proposal - brianbernens.weebly.com · The following proposal details the ideas and opportunities...

REVISED PROPOSAL

BRIAN BERNENS THE APARTMENT BUILDING

ROCKVILLE, MD

JANUARY 16, 2015

Brian Bernens Construction Option Advisor: Dr. Rob Leicht

EXECUTIVE SUMMARY The following proposal details the ideas and opportunities for improved construction processes in the Apartment Building. Included are 4 analyses, 2 option breadths, and a schedule for the work to be performed in the spring semester of 2015. There is a focus on schedule, so the building can be turned over to the owner for apartment rentals, as well as constructability and costs. Below are descriptions for the 4 analyses: application of linear scheduling of interior trades, modification of residential structure, research of 3D construction visualization, and the addition of a tower crane. Analysis 1: Linear Scheduling of Interior Trades An analysis of the interior trade sequencing will be performed to see how the schedule can be accelerated. This analysis will intend to re-sequence crews in both building 100 and 200 to increase production as well as creating a linear schedule to better maintain the work flow of the trades. Analysis 2: Timber Structure Modification Analysis 2 will evaluate using an alternate structural system, called an Infinity structural system, replacing the current timber framed residential portion of the Apartment Building. The Infinity structure is a prefabricated metal stud, metal deck, and concrete slab system that will benefit the Apartment Building in life cycle costs and quality of construction. Analysis 3: Critical Industry Issue – Discrete Event Simulations in Construction Research of a critical industry issue on the topic of BIM and construction planning will be presented in Analysis 3. Discrete event simulations in construction will be researched to understand the benefits over traditional construction planning. In conjunction, the open source software VITASCOPE, created by Dr. Vineet R. Kamat, will be researched for the use on the Apartment Building and other projects. Analysis 4: Site Logistics Alterations This analysis will study how the addition of a tower crane to the site can improve the construction of the cast-in-place podium structure. The current use of hydraulic cranes will be evaluated with the increased production and costs of operating a tower crane and suggestions will be made to the contractor and owner.

1/16/2014 Revised Proposal Page a

CONTENTS

Executive Summary ................................................................................................................... a

Project Background .................................................................................................................... 1

Analysis 1: Linear Scheduling of Interior Trades ......................................................................... 2

Problem Identification ............................................................................................................ 2

Background Research ........................................................................................................... 2

Potential Solution .................................................................................................................. 3

Methodology and Resources ................................................................................................. 3

Expected Outcome ................................................................................................................ 4

Analysis 2: Timber Structure Modification ................................................................................... 5





Expected Outcome ................................................................................................................ 6

Analysis 3: Critical Industry Issue – Discrete Event Simulations ................................................. 7




Goal of Research .................................................................................................................. 8

Analysis 4: Site Logistics Alterations .......................................................................................... 9

Opportunity Identification ....................................................................................................... 9



Methodology and Resources ................................................................................................10

Expected Outcome ...............................................................................................................10

Conclusions .............................................................................................................................. 11

Overall Weighting Breakdown ................................................................................................... 11

Appendix A ................................................................................................................................12

Breadth Studies ...................................................................................................................13

Structural Breadth ...........................................................................................................13

Acoustical Breadth ..........................................................................................................13

Appendix B ...............................................................................................................................14

Spring Analysis Schedule .....................................................................................................15


The Apartment Building is a mixed use, 5-

story building located in Rockville, MD. The

project is broken into 3 buildings: 100, 200,

and 300. The first story (bldg. 100 and 200)

consists of a 22’ concrete podium and will

serve as 33,000 SF of future retail space.

The above 4 floors are timber framed and will

be utilized as 170,000 SF of 206 apartment

units. Building 300 is a precast parking

garage serving 465 parking spots. The

project is approximately $34M and will be

completed in 22 months. The Apartment

Building will be targeting a gold status in the

LEED for Homes rating system. Because of

the nature of apartments, the owner places

the schedule at the highest importance so

that the units may be rented as soon as

possible.

PROJECT BACKGROUND

Courtesy of James G. Davis Construction

BLDG 200

BLDG 300 BLDG

100

Figure 1: Location of buildings on site

1/16/2014 Project Background Page 1


ANALYSIS 1: LINEAR SCHEDULING OF INTERIOR TRADES

PROBLEM IDENTIFICATION

The Apartment Building’s interior finishes schedule for the 206 apartment units currently flows

from south to north, floor by floor, with work beginning in Building 100 and then moving to

Building 200 once 100 has finished. Each floor has an average duration of 98 days. If delays

occur in preceding activities, the project will be delayed due to the interior finishes being a

predecessor for final inspections and turnover of the buildings. Currently, MEP rough-ins have

been delayed on the project, so the project team has encountered the challenge of making up

lost time. Because this building hosts apartment units, the owner is eager to have the building

turned over on time and possibly early.

BACKGROUND RESEARCH

To avoid delays and/or accelerate the schedule, the method of Linear Scheduling will be used

to analyze to the Apartment Building to increase the production and balance the work flow of

the interior trades.

The Apartment Building currently utilizes a standard CPM bar chart for the project schedule.

While a Gantt chart is the standard schedule format used in construction, there are

disadvantages, such as the inability to immediately realize the effects of changes in activity

sequences and/or durations. Issues can also arise with CPM schedules on repetitious projects

because the schedule can become too detailed and this can cause confusion in the field

amongst personnel not trained in CPM scheduling.

The Linear Scheduling Method (LSM) is best applied for repetitive projects and repetitive

elements, such as housing, high-rises, road construction, and building finishes. LSM

schedules can provide a simple, graphical representation of productivity that can be easily

interpreted by field personnel. Because linear scheduling integrates resources and logic, LSM

schedules are useful for the project team to suggest changes, implement these changes;

overall, LSM schedules are complements to CPM schedules.

Linear schedules are plotted on two axes: distance and time. Schedule activities are plotted as

lines with a slope that represents the production rate of the activity. Adjustments to the slope

can be made when an activity works at a slower or faster rate. The resources must be

balanced with one “critical trade” to drive the critical path and so the schedule is resource

restrained to capture the overall schedule.

1/16/2014 Analysis 1 Page 2


POTENTIAL SOLUTION

This analysis will look into using two live crews, working simultaneously in building 100 and

200, to accelerate the schedule. The production rates can be compared back to the original,

actual crew rates to identify a schedule opportunity. This analysis will evaluate the current

CPM schedule for finishes and create a linear production schedule to show the production of

the interior finishes. Since there are many interior finish trades, a focal point of the finishes will

be selected that can represent the core sequence of interior finishes.

METHODOLOGY

• Research and identify best method of linear scheduling application for finishes:

sequence, parallel, or flowline.

• Identify the interior finishes trade(s) that will be most useful to study for this analysis

• Obtain information on current crews and production rates for hanging drywall to

compare analysis results

• Calculate schedule durations and project completion date with obtained current crew

production rates

• Create linear schedule optimizing drywall crews and accelerating schedule

• Estimate additional labor costs of operating crews in both building 100 and 200 at the

same times

• Evaluate schedule savings of operating crews in both building 100 and 200 at the

same time and report the value added of LSM

RESOURCES

• Application of Linear Scheduling by Edmund N. Chrzanowski

• Chapter 8, Managing the Construction Process by Frederick E. Gould

• RS Means

• AE 476 notes on Linear Scheduling by Dr. Rob Leicht



EXPECTED OUTCOME

This analysis will be used to identify an opportunity to accelerate the schedule as well as

ensuring that the project completion date is not delayed by operating simultaneous finishes

crews in both building 100 and 200. Through the linear scheduling method, it is expected that

productivity and work flow will be optimized, as well as easily measured for the entire project

team. Because the interior finishes will be examined closely, an opportunity for an acoustical

breadth will be available while analyzing how the finishes will affect the sound insulation of a

typical apartment unit. The LSM should be a better alternative to what is currently used as it

will successfully balance the crew and maximize efficiencies across both buildings. At the

conclusion of this analysis, the higher productivity rates associated with LSM will be compared

with the current rates of the CPM schedule and will prove to be a superior scheduling method

for the interior trades.



ANALYSIS 2: TIMBER STRUCTURE MODIFICATION PROBLEM IDENTIFICATION

The Apartment Building features 4 floors of apartments, totaling 206 units, all of which are

supported by a timber frame. While timber framing is a popular and a low cost building

material, it has some downfalls. First, wood is extremely combustible and so extra care must

be taken to protect the structure from spread of fire (the Apartment Building has a large

masonry fire wall that divides building 100 and 200). Moisture can easily be absorbed during

the construction process if the material is not stored correctly, which can lead to decay of

structural members while termites can cause structural problems with wood. Because of these

two issues, wood does not sustain a structure as long as other building materials, such as

steel or concrete. Timber framing requires experienced crews to erect properly and can lead to

a loss of structural integrity if not installed properly. In regards to future renovations, timber

framing does not offer much, as removing a small section would compromise the stability of

the entire structure. Overall there are many disadvantages that outweigh the low upfront cost

of a timber framed structure.

BACKGROUND RESEARCH

To combat the disadvantages of the Apartment Building’s timber structure, an alternative

system will be analyzed, called the Infinity Structural System. The Infinity Structural System

consists of prefabricated load bearing metal stud walls, high performance metal deck, and a

concrete slab. The system has most often been used in mid-rise buildings such as apartments,

student housing, and hotels. When compared to a wood structure, there are many

advantages. The Infinity system’s stud walls are prefabricated offsite, which enables a fast

installation onsite. Unlike wood, there will be no problems with termites, mold, or rotting and

the concrete/metal stud system is non-combustible. The system also has high sound insulation

values for better building acoustics, which is important for apartment units (see Appendix A).

Compared to timber structures, the Infinity system will produce a lower life cycle costs as

maintenance of the system will be reduced.

POTENTIAL SOLUTION To improve the schedule and life cycle costs, the effectiveness of an Infinity system will be

analyzed in the Apartment Building. A redesign of the apartment unit structural system will be

performed using the Infinity system and will be analyzed from a construction cost, schedule,

and life cycle standpoint. The constructability of the Infinity system will be analyzed, as well.



METHODOLOGY

• Investigate specific layout and design of current timber structural system

• Design a typical bay of Infinity System

• Perform structural analysis of new system

• Analyze constructability of Infinity system through sequencing

• Estimate differences in cost and schedule from original timber structure

• Discuss life-cycle costs of timber and Infinity system

RESOURCES

• Ray Sowers (experience with Infinity System)

• John O’Keefe, Clark Residential

• Infinity Structural System consultants

• PSU Structural Faculty

o Dr. Thomas Boothby

o Dr. Linda Hanagan

• PSU Structural Classmates

o Adam Jesberger

• Principles & Practices of Commercial Construction by Woods, Andres, and Smith

• RS Means

EXPECTED OUTCOME Using the Infinity system, the initial cost may increase but future costs, such as maintenance,

should be reduced when compared to the timber structure. Because the Infinity system

consists of prefabricated metal stud walls, there will be less congestion on site, improved

quality, and faster installation. This will increase production rates and produce schedule

savings. Because of the necessary partial redesign of the structure, this depth will provide an

opportunity for a structural breadth (see Appendix A). Additionally, because of the increased

sound insulation of the Infinity system, this depth will also provide useful information towards

an acoustical breadth.



ANALYSIS 3: CRITICAL INDUSTRY ISSUE – DISCRETE EVENT SIMULATIONS

PROBLEM IDENTIFICATION

The Apartment Building did not utilize any BIM use during design or construction of the project.

Because of this, there were many issues in the construction phase due to poor planning.

Additionally, many projects are similar and can benefit from the use of 3D and 4D models to

visualize construction activities, sequences, and avoid rework. Based on the growing interest

for BIM and technology, as identified at the PACE roundtable, a research of discrete event

simulations in conjunction with visualizing construction sequencing will be performed to

understand the benefits and how they can be applied to the Apartment Building.

BACKGROUND RESEARCH

BIM is a popular process in construction currently, with applications to improve quality, save

money and time in schedule during the design, construction, and maintenance phases. An

effective way to communicate construction planning and sequences is through discrete event

simulations (DES), such as with the software VITASCOPE (a discrete event simulator), which

stands for VIsualizaTion of Simulated Construction OPErations. VITASCOPE is a program

used for the “visualization of simulated construction processes and developing higher-level

construction visualization tools” (Vineet). The program can visualize many different types of

construction and is an open source software. CAD models can be used with VITASCOPE to

recreate a virtual world of the process. The advantages of using a discrete event simulation

software such as VITASCOPE are avoiding rework by simulating the work in a virtual setting

before construction and improving the quality, constructability, and scheduling of processes by

being able to control and understand fully before construction commences.

METHODOLOGY

• Obtain CAD files from DAVIS to use for 3D modeling

• Speak with Jon Colosimo, DAVIS PM, about BIM use on his project

• Interview Dr. Vineet Kamat and/or Dr. John Messner to learn more about DES of

construction models

• Develop tools to create a discrete event simulation of the Apartment Building’s

sequencing and site logistics to evaluate the advantages of using the tool



RESOURCES

• General-Purpose 3D Animation with VITASCOPE by Dr. Vineet Kamat

• Dr. John Messner (PSU BIM Expert)

• Dr. Vineet Kamat

o Civil Engineering Faculty at University of Michigan and Creator of VITASCOPE

• VITASCOPE website, http://pathfinder.engin.umich.edu/software.htm

• Jon Colosimo

o Project Manager on similar DAVIS project that utilized BIM

GOAL OF RESEARCH

The goal of this research is to understand the benefits of discrete event simulation of

construction processes. At the conclusion of this research, a better understanding of the

VITASCOPE software and distinct potential of discrete event simulations over “traditional” 4D

CAD and planning will be assessed. The goal is to understand the benefits of DES and show a

simple simulation of one of the Apartment Building’s processes and present to DAVIS as well

as the owner to show the benefits of DES and BIM during design and construction.


http://pathfinder.engin.umich.edu/software.htm


ANALYSIS 4: SITE LOGISTICS ALTERATIONS OPPORTUNITY IDENTIFICATION

The Apartment Building sits on a somewhat congested site, with material laydown in a small

corner to the southeast and a temporary precast yard in the northwest corner. To increase the

production rates and accelerate the schedule there is an opportunity to use a tower crane to

place the 22’ cast-in-place podium structure. This will modify the site logistics and will require

the design of a crane foundation. Using a tower crane will explore different sequences and

constructability of the CIP podium while providing the opportunity to use DES as research in

Analysis 3. As the owner places schedule as their highest priority, in order to rent the units as

fast as possible, utilizing a tower crane will be beneficial for the owner and contractor.

BACKGROUND RESEARCH

On this project, the CIP subcontractor opted not to use a tower crane to decrease their costs,

even though the utilization of a tower crane was suggested by the contractor. A similar project

by the contractor uses two tower cranes, mostly used because of a large 3 level underground

parking garage, so the benefit of a tower crane has been realized by the contractor. The

sequencing of the CIP podium starts with building 100, with building 200 proceeding about 2

months later. The reason for this delay is due to building 200’s footprint being utilized as the

precast yard for the parking garage. Many projects of this size have been known to use one or

more tower cranes to improve efficiency and productivity in sequencing and also reduce the

equipment numbers on site (such as multiple mobile cranes and/or boom trucks). Additionally,

tower cranes are powered by electricity which is a cleaner and more sustainable source,

opposed to fuel.

POTENTIAL SOLUTION The use of a tower crane will be analyzed, which will bring changes to cost, schedule, site

coordination, and constructability. The analysis will focus on the benefits of the tower crane

use on the CIP podium structure versus the current use of hydraulic cranes. Site logistics will

have to be modified to incorporate the tower crane on site, as well as designing a foundation

to support the crane. The precast yard in the footprint of building 200 will be moved so the

start of that structure is not delayed. The analysis will result in a comparison of costs, schedule

acceleration, site utilization, and sequencing.



METHODOLOGY

• Inquire on details about CIP subcontractor current use of equipment and logistics

o Collect durations and productivity for current methods

• Determine loads for crane selection

• Design crane foundation

• Incorporate tower crane into site logistics plans

o crane radius and location within site

• Calculate additional costs and possible savings of using tower crane

• Calculate productivity and when tower crane is used and perform a schedule analysis

o including crane erection and teardown

RESOURCES

• AccuCrete, cast-in-place subcontractor

• The Apartment Building project team

• PSU Structural Faculty

• Dr. John Messner

• Principles & Practices of Commercial Construction by Woods, Andres, and Smith

• AE 476 notes on temporary power for tower cranes

• RS Means

EXPECTED OUTCOME At the conclusion of this analysis, a recommendation to use, or not use, a tower crane will be

given based on the schedule savings, cost, and sequencing. It is expected that there will be a

higher upfront cost due to the cost of the crane and additional temporary power requirements,

but the cost benefits of finishing the schedule sooner and obtaining tenants for the apartments

may outweigh these initial costs. There may be a benefit to other trades with the addition of a

tower crane, as well, which would result in cost savings. Additionally, if the tower crane can

increase the schedule to be dried in before the winter months, there may be an opportunity to

save on temporary heat. The tower crane should be able to accelerate the schedule by

increasing productivity and work flow of the CIP podium of building 100 and 200.



Table 1: Overall Breakdown

CONCLUSIONS

At the conclusion of these analyses, it will be documented whether the Apartment Building will

have improved constructability sequencing, better life cycle costs, and an improved schedule

to finish the project earlier. Most of these analyses focus on accelerating the schedule, which

the owner will desire so that they will be able to rent out the apartment units as soon as

possible.

Using linear scheduling coupled with simultaneous work on the finishes of building 100 and

200, the project will be able to accelerate and/or catch up on work that has fallen behind. In

addition, a simple, graphical representation of the schedule will be created that can easily be

read in the field. Modifying the residential structure to an Infinity system will increase the life

cycle costs of the building as well as improve the constructability of the structure with the

advantage of prefabricated metal stud walls. A research will be performed on BIM and how

discrete event simulations of construction processes can benefit the contractor and will applied

to an analysis of the effects of using a tower crane for the CIP structure, which will improve

productivity and quality of construction.

OVERALL WEIGHTING BREAKDOWN

Table 1 suggests a weighting of my Spring 2015 grade based on the 4 analyses and

embedded breadths.

Analysis % of Grade

Analysis 1: Linear Scheduling of Interior Trades 20%

Analysis 2: Timber Structure Modification 35%

Analysis 3: Critical Industry Issue - 3D Modeling 15%

Analysis 4: Site Logistics Alterations 30%

1/16/2014 Conclusions Page 11

APPENDIX A


BREADTH STUDIES

STRUCTURAL BREADTH

An opportunity to perform a structural breadth is present in analysis 2. Because timber has a

poor life-cycle value, an Infinity system will be analyzed to improve cost, constructability,

schedule, and quality. By modifying the timber structure to the Infinity system in analysis 2, a

typical bay will need to be designed and analyzed to understand the impact on lateral systems.

This analysis will create a better understanding of the structural properties of wood and the

Infinity system, all while learning of the constructability aspects of these systems. The Infinity

system consists of prefabricated load bearing metal stud walls, high performance metal deck,

and a concrete slab. The system will need to be researched to see how it differs in design from

timber framed structures, although the floor plan of the Apartment Building will remain

unchanged as little as possible. The deliverables will include design of the new structure, the

increased loads imposed by the Infinity system, details of the connections of the system, and a

comparison to the original, wood structure.

ACOUSTICAL BREADTH

While the Apartment Building is following the LEED for Homes rating system, Acoustic

Comfort was not considered in the original design. LEED for Homes requires minimum sound

transmission class ratings for party walls and floor/ceiling assemblies. An acoustical analysis

of these assemblies will be performed to determine if they meet the LEED standards and will

be adjusted with acoustical treatment to increase the STC if necessary. Analysis 2 provides an

opportunity to increase STC of party walls and floor/ceiling assemblies as the Infinity system

boasts high STC and IIC ratings. Deliverables will include: calculations of current assemblies,

any necessary changes to current assemblies, and cost/schedule impacts of these changes.

1/16/2014 Breadth Studies Page 13

APPENDIX B


SPRING ANALYSIS SCHEDULE

The following page shows the timeline for work to be done of the 4 proposed analyses and

breadth studies.

1/16/2014 Spring Analysis Schedule Page 15

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