to have all of the project information at their fingertips. Decisions can be made faster because our project teams have the information that is needed. At the 259 East grand shell and core and the Bristol-Myers squibb new headquarters, all of the project documents were loaded onto Plangrid and every team member was provided a tablet to access them. On job walks, our project teams could markup the drawings and email questions to the designers right from their tablets without having to go back to the jobsite trailer. since we always had the latest set of drawings loaded on Plangrid, we discovered that some of our subcontractors weren’t working off of the latest set of drawings. We were able to address this problem quickly and get them the information that they needed to continue their work. At the IDrI and Plymouth Housing group projects our teams utilized BIM 360 Field (formally vela) to track and manage quality control issues. since 360 Field is attached to a central database, we can now track sub performance and important metrics that can help us improve on future projects. At 259 East grand, we loaded the 3D coordination model onto our team’s tablets with BIM Anywhere so that they could ensure that the elements got installed according to how they were coordinated. Having the model at their fingertips enabled our project engineers to answer questions from our subcontractors by simply opening up the application and navigating to that location.

cloud and mobIle alloW our teams to access InformatIon anyWhere

tImely and accuratePreconstructIon feedback

BNBuilders • Technology 5

bnbuilders’ favorite mobile construction apps

1. Plan / PDF viewing – Plangrid*/Bluebeam revu and vu*

2. Model viewing – BIManywhere/Design review*

3. Augmented reality - sightspace/ArMedia Player

4. File sharing – dropbox*/Box*/skydrive*

5. screen sharing - splashtop/logmein/joinme*

6. Notetaking / Tasklists – Evernote*/Wunderlist*/Notability

7. Photography - 360/iPano/sketchbook*

8. Collaboration - Autodesk Buzzsaw*/Bim 360 Field/360 glue*

9. Presentations - Keynote

10. scheduling - real Date Wheel/P6 scheduling thru 2x

*Denotes Free version

facilities management

Another benefit of embracing cloud and mobile technologies is we have a central repository for useful project information. Whether we are storing the information in a building information model or another database, there is an avenue to collect and organize information so that it can be easily accessed. Building owners have started to ask for these models and the information contained within them to use for facilities management once construction is complete. At the 259 East grand project, we gathered and embedded information into the model that the client could use for space and asset management. We barcoded each piece of equipment so the facilities crew could access the information contained within the model by simply scanning a barcode.

A major goal for BNBuilders in 2013 is to continue to analyze all of our standard processes to make sure we integrate technology to

its fullest. Many procedures and processes will be revised or replaced as a result. We realize that technology

is an accelerator, which can be good or bad. accelerating the right process will

deliver the best results as quickly as possible.

barcodIng and facIlItIes management alloW the oWner to access all of the Project InformatIon after the Project Is comPlete.


What innovation, or use of technology, provided the most value to you as the owner on this project?

The use of vimTrek was truly the most exciting part of the project from a technology perspective. The ability to visualize concepts to our executive team and get quicker decisions was extremely valuable in completing our project in the time frame we expected. It also allowed for my team to begin the process of change management for new concepts being introduced by creating visual “walkthroughs.”

how did the use of mobile technologies (tablets/smart phones) help this project? We utilized the Plangrid App for our iPads. This was broadly utilized and allowed for easier field walks and verification. We were able to access information in the field in a timely manner and address any potential questions in real-time. We didn’t have to walk back to the trailer to grab plans, we just accessed them right there in the space.

What aspect of this project are you the most proud of? I am most proud of the open floor plan we designed for the space. The ability to create a collaborative environment and continue the innovation that Onyx values was the most important goal. The patients will be the ultimate beneficiary of this collaboration and innovation.

how will you use what you have learned on this project for future projects? As with every project, we use lessons learned to improve processes and gain efficiencies in how we approach and execute on a project. I feel the use of technology opened a door for us that will allow us to improve on processes and perform better as we move forward. We plan to utilize the model for facilities management. This will allow us to access all of the building information through barcoding and everything will be linked through the model. All of the information that we will need to maintain our new facility will be at our fingertips.

Q&A...WITH DAvE BENJAMIN ABOuT TECHNOLOgY AT

onyx’s corporate headquarters

Dave Benjamin serves as the Director of Facilities for Onyx Pharmaceuticals in south san Francisco. He has supervised the construction of both of their campus expansions built by bnbuilders.

Dave has a passion for technology and has helped to establish Onyx as one of the leading pharmaceutical companies to adopt innovative corporate practices.

90,000 sF oF oFFice spacedesign-Build Mep

3d - 6d technologyBuilding inForMation Modeling

ViMtrekplangrid

BiM anywhere


WHAT’s HAPPENINgArOuND BNBuILDErs

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1. Seattle’s Pike Place Food Collection drive 2. BNBuilders hosted a happy hour during the National Greenbuild Conference in November, held in San Francisco 3. San Diego’s annual client Oktoberfest celebration 4. Interactive display wall installation at Onyx Corporate Headquarters in South San Francisco 5. BNBuilders’ own Jim Charpentier moderated the very first BisNow event in downtown Seattle 6. San Diego’s Community Involvement Team at California Coastal Cleanup Day 7. 1616 Eastlake job for IDRI in Seattle 8. New Muji Retail Store in downtown San Francisco 9. Celgene in downtown San Diego reached TCO in January 10. Bay Area’s Annual Blue Angels Cruise during Fleet Week 11. Seattle’s Christmas Giving Tree Drive

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WHAT’s HAPPENINgArOuND BNBuILDErs

1. Gilead 4039 in San Diego was completed in November 2. BNB’ers in the Bay Area volunteered for the ISPE Chocolcate Factory Day 3. Seattle’s latest graduates of the Superintendent Career Training program, Tim Harmon and Vaughn Smith 4. San Diego’s holiday donation drive to the San Diego Center for Children 5. Seattle’s annual employee white elephant gift exchange 6. Principals Sean Truesdale and David Becker were featured in the Silicon Valley Business Journal’s Q&A 7. eVault 4th Floor TI was completed in downtown San Francisco 8. Bay Area’s Build-A-Bike day, bikes were built and donated to a local non-profit 9. Seattle’s Pike Place Food Collection drive 10. Seattle’s Phinny Neighborhood Association ribbon cutting, BNBuilders’ first Living Building Challenge project!

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contriButorsbrad bastianEric simpsonJustin PorterAndrew Marsters

special Thanks to Dave Benjamin at Onyx Pharmaceuticals.

editor

Tiffany Avila

creatiVe director / designer

andrea Larsen

The Quarterly is written and designed by BNBuilders in redwood City. We are committed to the construction, architecture, and engineering communities and want to share our knowledge and passion with our industry peers.

To comment or request copies of The Quarterly, please contact [email protected]

BNBuilders is a mid-size general Contractor that specializes in highly technical commercial construction projects. BNBuilders has the experience and strength of a large contractor, but provides the personal service and economy of a local builder. We combine our technical expertise with a drive to exceed expectations to build solutions for our clients.

since the company was founded, we have experienced measured growth resulting in annual volume of $300 million, 200+ employees - establishing BNBuilders as a leader for the West Coast.

The Quarterly is printed on 100% recycled paper with low-vOC ink.

B N B u i l d e r s


The Quarterly - Winter 2013

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