THE LAST 100 FEET >> BIM IN THE FIELD TULALIP RESORT HOTEL 2009 AIA TAP BIM AWARDS

THE LAST 100 FEET >> BIM IN THE FIELD TULALIP RESORT HOTEL 2009 AIA TAP BIM AWARDS

TULALIP RESORT HOTEL >> TABLE OF CONTENTS Architect Statement Descriptive Data Contractor Statement Owner Statement Introduction Organization Chart BIM Standards Project Data The Last 100 Feet Beyond BIM Creating an Innovative Culture Plan Room Computer Integrated Work Plan (IWP) Continuous Improvement Bridging the Gap

PROJECT TEAM >> ARCHITECT STATEMENT: Our first 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 rework and creating project savings. The contractor, in concert with our firm, created a 3-dimensional set of shop drawings that were used to simultaneously define and coordinate all building systems. These documents reinforced confidence when fabricating and building. Due to our experience with BIM on the Hotel, our firm has committed to utilizing 3-D modeling in the future. CONTRACTOR STATEMENT: Our firm 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 wellcoordinated design, less field modifications 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 100 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 final designs were not completed until well after the construction was underway. The contractor s effective 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 effort 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 firm 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 effectively and expertly implemented BIM. This is the first 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 >> DESCRIPTIVE DATA 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 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 efficiency 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.

ORG CHART >> PROJECT TEAM The Project Team exhibited a strong innovative and collaborative spirit - always focused on driving ultimate quality and efficiency to the project. The Integrated Construction Coordinator (ICC) managed model input and produced documents to be used in the field. They ensured constructability of the project during design and protected the integrity of design during construction. Architect Owner Contractor Project Manager Superintendent Assistant Project Manager Foreman Integrated Construction Coordinator Responsibilities Included: Creating model Model coordination Distribution of model documents to field MODEL INFORMATION BUILDING INFORMATION MODEL MEP Engineer Project Engineer Field Engineer

During the course of interior wall coordination between the contractor and architect 3 serious structural issues & 234 dimensional conflicts were resolved 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 modified prior to costly and time-consuming conflicts arising in the field. A project website was used to transfer files 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 conflicts. These systems were all verified dimensionally and signed off by both parties, making the model the most accurate source of information on site. 4D EXAMPLE The Tulalip Resort Hotel contained 336 typical hotel rooms. The project team used 4D to plan and coordinate the subcontractor flow through the rooms. Models augmented & replaced construction drawings By using the model the team resolved over 2500 MEP conflicts MEP COORDINATION Coordination of all building systems is the first step to achieving success in the field. 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.

THE LAST 100 FEET >> 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. BEYOND BIM The project team and field 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 effective, extracting the pertinent information from the model and delivering it to the field was critical. The vehicle for delivering information into the field was the Integrated Work Plan (IWP,) a layout drawing given to the field crews enabling them to work more efficiently. It was also used by engineers to perform quality checks in the field. 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 Last 100 Feet Bridging the generational gap The MEP Engineer, of 30 years experience, ran clash detection during the MEP meetings. 2009 BIM TAP AWARD

THE LAST 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 office staff and field 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 conflicts, 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.

WORK ACTIVITY DESCRIPTION QUANTITY CARPENTER QUANTITIES FORM WORK LABOR QUANTITIES CONCRETE WORK DESCRIPTION QUANTITY REQ'D ITEM QTY. SIZE Rebar Formsavers Sleeves Anchor Bolts Box Outs EMBED PLATES EMBED ANGLES ANCHOR BOLTS NUMBER SIZE QTY. NUMBER SIZE QTY. NUMBER SIZE QTY. REQ'D MIX STRENGTH TYPE. DESCRIPTION MIX T3045 4000 PSI TYPE A BEAMS, COLUMNS, REINFORCED CONCRETE, SUPPORTED SLABS MIX XT3045 4000 PSI TYPE A-Xypex TUNNEL ROOF SLAB MIX T9014 3000 PSI TYPE B SPREAD FOOTINGS, WALL FOOTINGS, WALLS, GRADE BEAMS, PIERS, SUPPORTED SLABS ON COMPOSITE METAL DECK & LINEAR ACCELERATOR VAULT MIX XT9014 3000 PSI TYPE B-Xypex AREA P,S - FOUNDATION WALLS, ELEVATOR PIT/TUNNEL WALLS MIX 2709 N/A PSI CLSM BACKFILL OTHER THAN COMPACTED FILL MIX T2708 N/A PSI ALT CLSM BACKFILL OTHER THAN COMPACTED FILL (PUMPABLE) This flow chart depicts the approval process to ensure the accuracy of the IWP. THE LAST 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 specific document containing all information necessary to perform a specific task of a defined 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 efficiently. Integrated Work Plan (IWP) C B 3 QUANTITY INFORMATION 300.14 3 0' - 11 1/2" 4.1 4 0' - 11 1/2" 7' - 3" 0' - 8" MATERIAL ONSITE LIST EMBED INFORMATION 0' - 11 1/2" 2 300.14 3 300.14 0' - 11 1/2" 7' - 3" 5' - 4" 6' - 1" 0' - 7 1/16" -1' - 7 1/2" 5' - 8 1/2" 7' - 3" SOG - 5" 1' - 6 1/2" -1' - 8" Level 1 0' - 0" Tulalip Tribes Hotel & Conference Center Project Project Address: 10200 Quil Ceda Blvd. Tulalip, Wa. 98271 CONCRETE MIX DESIGNS 2' - 3 3/8" 1' - 6 1/2" 6' - 1" 2' - 7 15/16" Footing @ G.1 & 3 0' - 10 1/2" 0' - 8" Project Phone #: 360-654-2262 Drawing Review Name Position N Kurth Design Coord. Y N NA POUR RATE P= 150 + 9000R T 27' - 1 1/2" G P Greany Project Eng. J Jones Superintendant B Remmen Superintendant AIR TEMP. 60 or > 6' / HR AIR TEMP. 40 or 59 5' / HR AIR TEMP. 20 or 39 4' / HR P = LATERAL PRESSURE, PSE R = RATE OF PLACEMENT, FT/HR T = TEMP OF CONCRETE IN FORMS, Deg F 3 G.1 Dock Leveler Section 2 2 1/2" = 1'-0" No. Description Date 1 200.17 G.8 Dock leveler depressions plan 1 3/16" = 1'-0" 403.06 Architect: RPA 6 G.1 G General Contractor: Mortenson Structural Engineer: DCI 2 300.14 Interior Designer: IDI Electrical: Valley 2' - 7 15/16" 0' - 7 1/16" 6' - 1" 5' - 4" 6' - 1" Level 1 0' - 0" Plumbing: Apollo Hydronic/HVAC: Hermanson 0' - 8" 0' - 8" 0' - 8" 0' - 8" Fire Protection: SFS Depth Varies (TYP) Footing @ G.1 & 3 3 Dock Leveler Section 3 Dock Leveler 3D 4 1/4" = 1'-0" Project number 06050015 Date 1/9/2009 2:11:27 AM Drawn by Author 300.14 Scale As indicated 3-D View: Provides perspective to ensure accuracy

WORK ACTIVITY DESCRIPTION QUANTITY CARPENTER QUANTITIES FORM WORK LABOR QUANTITIES CONCRETE WORK DESCRIPTION QUANTITY REQ'D ITEM QTY. SIZE Rebar Formsavers Sleeves Anchor Bolts Box Outs EMBED PLATES EMBED ANGLES ANCHOR BOLTS NUMBER SIZE QTY. NUMBER SIZE QTY. NUMBER SIZE QTY. REQ'D MIX STRENGTH TYPE. DESCRIPTION MIX T3045 4000 PSI TYPE A BEAMS, COLUMNS, REINFORCED CONCRETE, SUPPORTED SLABS MIX XT3045 4000 PSI TYPE A-Xypex TUNNEL ROOF SLAB MIX T9014 3000 PSI TYPE B SPREAD FOOTINGS, WALL FOOTINGS, WALLS, GRADE BEAMS, PIERS, SUPPORTED SLABS ON COMPOSITE METAL DECK & LINEAR ACCELERATOR VAULT MIX XT9014 3000 PSI TYPE B-Xypex AREA P,S - FOUNDATION WALLS, ELEVATOR PIT/TUNNEL WALLS MIX 2709 N/A PSI CLSM BACKFILL OTHER THAN COMPACTED FILL MIX T2708 N/A PSI ALT CLSM BACKFILL OTHER THAN COMPACTED FILL (PUMPABLE) THE LAST 100 FEET >> Not one embed, block out, or sleeve was misplaced IWP = CONTINUOUS IMPROVEMENT IWPs had a tremendous impact on continuous improvement. 0' - 11 3/8" CL 0' - 11 3/8" CL By using color coded drawings the iron workers Level 3 - Stud Rail QUANTITY Layout INFORMATION MATERIAL ONSITE LIST EMBED INFORMATION CONCRETE MIX DESIGNS POUR RATE P= 150 + 9000R T 0' - 10 3/8" CL 0' - 10 3/8" CL 1 100I 3/4" = 1'-0" 0' - 2 5/8" CL White Stud Rail Typ. Column CC1 Revised 01/29/06 0' - 2" 0' - 9 1/8" 0' - 9 1/8" 2' - 0" 0' - 10 1/8" 0' - 10 1/8" 4' - 1" 2' - 0" 4' - 1" Sheet Name Sheet Number Project Name Project Number 302.10 Stud Rail System 100I Tulalip Tribes Hotel & Conference Center Project 06050015 Date/Time Stamp 1/12/2009 1:11:29 PM Tulalip Tribes Hotel & Conference Center Project Project Address: 10200 Quil Ceda Blvd. Tulalip, Wa. 98271 Project Phone #: 360-654-2262 Drawing Review Name Position N Kurth Design Coord. P Greany Project Eng. J Jones Superintendant B Remmen Superintendant Y N NA 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. AIR TEMP. 60 or > 6' / HR AIR TEMP. 40 or 59 5' / HR AIR TEMP. 20 or 39 4' / HR P = LATERAL PRESSURE, PSE R = RATE OF PLACEMENT, FT/HR T = TEMP OF CONCRETE IN FORMS, Deg F No. Description Date H Orange 100Y Orange 100R Orange 100AA Orange 100V Orange100X Architect: RPA Orange 100T Blue 100P Blue 100P General Contractor: Mortenson J Structural Engineer: DCI Blue 100P Orange 100AB Orange 100W Interior Designer: IDI Yellow/Brown 100U K Yellow/Brown 100U Blue 100P Orange 100V Blue 100P Orange 100T Electrical: Valley Plumbing: Apollo Orange 100T L Yellow/Brown 100U Yellow/Blue 100Z Yellow/Blue 100Z Orange 100T Hydronic/HVAC: Hermanson Fire Protection: SFS 12 11 10 8 7 5 4 3 1 6 Level 3 - Stud Rail Layout 1 1/16" = 1'-0" Level 3 - Stud Rail Layout Project number Date Drawn by 302.27 06050015 1/12/2009 1:25:19 PM N Kurth Scale 1/16" = 1'-0" Increased production rate of shear walls by 26%

QUANTITY INFORMATION WORK ACTIVITY DESCRIPTION QUANTITY CARPENTER QUANTITIES FORM WORK LABOR QUANTITIES CONCRETE WORK DESCRIPTION QUANTITY MATERIAL ONSITE LIST REQ'D ITEM QTY. SIZE Rebar Formsavers Sleeves Anchor Bolts Box Outs EMBED INFORMATION EMBED PLATES EMBED ANGLES ANCHOR BOLTS NUMBER SIZE QTY. NUMBER SIZE QTY. NUMBER SIZE QTY. CONCRETE MIX DESIGNS REQ'D MIX STRENGTH TYPE. DESCRIPTION MIX T3045 4000 PSI TYPE A BEAMS, COLUMNS, REINFORCED CONCRETE, SUPPORTED SLABS MIX XT3045 4000 PSI TYPE A-Xypex TUNNEL ROOF SLAB MIX T9014 3000 PSI TYPE B SPREAD FOOTINGS, WALL FOOTINGS, WALLS, GRADE BEAMS, PIERS, SUPPORTED SLABS ON COMPOSITE METAL DECK & LINEAR ACCELERATOR VAULT MIX XT9014 3000 PSI TYPE B-Xypex AREA P,S - FOUNDATION WALLS, ELEVATOR PIT/TUNNEL WALLS MIX 2709 N/A PSI CLSM BACKFILL OTHER THAN COMPACTED FILL MIX T2708 N/A PSI ALT CLSM BACKFILL OTHER THAN COMPACTED FILL (PUMPABLE) P= 150 + 9000R T AIR TEMP. 60 or > 6' / HR P = LATERAL PRESSURE, PSE AIR TEMP. 40 or 59 5' / HR R = RATE OF PLACEMENT, FT/HR AIR TEMP. 20 or 39 4' / HR T = TEMP OF CONCRETE IN FORMS, Deg F 4' - 1 1/2" 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" 300M 300M 300M 300M 300M 300M 300M 300M 300M 300M 300M 300M 300M 300M 300M 300M 300M 300M 300M H 6' - 6 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" 4' - 0" 4' - 0" 4' - 0" 4' - 0" 4' - 0" 4' - 0" 1' - 10 7/8" 2' - 8 13/16" 5' - 4 1/2" 304M Revised Location (1) Btm 304M.1 (1) Top (1) Btm Revised Location 304M (1) Top (1) Btm 0' - 5" 304M 304M (1) Btm Revised Location 5' - 4 1/2" 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" L 300M 300M 300M 300M 300M 300M 300M 300M 300M 300M 300M 300M 302M 302M 300M 300M 300M 302M 302M 5' - 8 1/2" 3' - 7" 3' - 8 1/2" 4' - 3 1/2" 3' - 8 1/2" 8' - 4 1/2" 6' - 9 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" 6' - 7" 7' - 2 1/2" 7' - 2 1/8" 3 12 2' - 7 1/2" 11 2' - 2 1/2" 10 301.21 Level 2 - Area 3 Steel Embed Layout 1 3/16" = 1'-0" 2' - 0 1/2" 2' - 10 1/2" 6 400.07 0' - 4 1/2" 2' - 7" 2' - 2" 2' - 8" J K Project Address: 10200 Quil Ceda Blvd. Tulalip, Wa. 98271 Project Phone #: 360-654-2262 Drawing Review Name Position Y N NA N Kurth Design Coord. P Greany Project Eng. J Jones Superintendant B Remmen Superintendant No. Description Date 1 Revision 1 Date 1 2 Revision 2 02/19/06 Architect: RPA General Contractor: Mortenson Structural Engineer: DCI Interior Designer: IDI Electrical: Valley Plumbing: Apollo Hydronic/HVAC: Hermanson Fire Protection: SFS Project number Date Drawn by Scale 06050015 1/12/2009 1:10:16 PM Author 3/16" = 1'-0" THE LAST 100 FEET >> Level 2 - Area 3 Embed Layout POUR RATE 13' - 1" 0' - 1 1/2" 0' - 6 1/8" 0' - 7 1/4" 0' - 0 7/8" 0' - 1 1/2" 0' - 6 1/8" 0' - 7 1/2" 0' - 0 7/8" 0' - 6 1/8" 0' - 0 7/8" 0' - 1 1/2" 0' - 7 1/2" 0' - 6 1/8" Tulalip Tribes Hotel & Conference Center Project Level 2 - Area 3 Embed Layout 303.04 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 Man-hours were reduced by 20% & shaved 6 weeks off schedule 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.

THE LAST 100 FEET >> Over 70% more work in place per RFI 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 field conflicts, ultimately eliminating one day from the typical PT deck pour cycle. These efforts 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 verified the dimensional placement of every interior wall, providing the subcontractor with a comprehensive set of drawings.

The model improved quality, increased schedule, prevented mistakes, enhanced construction documents. BRIDGING THE GAP>> The progressive culture on this project resulted in impressive production results: PROJECT STRUCTURE MONTHS OF CONTRACT BEGINNING FINAL VALUE NUMBER of NAME 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 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 efficient based on our estimate for completing the structure package. By using the model, the team was able to coordinate and pour the first deck 2 days after the release of CDs versus the average two to three months. 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 $32,241 Concrete Hospital Concrete w/steel 23 GC/CM $33,941,520 $38,780,381 14.3% 1,600 $24,237 Framing State Legislative Load-Bearing 28 GC/CM $63,000,000 $90,000,000 42.90% 2,000 $45,000 Building (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 One RFI for every $127,401 of work put in place Non-BIM Project One RFI for every $37,135 of work put in place BRIDGING THE LAST 100 FEET This project was successful because the integrated team embodied a culture of innovation & 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 field.