National Institute of Building Sciences - c.ymcdn.comc.ymcdn.com/sites/ · Timely delivery of COBie data sets required active engagement by key project ... FMC Technologies, Inc.:

National Institute of Building SciencesProvider Number: G168

Session TH1B:

Utilizing Information Technology for Better Building Performance

Case Study: COBie from Design to OperationsPresented by:

Kristine K. Fallon, FAIAKristine Fallon Associates, Inc., Chicago [email protected]

January 12, 2017

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.

This case study demonstrates that COBie can be successfully implemented in theprivate sector on a large scale across a broad range of facility types to achievedramatic improvements in facility data turnover. This greenfield corporate campusconsists 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 multiplefloors of embedded office, a climate-controlled warehouse, a parking garage, acentral plant and significant site infrastructure. Eight record COBie files weregenerated 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 firstday of operations.

Timely delivery of COBie data sets required active engagement by key projectstakeholders 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 andBIM consultants.

CourseDescription

LearningObjectives

1. Examine a new project delivery approach that builds dataquality control into design and construction practices to ensurethat the owner has correct and complete information to safelyoperate and maintain the facilities in a sustainable manner.

2. Understand the equipment data required from both thedesigners and the contractors that allow the Owner todetermine the root causes of building systems’ performancefailures, and how the Construction Operations to Buildinginformation exchange (COBie) standard can be deployed tomake the transfer of these data from design and constructionsoftware to not only facility management systems, but tobuilding control systems and fire alarm monitoring systems,among others.

At the end of the this course, participants will be able to:

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 theWashington, D.C.-based National Institute of Building Sciences. Learn more about JNIBS at:http://www.nibs.org/?page=journals, and access your free issue(s) by subscribing at:http://www.wbdg.org/account/subscribe_jnibs.php.

Client Goal: Load facility data into integrated workspace management system (IWMS) before occupancy using COBie Standard.

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

Results:By Substantial Completion, loaded:• 8 data sets: (7 buildings + site)• 1,603 Rooms• 14,177 pieces of equipment• Maintenance Procedures• Spare Parts

What is COBie?• COBie: Construction to Operations Building information exchange

• A subset of international standard ISO 16739• 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

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

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

Project Greenfield COBie Participants

• Client: FMC Technologies Inc.• Development Manager: Trammell Crow

Houston Industrial Development Inc.• BIM & COBie Consultant:

Kristine Fallon Associates Inc.• Architect: Gensler• Civil Engineer :

Cobb‐Fendley & Associates• MEP Engineer:

Wylie Consulting Engineers • General Contractor:

D.E. Harvey Builders & Inc.• COBie Coordinator & Preventive

Maintenance Data Integrator: ENGworks

Facility Data

FacilitiesManagement

Team

Development Management

Team

Design Team

Construction Team

IT Infrastructure & SecurityTeam

IWMS Configuration

Team

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

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

COBie Requirements and Execution Plan

Who Provides Product Data?

• As designed and specified– Provided by designers

• As procured– Provided by trade contractors

• As commissioned– Provided by Cx Agent

Example: Hollow Metal Door

Designer Responsibility

Contractor Responsibility

Example: Hollow Metal Door

COBie Workflow

Product Data Manager (PDM): Data Validation & Aggregation Document Repository

Contractor Product Data Forms (CPDFs)

Field Technology

Installation ProgressBarcodes

O&M Documents

Design Data

100% CD

SparesJobsResources

PDM checks Documents are complete and properly named

Merged COBie File from PDM

IWMS

Contractor Product Data Form –Page 1

Value Units Override Designer SpecificationSystem HVAC N/AClass Variable Air Volume Devices N/AType VAV N/ATypeName (Standard) HV‐VAV2 N/AType Description HVAC‐Variable Air Volume Terminal Units N/ACategory (OmniClass Table 23) 23‐33 41 17 13 13: Single Duct Variable Air Volume Terminal Units N/ASpec Section (MasterFormat) 23 36 00 N/AAsset Type Fixed N/A

Inlet Size 10 InchesManufacturer [email protected] N/AMaximum Depth (In) 14 InchesModel Number SDV5000 N/ANominalHeight 16 InchesNominalLength 20 InchesNominalWidth 16 InchesOrganizations Preferred Contact Email [email protected] N/APressure Drop 0.25 N/ASubmittal Documents List Variable Air Volume Devices N/AWarranty Duration Labor 12 N/AWarranty Duration Parts 12 N/AWarranty Duration Unit Month N/AWarrantyGuarantorLabor [email protected] EmailWarrantyGuarantorParts [email protected] Email

Designer Provided

Contractor Provided

Contractor Product Data Form –Page 2

Will be Provided (Y or N) Document Type Document AssociationY Manufacturer Certificates TypeY Manufacturer Installation Instructions TypeY Manufacturer Test Reports TypeY Material Test Reports TypeY Materials Certificates TypeY Operations & Maintenance Manual TypeY Product Certificates TypeY Product Data TypeY Product Test Reports TypeY Shop Drawings TypeY Warranty TypeY Field Test Reports ComponentY Start‐Up Report ComponentY Test and Balance Report ComponentY Spare Parts List Type

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

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

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

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

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

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

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…”

Project Management Challenges

• Getting the data delivered on time• Prioritization of activities• Understanding and staffing of new roles

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

Value Stream Mapping

Look Ahead Schedules

Commitment Tracking

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 60603

312 360 9600

kfallon@kfa‐inc.com