CREJ - Multifamily Properties Quarterly - November 2017
For apartment developers, every square foot of space matters. Efficient building design practices provides them with more rentable square footage, taller ceilings, larger areas for lobbies and amenities and the opportunity to maximize the building’s user experience and profitability. Internal mechanical, electrical and plumbing building systems – heating, ventilating and air-conditioning, electrical, plumbing and specialty low-voltage systems – play a large role with forming the final shape of a building. In this case, the expression “sharpen your pencil” has never been more true. Fortunately for apartment developers, today’s technology far exceeds a pencil and paper. One of these advanced technologies is building information modeling, an intelligent 3-D model-based process that gives architects, engineers and contractors the insight and tools to more efficiently plan, design and construct buildings and infrastructure. And BIM – and the professionals who know how to use it – is helping apartment developers discover precious space during the design and construction of their buildings. The ability to design and build a building three dimensionally on a computer, before actual construction begins, helps architects and engineers tighten up gaps and maximize usable square footage. With the basic architectural and structural bones of a building in place, major components can be added and routed (such as pipes, conduits and duct work) to help fill in and form the building.
At the outset of the design process, building system engineers work through calculations, which then lead to equipment specifications, ductwork sizes and piping/ conduit sizes, and overall anticipated routings. This information is then provided to a BIM modeler, who has the information he needs to work on three-dimensional placement of the major equipment in the building. This is critical to verify the major equipment in the building can be installed in the space allocated. The BIM modeler continues this process by modeling ductwork, piping and conduit throughout the building to achieve fully connected and functional systems. The 3-D aspect enables the entire team to visualize a building’s design in ways that a two-dimensional format could never provide, including orbiting the building and looking through the structure. Via the BIM process, the design and construction team can identify opportunities for conserving space. Once the building systems MEP model has been populated with content, a collaborative process follows with the design team to shift, tuck and slide systems around to minimize space that does not directly generate revenue for a developer. Systems are routed in a virtual environment with the goal of efficiently arranging these components to minimize the space occupied in building walls, vertical shafts, ceiling plenums and soffits. Three-dimensional modeling of MEP components can play a role in determining the overall floor-to-floor height of a project as well as the overall height and footprint of the building – big-ticket items for the development of a project. On a recent project, our team successfully reduced the overall project building height by minimizing the floor-to-floor space for each level of the building through efficiently routing and coordinating building system components in the ceilings. For apartments developers who want to work with a firm specializing in BIM, there are a few important things to consider: • Does the firm specialize in mechanical, electrical and plumbing design, the three most relevant disciplines associated with BIM? If they do, it will lead to a more seamless coordination of the overall design and make the communication process easier. • Is the firm using the most advanced software associated with BIM? (For example, AutoDesk, Revit and NavisWorks are three of the superior software systems for the design industry.) • Is the firm experienced with BIM modeling procedures and aware of the challenges that exist? For apartment developers, providing tenants with the maximum and most-efficient space allowances will make their buildings all the more desirable and leasable by enhancing the user experience. BIM can find added space, while also identifying potential design problems and challenges before construction begins. It not only provides a “sharper pencil,” but also a competitive edge to apartment developers who decide to make it part of their design process.