CASE STUDY:
1400 Hi Line Residence Tower
Dallas, Texas
BIM expertise clarifies design and development
challenges of Dallas’ newest residential tower
GENERAL CONTRACTOR
Rogers-O’Brien Construction
ARCHITECT
Gromatzky Dupree & Associates
DEVELOPER AND CO-OWNER
PM Realty
modeling for logistics, quantities and design details,
R-O gave the developer and financial partner a
comprehensive understanding of the project and its
financing requirements. Using 3D modeling early in the
project pursuit, R-O provided model-based estimating
to identify exact quantities needed for the building’s
concrete frame, glass and stucco exterior skin, and other
materials. The owner became confident that R-O could
control the subcontractors in maintaining quantities to
budget. The modeling also helped the owner and design
team to virtually walk through the project, showing the
opportunities and conflicts, for a full understanding of
the structure, skin and entire building.
A
revival is occurring in the Dallas apartment
market and PM Realty’s resort-style 1400 Hi Line Drive
Residence Tower with pedestrian retail is a big part of
the renaissance. While planning the 314 multi-family
rental unit project during recent uncertain economic
times, the Houston-based developer found confidence
in meeting the challenges of financing, design and
construction with the Building Information Modeling
(BIM) expertise provided by Rogers-O’Brien (R-O)
Construction.
For the project’s architects, Gromatzky Dupree &
Associates, the BIM model was extremely helpful in
resolving potential design issues that are often difficult
to identify with ordinary 2D drawings. With its many
amenities, including a pool deck, aqua lounge, fitness
center and 1-acre park with heavy landscaping atop
the parking garage, the project’s numerous design
complexities were clarified through R-O’s detailed BIM
level. By starting strong to finish strong, R-O’s intense
upfront coordination led to fewer headaches along the
way and a more successful project delivery.
Confidence Building for Scope and Financing
Rogers-O’Brien’s in-depth BIM expertise allowed for
modeling on several levels in the preplanning phase
of 1400 Hi Line Drive Residence Tower, as well as in
maintaining value throughout the process. Based on
The BIM process allowed Rogers-O’Brien to construct
the building twice, once in the computer and then in
the field. In doing so, problems were identified before
mobilization thus eliminating costly conflicts in the
field. By demonstrating the critical issues of structure
and architectural features through modeling, and
resolving them prior to site mobilization, both time and
dollars were saved, making financing the project more
attractive. Once the modeling was complete, financing
procurement continued for a year, during which R-O
and the design team worked with the model to polish
design details. For financing at this magnitude, most
lenders require a contractual agreement with the
general contractor to guarantee a maximum price with
a set of drawings and building permit in place. With
architectural plans still being developed, the 3D model
was important to convey the project scope. As a result,
U.S. Bank granted a construction loan and the National
Electric Benefit Fund partnered with the developer for
additional funding. BIM models are also being used
during construction, to control and maintain budget
costs to 2009 cost structures on which the total price of
the project was based.
Insight into Design, Details and Costs
Project planning insight was shared extensively through
the use of BIM virtual mock-ups, in design questions,
eliminating rework in waterproofing details, minimizing
CASE STUDY:
1400 Hi Line Residence Tower
Dallas, Texas
wasted construction costs and reducing RFIs, ultimately
speeding delivery. For the architects, R-O built a virtual
mock-up of an apartment, giving a complete walk
through from the front door, throughout the entire
unit. The design team could view finish detail down to
the cabinetry, solving relatively minute problems like
where the baseboard would bump into the refrigerator.
Changes were made to alleviate various problems with
finish details, for a smoother finish out in the field.
Typically with waterproofing details, the large number
of subs and their individual shop drawings make it
impossible to compile a comprehensive 2D plan. With
BIM, all framing, glass, flashing and manufactures’ detail
information can be assembled into a single 3D virtual
mock-up, showing details in a progression of installation
and sequencing. By taking a series of 3D drawings
plus 2D architectural drawings, R-O generated 2D cut
sections consolidated onto paper for all to review, before
going out into field to do the virtual mock-up. The paper
process saved explanation, especially working with a
diversity of cultures and language barriers, by providing
a picture that was more easily grasped, eliminating
rework and forming a collaboration between design and
the waterproofing consultant.
For the architect, numerous meetings with R-O in
studying the BIM model provided 3D views above the
ceiling, of framing, piping and ductwork in small spaces
where conflicts could occur. In modeling, the ductwork
and overhead piping were coordinated and adjusted
prior to fabrication. The subcontractor then built and
installed the piping and ductwork with bends and offsets
to match paths in the model, again saving rework and
decreasing installation time in the field. The architect
also was assisted by BIM in the effort to design higher
ceilings for prominent areas such as the elevator lobby
where ducts and piping were pre-assigned at higher
levels in those areas.
and a “lean construction” approach. Modeling allowed
the team to work upfront through finite details for the
structure, shell, skin, interior, MEP, door locations and all
other areas, before the trades produced shop drawings.
With BIM, the team coordinated on a highly detailed
level to find what would and would not fit, what had to
be moved and where work had to be executed to allow
for other work. By involving the subcontractors more at
the planning stage in modeling, they could take more
ownership and follow through with their commitments,
often being more productive with fewer men.
The need to issue RFI’s was dramatically reduced
because, with the level of detail provided by R-O’s
modeling, clarifications of details for construction
drawings were rarely needed. Any resulting change
to scope of work was avoided, again saving time and
money. With BIM and R-O’s lean construction initiatives,
the project delivery schedule was two months shorter
than that of any of competing contractor.
Key Budget Savings Solutions
Budget prices were further maintained by the solution
of importing casework and wood flooring from China,
ordered at 2009 prices. For the architect, importing
cabinetry fabricated overseas can often be difficult to
determine exact sizing. With BIM’s precise dimensions
for absolute clearance for the units’ kitchen cabinetry,
the architects knew the ordered cabinets would not
require rework in installation.
Although there was little extra cost in the project, R-O
did eliminate any wasted construction costs through BIM
r-o.com
Another major savings came with the elimination of
scaffolding, through an innovative system using the
balconies, which were designed to project forward at
angles to obscure views between. With BIM for logistics,
the stucco skin subcontractor devised a method of
planking across the balconies to stage workers finishing
the exterior walls. By finding an alternative solution to
scaffolding, the cost savings to the project budget was
significant.
Other Unique Project Aspects
BIM was essential in demonstrating how the vertical
turn of floors could be accomplished in thirds. The
modeling showed how to coordinate between all
subcontractors in meeting deadline dates to move from
one section to the next.
Construction logistics of the project’s urban
environment were more easily resolved with BIM.
Through a 4D construction sequence, R-O was able to
show the complete process of building, including cranes, hoisting, pumps and material lay down areas. Conflicts, such
as where an overpass cut across the access and impacted cranes, were revealed. Power lines, surrounding buildings
and streets were also identified, showing the owner and team in 3D exactly how construction would proceed. The
result was a full understanding of the construction process by all parties involved before ground was broken.
Meeting Major Challenges with BIM
With its in-depth expertise in applying BIM in ways unique to the construction industry, including not only logistics
and quantities but also extensive design detail, Rogers O’Brien Construction paved the way for its client PM Realty to
meet the significant challenges of developing a major residential/mixed use building in difficult economic times. The
owner found solutions to financing, design and construction through the high levels of information provided by R-O’s
approach to Building Information Modeling. The process helped procure financing, while maintaining the budget and
speeding delivery. Project planning insight was shared extensively through the use of BIM virtual mock-ups in design questions,
eliminating rework in waterproofing details, minimizing wasted construction costs and reducing RFIs, ultimately
speeding delivery. BIM’s ongoing clarification of details between architects and the entire construction team kept
1400 Hi Line Drive Residence Tower on track for successful completion as one of Dallas’ premier new buildings in
2012.
1901 Regal Row
Dallas, Texas 75235
214-962-3000
3901 S. Lamar Boulevard, Suite 200
Austin, Texas 78704
512-486-3800
r-o.com