Case Study 1

© M. A. Mortenson Company. All rights reserved.

TULALIP RESORT HOTEL2009 AIA TAP BIM AWARDSTULALIP RESORT HOTEL2009 AIA TAP BIM AWARDS

THE LAST 100 FEET>> BIM IN THE FIELD

2009 BIM TAP AWARD: The Last 100 Feet © M. A. Mortenson Company. All rights reserved.

TULALIP RESORT HOTEL >>

Architect Statement

Contractor Statement

Owner Statement

Introduction

Organization Chart

BIM Standards

The Last 100 Feet• Beyond BIM• Creating an Innovative Culture• Plan Room Computer• Integrated Work Plan (IWP)• Continuous Improvement

Bridging the Gap

Descriptive Data

Project Data

TABLE OF CONTENTS


PROJECT TEAM >>

ARCHITECT STATEMENT:

Our fi rst practical introduction to BIM occurred

on the Tulalip Resort Hotel with the help of

the general contractor. With the construction

drawings 60% complete, the contractor

proposed a series of collaborative working

sessions to meld their 3D model and our

documents. This was to assure the accuracy of

the coordinated on-site drawings – reducing re-

work and creating project savings.

The contractor, in concert with our fi rm, created

a 3-dimensional set of shop drawings that were

used to simultaneously defi ne and coordinate all

building systems. These documents reinforced

confi dence when fabricating and building.

Due to our experience with BIM on the Hotel,

our fi rm has committed to utilizing 3-D

modeling in the future.

CONTRACTOR STATEMENT:

Our fi rm has primarily used BIM in the past

throughout the design phase. These tools are

used to resolve design issues and coordinate

building systems and we learned that with a well-

coordinated design, less fi eld modifi cations have

to be made resulting in an increased protection of

design intent and productivity.

BIM was used on this project to coordinate the

design, but we took it one step further: The Last

Hundred Feet. We created a culture of integration

by giving access to the model and the imperative

information contained within it, to every person on

the ground.

OWNER STATEMENT:

This project was very large and challenging. Due

to the fast-tracked schedule, often times fi nal

designs were not completed until well after the

construction was underway. The contractor’s

eff ective utilization of BIM allowed us to maintain

our very aggressive schedule and overcome

many of the obstacles that otherwise would have

delayed or added costs to the project.

Because of the project team’s eff ort toward

substantial completion, we were able open our

doors to our clients three months before the

grand opening.

Our hotel was completed on time and on budget.

Working with a general contractor who has a

fi rm understanding of the practical application

of technology available made this a successful

project. There is no doubt in my mind that we

would not be where we are today if the team had

not eff ectively and expertly implemented BIM.

This is the fi rst experience using BIM for anyone

in our owner’s group, and after such a positive

one, we will push for these tools to be used on

other building projects.


INTRODUCTION >>

The Tulalip Resort is a 12-story hotel, casino and conference center

built using a fast-track schedule. The team was challenged to deliver

the project in 22 months, and to begin the project with design

documents only 60% complete.

To increase effi ciency and quality, the team produced innovative and

practical programs using Building Information Modeling. The use of

BIM on this project resulted in lower delivery costs and a high level of

collaboration from the Owner, Architect, Contractor, Subcontractors,

and most uniquely -- craft and trades people.

Building Area

Total Gross Square Feet 439.860

Estimate Cost

Site Development Cost $5,814,000

Building Cost $124,186,000

Total Construction Cost $130,000,000

Building Cost/GSF $282/sf

DESCRIPTIVE DATA


ORG CHART >>

PROJECT TEAM

The Project Team exhibited a strong innovative and

collaborative spirit - always focused on driving ultimate

quality and effi ciency to the project.

The Integrated Construction Coordinator (ICC)

managed model input and produced documents to be

used in the fi eld. They ensured constructability of the

project during design and protected the integrity of

design during construction.

Project Manager

Owner

Architect

Contractor

Superintendent

Foreman

MEP EngineerIntegrated Construction Coordinator

Project Engineer

Field Engineer

Assistant Project Manager

Responsibilities Included:

• Creating model• Model coordination• Distribution of model

documents to fi eld

BUILDING INFORMATION

MODEL

MODEL INFORMATION


BIM USE >>

BIM STANDARDS

Building Information Modeling was used throughout the building process. As

with most other projects, BIM was used for prefabrication, MEP coordination,

constructability, preconstruction/quantity survey, site logistics, and 4D scheduling –

all allowing the design to be modifi ed prior to costly and time-consuming confl icts

arising in the fi eld. A project website was used to transfer fi les between the architect,

consultants, the general contractor and subcontractors.

During the course of interior wall coordination between the contractor and architect, three serious structural issues were resolved and 234 dimensional confl icts. These

systems were all verifi ed dimensionally and signed off by both parties, making the

model the most accurate source of information on site.

MEP COORDINATION: Coordination of all building systems is the fi rst step to achieving success in the fi eld. The coordination process began with a standard 3D MEP coordination, which included models for HVAC, Plumbing, Mechanical Piping, Electrical, and Fire Suppression. To ensure a complete coordination, a structural steel model was provided by the steel detailer and the concrete and architectural model was provided by the general contractor.

During the course of interior wall coordination between the contractor and architect, 3 serious

structural issues and 234 dimensional confl icts

were resolved

4D EXAMPLE: The Tulalip Resort Hotel contained 336 typical hotel rooms. The project team used 4D to plan and coordinate the

subcontractor fl ow through the rooms.

By using the model the team resolved over 2500 MEP confl icts

Models augmented and replaced construction

drawings

© M. A. Mortenson Company. All rights reserved.

CREATING AN INNOVATIVE CULTURE

BIM became standard practice by connecting each team member with a practical

application relating to their daily activity.

• The architect was directly involved with BIM during the coordination process.

• The Engineers used IWPs for quality control and the plan room computer.

• The Superintendent was involved in the IWP approval process.

• The MEP Engineer, of 30 years experience, ran clash detection during the MEP

meetings.

• The Assistant Project Manager in charge of enclosure used Revit to build a model of

the typical glazing and metal panel mock up for enclosure review.

• The Subcontractors were involved either with modeling their own scopes of work such

as the MEP trades, or simply through their involvement with the IWP process and use

of the plan room computer.

THE 100 FEET >>

BEYOND BIM

The project team and fi eld crew communicated using a model available on a

community computer setup in the plan room. Any crafts person, at any time, could

walk into the job site trailer and access model information giving the team another

tool to get the job done safer, faster, and with better precision.

For the program to be eff ective, extracting the pertinent information from the model

and delivering it to the fi eld was critical. The vehicle for delivering information into

the fi eld was the Integrated Work Plan (IWP,) a layout drawing given to the fi eld crews

enabling them to work more effi ciently. It was also used by engineers to perform

quality checks in the fi eld.

Bridging the generational gap: The MEP Engineer, of 30 years experience, ran clash

detection during the MEP meetings.

Before the use of BIM, foremen were spending 30% of their time reviewing the architectural drawings, retrieving the information needed, and relaying it to their crew.

2009 BIM TAP AWARD

The Last 100 Feet

• The MEP E

meetings.

• The Assist

the typica

• The Subco

as the ME

of the pla


THE 100 FEET >>

PLAN ROOM COMPUTER

For BIM to become a standard practice, users must understand how to leverage

the tools. This means the model must be accessible to everyone for a better

understanding of design intent and constructability issues. Using the model, this

information can be gathered quickly and accurately.

The Plan Room Computer was the tool used by both the offi ce staff and fi eld as a live

and interactive means to communicate in 3-dimensions. The plan room computer

held a version of the model, which included all MEP models, architectural models,

and structural models. Every project team member was trained in using Navis Works

to navigate, dimension, and manipulate objects. Instead of a select few looking for

confl icts, every team member can catch coordination issues. The model on the Plan

Room Computer became the primary source of information on the project.

The plan room computer was so successful, the contractor is now using one on every project


THE 100 FEET >>

INTEGRATED WORK PLAN IWP

The purpose of the IWP is to simplify and consolidate all information into one delivery

source, creating a task specifi c document containing all information necessary to

perform a specifi c task of a defi ned scope of work.

The document contains plans and elevations, as well as 3-D views. This is accompanied

by pertinent dimensional information ensuring a higher quality product delivered

more effi ciently.

This fl ow chart depicts the approval process to ensure the accuracy of the IWP.

G

G.1

G.8

4

3

C B

4.1

1200.17

3300.14

2300.14

2'- 3

3/8"

1' - 6 1/2"

6'- 1

"0'

- 71/1

6"

5'- 4

"

2' - 7

15/16

"6'- 1

"

27' -

1 1/2"

7' - 3"

7' - 3"

0'- 1

1 1/2"

0'- 11

1/2"

0'- 11

1/2"

0'- 11

1/2"

403.06

6

Level 10' - 0"

3

3300.14

-1' - 8"-1' - 7 1/2"

1' - 6 1/2"5' - 8 1/2"

7' - 3"

Footing @ G.1 & 3

0' - 8"

SOG - 5"

0' - 8"0' - 10 1/2"

Level 10' - 0"

GG.1

6' - 1"

2' - 7 15/16"

5' - 4"

0' - 7 1/16"

6' - 1"

Depth Varies (TYP)

2300.14

Footing @ G.1 & 3

0' - 8" 0' - 8"0' - 8"0' - 8"

Scale

Project number

Date

Drawn by

Project Address:10200 Quil Ceda Blvd.Tulalip, Wa. 98271

Project Phone #:360-654-2262

Drawing Review

Name Position Y N NAN Kurth Design Coord.

P Greany Project Eng.

J Jones Superintendant

B Remmen Superintendant

Architect: RPA

General Contractor: Mortenson

Structural Engineer: DCI

Interior Designer: IDI

Electrical: Valley

Plumbing: Apollo

Hydronic/HVAC: Hermanson

Fire Protection: SFS

WORK ACTIVITY DESCRIPTION QUANTITY

MATERIAL ONSITE LISTREQ'D

RebarFormsaversSleeves

QTY.ITEM

CONCRETE MIX DESIGNSMIX TYPE.STRENGTH DESCRIPTION

MIX T3045 4000 PSI TYPE A BEAMS, COLUMNS, REINFORCED CONCRETE, SUPPORTED SLABS

MIX T9014 3000 PSI TYPE B SPREAD FOOTINGS, WALL FOOTINGS, WALLS, GRADE BEAMS, PIERS, SUPPORTED SLABS ON COMPOSITE METAL DECK & LINEAR ACCELERATOR VAULT

SIZE

EMBED INFORMATIONAnchor Bolts

EMBED PLATES EMBED ANGLES ANCHOR BOLTSNUMBER SIZE QTY. NUMBER SIZE QTY. NUMBER SIZE QTY.

QUANTITY INFORMATION

MIX XT3045 4000 PSI TYPE A-Xypex TUNNEL ROOF SLAB

MIX XT9014 3000 PSI TYPE B-Xypex AREA P,S - FOUNDATION WALLS, ELEVATOR PIT/TUNNEL WALLSMIX 2709 N/A PSI CLSM BACKFILL OTHER THAN COMPACTED FILLMIX T2708 N/A PSI ALT CLSM BACKFILL OTHER THAN COMPACTED FILL (PUMPABLE)

CARPENTER QUANTITIESFORM WORK

LABOR QUANTITIESCONCRETE WORK

DESCRIPTION QUANTITY

REQ'D

Box Outs

POUR RATE

AIR TEMP.

60 or > 6' / HR40 or 59 5' / HR20 or 39 4' / HR

P= 150 + 9000RT

P = LATERAL PRESSURE , PSER = RATE OF PLACEMENT , FT/HRT = TEMP OF CONCRETE IN FORMS , Deg F

AIR TEMP.AIR TEMP.

1/9/2009 2:11:27 AM

As indicated

300.14

06050015

Tulalip Tribes Hotel &Conference Center

Project

Author

3/16" = 1'-0"1 Dock leveler depressions plan

1/2" = 1'-0"2 Dock Leveler Section 2

1/4" = 1'-0"3 Dock Leveler Section 3 4 Dock Leveler 3D

No. Description Date

Integrated Work Plan (IWP)

3D View: Provides perspective to ensure accuracy


THE 100 FEET >>

IWP = CONTINUOUS IMPROVEMENT

IWPs had a tremendous impact on continuous

improvement.

By using color coded drawings the iron workers

were able to build all of the stud rails at the same

time and distribute them with the exact quantity

and types, decreasing installation time by 20%.

IWPs containing plan and elevation were used

in the forming and pouring of shear walls,

increasing production by 26%. Not one embed,

block out, or sleeve was misplaced.

Increased production rate of shear walls by 26%

H

J

K

L

12 11 10 8 7 5 4 3 1

Yellow/Brown 100U

Yellow/Brown 100U

Blue 100P

Blue 100P

Yellow/Brown 100U

Orange 100T

Orange 100T

Orange 100Y Orange 100S

Blue 100P

Orange 100Q

Orange 100S

Orange 100Q

Orange 100S

Orange 100Q

Yellow/Blue 100Z

Orange 100Q

Yellow/Blue 100Z

Orange 100Q

Orange 100S

Orange 100Q

Orange 100S Orange 100S

Orange 100Q Orange 100Q

Orange 100S

Orange 100Q

Orange 100R

Orange 100S

Orange 100Q

Orange 100Q

Orange 100Q

Orange 100Q

Orange 100S

Orange 100S

Blue 100P

Blue 100P

Orange 100AA

Orange 100Q

Orange 100V

Orange100X

Orange 100W

Orange 100V

Orange 100T

Orange 100T

Orange 100AB

6

Scale

Project number

Date

Drawn by



Drawing Review





Architect: RPA




Electrical: Valley

Plumbing: Apollo






QTY.ITEM




SIZE









REQ'D

Box Outs

POUR RATE

AIR TEMP.

60 or > 6' / HR40 or 59 5' / HR20 or 39 4' / HR

P= 150 + 9000RT


AIR TEMP.AIR TEMP.

1/12/2009 1:25:19 PM

1/16" = 1'-0"

302.27

Level 3 - Stud RailLayout

06050015


Project

N Kurth

Level 3 - Stud RailLayout

1/16" = 1'-0"1 Level 3 - Stud Rail Layout


0' - 11 3/8" CL 0' - 11 3/8" CL

0' -

2 5/

8" C

L

0' -

10 3

/8" C

L

0' -

10 3

/8" C

L

0' - 2" 0' - 9 1/8" 0' - 9 1/8"

2' - 0"

2' -

0"4'

- 1"

4' -

1"

0' -

10 1

/8"

0' -

10 1

/8"

White Stud Rail Typ.Column CC1

Revised01/29/06

Shee

t Nam

e

Proj

ect N

ame

Proj

ect N

umbe

rD

ate/

Tim

e St

amp

Shee

t Num

ber

1/12

/200

9 1:

11:2

9 PM

302.

10St

ud R

ail S

yste

m 1

00I

0605

0015

Tula

lip T

ribes

Hot

el &

Con

fere

nce

Cen

ter P

roje

ct

3/4" = 1'-0"1 100I

Not one embed, block out, or sleeve was misplaced


THE 100 FEET >>

IWP CONTRACTOR USE

The IWPs contained the following scopes of work:

Pile cap and footing layout

• Allowing all panels to be pre-fabricated for pile caps

Slab on Grade

• Slab edge• Depressions, curbs and housekeeping pads• •Bolt pattern for steel columns

Post-tensioned Decks (Hotel Tower)• Slab edge with block outs, curbs, depressions and

house keeping pads• Sleeve layout • PT head layout• Embed layout• Stud rail layout and fabrication drawings

Shear wall layout• Including elevations with coordinated block outs

and embeds

Through the use of IWPs, man-hours were reduced by

20% to complete the concrete structure. The schedule

for this scope of work was reduced by 10%, shaving 6

weeks off an already tight schedule.Worker-hours were reduced

by 20% and shaved 6 weeks

off schedule

H

J

K

L

12 11 10 3301.21

5' - 8 1/2" 3' - 7" 3' - 8 1/2" 4' - 3 1/2" 3' - 8 1/2"

2' - 7 1/2"

8' - 4 1/2" 6' - 9 1/2"

2' - 2 1/2"

4' - 3 1/2" 3' - 8 1/2" 4' - 4 1/2" 3' - 1" 7' - 6 1/2" 7' - 7 1/2" 4' - 0" 4' - 0" 7' - 2 1/8"

6' - 5 1/2" 2' - 9 1/4" 4' - 0" 4' - 0" 4' - 0" 4' - 0" 6' - 9 1/4" 9' - 2 3/4" 4' - 0" 4' - 0" 4' - 0" 4' - 0" 6' - 9 1/4" 9' - 2 3/4" 4' - 0" 4' - 0" 4' - 0" 4' - 0" 6' - 9 1/4" 8' - 10 1/2"

6' - 6 7/8"

1' - 10 7/8"

4' - 0" 4' - 0" 4' - 0" 4' - 0" 7' - 6 1/4" 8' - 5 3/4" 4' - 0" 4' - 0" 4' - 0" 4' - 0" 7' - 6 1/4" 8' - 7 1/2" 3' - 10 1/4" 5' - 3"

2' - 8 13/16"

4' - 0" 4' - 0" 4' - 0" 4' - 0" 4' - 0" 4' - 0"

6' - 7" 7' - 2 1/2"

302M

303M303M

300M 300M 300M

0' -

6 1/

8"

303M

300M

303M

300M

303M

300M

303M

300M

303M 303M

300M

303M

300M

303M

300M

303M

300M

303M

300M

303M

300M

303M

300M

303M 303M

300M

303M

300M

303M

300M

303M

300M

303M

300M

303M 303M303M

300M

303M 303M

300M

303M

300M

303M

300M

303M

300M 300M

303M

300M

303M

300M

303M

300M

303M

300M 300M

303M 303M

300M 300M

303M

300M

303M

300M

303M 303M 303M

302M 302M 302M

7' - 5" 4' - 0" 4' - 0" 4' - 0" 4' - 0" 8' - 7" 7' - 5" 4' - 0" 4' - 0" 4' - 0" 4' - 0" 8' - 7" 7' - 9" 4' - 0" 2' - 10" 4' - 0" 4' - 0"

4' - 1 1/2"

2' - 10 1/2"

2' - 0 1/2"0' - 4 1/2"

2' - 7"2' - 2" 2' - 8"

0' -

0 7/

8"

0' -

0 7/

8"

0' -

0 7/

8"

0' -

1 1/

2"

0' -

1 1/

2"

0' -

1 1/

2"

0' -

6 1/

8"

0' -

6 1/

8"

0' -

6 1/

8"

0' -

7 1/

4"

0' -

7 1/

2"

0' -

7 1/

2"

13' -

1"

6400.07

304M.1(1) Top (1) Btm

304M(1) Btm

304M(1) Top (1) Btm

304M(1) Btm

Revised Location

0' -

5"

5' - 4 1/2"

5' - 4 1/2"

Revised Location

Revised Location

304M

Scale

Project number

Date

Drawn by



Drawing Review





Architect: RPA




Electrical: Valley

Plumbing: Apollo






QTY.ITEM




SIZE









REQ'D

Box Outs

POUR RATE

AIR TEMP.

60 or > 6' / HR40 or 59 5' / HR20 or 39 4' / HR

P= 150 + 9000RT


AIR TEMP.AIR TEMP.

1/12/2009 1:10:16 PM

3/16" = 1'-0"

303.04

Level 2 - Area 3Embed Layout

06050015


Project

Author

Level 2 - Area 3 EmbedLayout

3/16" = 1'-0"1 Level 2 - Area 3 Steel Embed Layout

Revision 22 02/19/06


1 Revision 1 Date 1


THE 100 FEET >>

IWP SUBCONTRACTOR USE

The MEP subcontractors were given coordinated layout of all slab penetrations via

IWP. The use of identically coordinated layout drawings by the MEP trades, carpenters

and structural subcontractors meant no fi eld confl icts, ultimately eliminating one day

from the typical PT deck pour cycle. These eff orts resulted in an over 70% more work in

place per RFI written when compared to previous projects.

Coordinated IWPs were used for interior partition walls and CMU walls. The contractor

and the architect coordinated and verifi ed the dimensional placement of every interior

wall, providing the subcontractor with a comprehensive set of drawings.

Over 70% more work in place per RFI


BRIDGING THE GAP>>

The progressive culture on this project resulted

in impressive production results:

• The project team broke company records for pouring concrete shear walls by 15% .

• The project team beat the structural schedule by 6 weeks.

• The crew was 20% more effi cient based on our estimate for completing the structure package.

• By using the model, the team was able to coordinate and pour the fi rst deck 2 days after the release of CDs versus the average two to three months.

BRIDGING THE LAST 100 FEET

This project was successful because the integrated team embodied

a culture of innovation and collaboration. One group could not be

successful with out the other. The model served as a catalyst to bridge

the gap - taking the model the last 100 feet into the fi eld.

PROJECT STRUCTURE MONTHS OF CONTRACT BEGINNING FINAL VALUE NUMBER ofNAME TYPE CONSTRUCTION TYPE VALUE INC. CO's % CHANGE RFI's VALUE/RFI

Administrative Building Steel Framed 15 GC/CM $29,000,000 $33,700,000 16.2% 960 $35,104

Conference Center Steel Framed 26 GC/CM $58,000,000 $61,000,000 5.1% 1,388 $43,948

University Eng. Bldg. Concrete Framed 28 GC/CM $48,400,000 $51,200,000 5.8% 1,212 $42,244

Jail/Garage CIP Reinforced 35 GC/CM $90,468,023 $93,500,000 3.4% 2,900 $32,241Concrete

Hospital Concrete w/Steel 23 GC/CM $33,941,520 $38,780,381 14.3% 1,600 $24,237Framing

State Legislative Load-Bearing 28 GC/CM $63,000,000 $90,000,000 42.90% 2,000 $45,000Building (Renovation) Masonry

Tulalip Resort Hotel PT Concrete Slab 16 GMP $130,000,000 $130,000,000 0% 981 $132,517& Steel Frame

Tulalip Resort Hotel: 1 RFI for every $127,401 of work put in placeNon-BIM Project: 1 RFI for every $37,135 of work put in place

The model improved quality, increased schedule, prevented mistakes, enhanced construction documents.

• http://www.uspto.gov/teas/eTEASpageA.htm

Case Study 1

Documents

successful project

project savings

use of bim

bim use

bim tap award

org chart project team

project teams eort

project website w