National Institute of Building Sciences

Transcription

1 National Institute of Building Sciences Provider Number: G168 Session TH1B: Utilizing Information Technology for Better Building Performance Case Study: COBie from Design to Operations Presented by: Kristine K. Fallon, FAIA Kristine Fallon Associates, Inc., Chicago January 12, 2017

2 Credit(s) earned on completion of this course will be reported to AIA CES for AIA members. Certificates of Completion for both AIA members and non AIA members are available upon request. This course is registered with AIA CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

3 Course Description This case study demonstrates that COBie can be successfully implemented in the private sector on a large scale across a broad range of facility types to achieve dramatic improvements in facility data turnover. This greenfield corporate campus consists of approximately 1.7 million square feet of Class-A improvements on a 72- acre site, including a six-story office building, several industrial buildings with multiple floors of embedded office, a climate-controlled warehouse, a parking garage, a central plant and significant site infrastructure. Eight record COBie files were generated and imported into the client s integrated workplace management system (IWMS) prior to substantial completion, allowing the FM team to query 1,600+ spaces, 1,200+ types, 14,000+ components and 8,700+ O&M documents on the first day of operations. Timely delivery of COBie data sets required active engagement by key project stakeholders over a two year period and a shared commitment to overcome hurdles, particularly in the areas of change management and data management. Collaborators included the developer, a broad range of internal client teams, architects and their subconsultants, general contractor, subcontractors, COBie and BIM consultants.

4 Learning Objectives At the end of the this course, participants will be able to: 1. Examine a new project delivery approach that builds data quality control into design and construction practices to ensure that the owner has correct and complete information to safely operate and maintain the facilities in a sustainable manner. 2. Understand the equipment data required from both the designers and the contractors that allow the Owner to determine the root causes of building systems performance failures, and how the Construction Operations to Building information exchange (COBie) standard can be deployed to make the transfer of these data from design and construction software to not only facility management systems, but to building control systems and fire alarm monitoring systems, among others.

5 FMC Technologies, Inc.: Project Greenfield 72 acre site 7 buildings 1.7 million square feet COBie, from Design to Operations, authored by Kristine K. Fallon, FAIA; George R. Farish II, LEED AP BD+C; and Danielle Gran, was published in the June 2016 issue of the Journal of the National Institute of Building Sciences (JNIBS), a publication of the Washington, D.C.-based National Institute of Building Sciences. Learn more about JNIBS at: and access your free issue(s) by subscribing at:

6 Client Goal: Load facility data into integrated workspace management system (IWMS) before occupancy using COBie Standard. Results: By Substantial Completion, loaded: 8 data sets: (7 buildings + site) 1,603 Rooms 14,177 pieces of equipment Maintenance Procedures Spare Parts Added Benefits: Construction Phase BIM coordinators found fewer problems and submitted fewer RFIs once models were fully populated with COBie data. Ability to search, export and report on building data: Allowed quick reaction to problems and requests for changes due to easy and rapid quantification and location of every equipment type Revealed missing safety equipment through COBie Punchlist reports Permitted loading of COBie equipment inventories and spare parts into 8 additional systems, saving data entry time and creating common naming Common naming allows these systems to communicate and, e.g., automatically produce work orders in the IWMS when a problem occurs

7 What is COBie? COBie: Construction to Operations Building information exchange A subset of international standard ISO Conforms to the IFC information model: IFC MVD Incorporated in the National BIM Standard US Focused on electronic delivery of data about Spaces and Equipment, not on geometric modeling Captures this information at the Source and at the Time Created

8 COBie Coverage Available COBie Tables Contact Facility Floor Space Type Component System Attributes Job Resources Spares Documents Zone Assembly Coordinate Issue Connection Impact FMC COBie Data Contact Facility Floor Space Type Component System Attributes Job Resources Spares Documents

9 COBie Benefits COBie provides a ready made framework for information turnover COBie worksheets (tables) define minimum content COBie provides a standard format for data delivery COTS products have COBie import and export capabilities

10 Project Greenfield COBie Participants Client: FMC Technologies Inc. Development Manager: Trammell Crow Houston Industrial Development Inc. BIM & COBie Consultant: Kristine Fallon Associates Inc. IWMS Configuration Team Facilities Management Team Development Management Team Architect: Gensler Civil Engineer : Cobb Fendley & Associates MEP Engineer: Wylie Consulting Engineers IT Infrastructure & Security Team Facility Data Construction Team Design Team General Contractor: D.E. Harvey Builders & Inc. COBie Coordinator & Preventive Maintenance Data Integrator: ENGworks

11 BIM & COBie Consultant Role Defining and documenting COBie requirements Developing Division 1 language Validating COBie design and construction data Generating record COBie files from merged data

12 Philosophy Achieve targeted business results Capture information at the source Make that information available to the owner and other project team members as soon as it is created Build quality control into work processes Eliminate redundant work and costly rework cycles Select and/or create technology tools that make sense to users and make their jobs easier

13 COBie Requirements and Execution Plan

14 Who Provides Product Data? As designed and specified Provided by designers As procured Provided by trade contractors As commissioned Provided by Cx Agent

15 Example: Hollow Metal Door Designer Responsibility Contractor Responsibility

16 Example: Hollow Metal Door

17 COBie Workflow 100% CD Spares Jobs Resources Design Data Product Data Manager (PDM): Data Validation & Aggregation Document Repository Merged COBie File from PDM IWMS PDM checks Documents are complete and properly named O&M Documents Contractor Product Data Forms (CPDFs) Field Technology Installation Progress Barcodes

18 Contractor Product Data Form Page 1 Designer Provided Value Units Override Designer Specification System HVAC N/A Class Variable Air Volume Devices N/A Type VAV N/A TypeName (Standard) HV VAV2 N/A Type Description HVAC Variable Air Volume Terminal Units N/A Category (OmniClass Table 23) : Single Duct Variable Air Volume Terminal Units N/A Spec Section (MasterFormat) N/A Asset Type Fixed N/A Contractor Provided Inlet Size 10 Inches Manufacturer MFlynn@hdgrant.com N/A Maximum Depth (In) 14 Inches Model Number SDV5000 N/A NominalHeight 16 Inches NominalLength 20 Inches NominalWidth 16 Inches Organizations Preferred Contact Bsellers@letsos.com N/A Pressure Drop 0.25 N/A Submittal Documents List Variable Air Volume Devices N/A Warranty Duration Labor 12 N/A Warranty Duration Parts 12 N/A Warranty Duration Unit Month N/A WarrantyGuarantorLabor MFlynn@hdgrant.com WarrantyGuarantorParts MFlynn@hdgrant.com

19 Contractor Product Data Form Page 2 Will be Provided (Y or N) Document Type Document Association Y Manufacturer Certificates Type Y Manufacturer Installation Instructions Type Y Manufacturer Test Reports Type Y Material Test Reports Type Y Materials Certificates Type Y Operations & Maintenance Manual Type Y Product Certificates Type Y Product Data Type Y Product Test Reports Type Y Shop Drawings Type Y Warranty Type Y Field Test Reports Component Y Start Up Report Component Y Test and Balance Report Component Y Spare Parts List Type

20 The Challenge BIM is a Cross-Organizational, Data-Centric approach to design and construction Much attention has been given to the Cross-Organizational aspects Little attention has been paid to the Importance or Quality of the Data

21 Process Challenges Timing COBie Execution Plan was approved at the CD stage Required rework by designers Only the Architects were using BIM Contractor Product Data Forms were not submitted as part of the regular submittal process Additional rework for both designers and contractors The IWMS had not been selected when we developed the COBie Execution Plan Naming standards needed adjustment

22 Addressing Process Challenges Project team was able to catch up and deliver data by substantial completion In the future COBie Standards and Execution Plan should be developed before modeling begins Design data should be complete and validated at the end of CDs COBie naming standards should be informed by the IWMS data structure

23 Technology Gaps and Technology Management Challenges COBie process and tools were new to everyone and therefore hard to manage Although COBie is based on the idea of capturing data throughout the project, the COBie format only supports a one time turnover of all data COBie tools provided by major technology vendors are immature There is a lack of technology tools that support collaboration on and validation of data

24 Addressing Technology Gaps and Technology Management Challenges BIM & COBie Consultant provided tools to fill the technology gaps Product Data Manager (PDM) to validate and aggregate data Accepts data from multiple applications Contractor Product Data Forms, generated from PDM, that allowed the Contractor to: Know what product data was required Know what the design intent was for that product Easily provide required data in an electronic format Two way data passing with field technology Tools for checking that all documents were submitted and named correctly COBie punch lists

25 Human Factors Challenges Need to climb the learning curve Process Tools Information centric versus drawing centric approach Rigor of standard structured data Reluctance to change established organizational methods Modeling typicals versus complete models Drawing annotation versus COBie naming Primacy of drawings versus model or data

26 Addressing Human Factors Challenges Communication, Communication, Communication Bi weekly COBie Progress Meetings Provide advice and support Provide tools to help team members gauge progress Strong contract terms provide motivation to perform Detail BIM and COBie data delivery requirements in Division 1 Six figure retainage if delivery of COBie data, documents and photographs is not up to date or if the deliverables do not conform to the requirements and standards in the COBie Execution Plan and meet the quality standards

27 Project Management Challenges Getting the data delivered on time Prioritization of activities Understanding and staffing of new roles

28 Addressing Project Management Challenges COBie progress meetings Application of Lean techniques Value Stream mapping Look Ahead Schedules Commitment Tracking Need for new project roles BIM & COBie Consultant COBie Coordinator & Preventive Maintenance Data Integrator Dedicated BIM / Data Managers in design firms Data savvy Facilities staff

29 Value Stream Mapping

30 Look Ahead Schedules

31 Commitment Tracking

32 This concludes The American Institute of Architects Continuing Education Systems Course Kristine K. Fallon, FAIA President Kristine Fallon Associates, Inc. 11 E. Adams Street, Suite 1100 Chicago, IL inc.com