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Computer aided value conscious design

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Computer aided value conscious design

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Content COMPUTER AIDED VALUE CONSCIOUS DESIGN by Ravinder Singh A Thesis Presented to the FACULTY OF THE GRADUATE SCHOOL UNIVERSITY OF SOUTHEREN CALIFORNIA In Partial Fulfillment of the Requirements for the Degree MASTER OF BUILDING SCIENCE December 1991 Copyright 1991 Ravinder Singh UMI Number: EP44500 All rights reserved INFORMATION TO ALL USERS The quality of this reproduction is dependent upon the quality of the copy submitted. In the Unlikely event that the author did not send a complete manuscript and there are missing pages, these will be noted. Also, if material had to be removed, a note will indicate the deletion. Published by ProQuest LLC (2014). Copyright in the Dissertation held by the Author. UMI EP44500 Microform Edition © ProQuest LLC. All rights reserved. This work is protected against unauthorized copying under Title 17, United States Code ProQuest LLC. 789 East Eisenhower Parkway P.O. Box 1346 Ann Arbor, Ml 48106- 1346 U N IV E R S IT Y O F S O U T H E R N C A L IF O R N IA THE GRADUATE SCHOOL UNIVERSITY PARK LOS ANGELES, CALIFORNIA 90007 Bu. S. '91 S 617 T his thesis, w ritte n by RAVINDER SINGH under the direction o f h j .s Thesis Com m ittee, and approved by a ll its members, has been p re sented to and accepted by the D ean of The G raduate School, in p a rtia l fu lfillm e n t of the requirem ents fo r the degree of MASTER OF^BUILDING SCIENCE Dean Date...l^c 1 ^ 1 1? THESIS /COMMITTEE Chairman TABLE OF CONTENTS CONCEPTS OF VALUE CONSCIOUS DESIGN 1 - 3 1.10 Introduction 1 1.20 Value Goals 2 1.30 The Differance In Costs And Values 3 1.40 Ideal Design Solution 4 1.50 Evaluating An Ideal Design 5 1.60 Practical Problems In Evaluating Ideal Design Solutions 7 CONVENTIONAL WORKING PROCESS 14-22 2.10 Analysis of Conventional Working Process 14 2.20 Functions of Developer/Owner 14 2.30 Functions of Architect/Designer 17 2.40 Functions of Contractor 20 PROPOSED SOFTWARE INTEGRATION 23-44 3.10 Objective 3.20 Methodology 3.30 Proposed Integration of Design Evaluations 3.40 Proposed Design Evaluation Process 3.50 Proposed Software Integration for Value Conscious Design 3.60 Software Systems Used in This Research MISSING LINK IN SOFTWARE INTEGRATION 45 - 53 4.10 Integration Compatibility of Conceptual Costing Database 4.20 The Missing Link In The Itegration 23 26 27 29 32 37 45 53 PROPOSED SOLUTION AND TEST RUN OF SOFTWARE INTEGRATION 5.10 Data Reformulation For Integration 5.20 Test Run of Software Integration for Design Evaluations 5.30 Conclusions 5.50 Recommendations for Future Research 54 - 63 54 54 60 63 BIBLIOGRAPHY/REFERENCE LIST 64 LIST OF TABLES Investment Goals of Developer Table-1 Financial Analysis of Designer's Alternative-1 Table-2 Financial Analysis of Designer's Alternative-2 Table-3 Financial Analysis of Designer's Alternative-3 Table-4 Comparison of Financial Benifits with Aesthetic Values Table-5 Market Survey of Software Systems for Integration Table-6 Example of Data Reformulation Table-7 Comparative Cost Analysis Table-8 Comparative Time/Cost Analysis Table-9 Analysis of Design-Cost Impact on Investment Table-10 LIST OF FIGURES Conventional Working System Figure-1 Proposed Integration of Evaluation Process Figure-2 Proposed Software Integration for Design Evaluations Figure-3 Warehouse Building Plan Used to Test Software Integratio Figure-4 LIST OF EXHIBITS Means Data Format Exhibit-1 Example of Timberline's Work Package Exhibit-2 Example of Assigning Work Packages in CAD Software Exhibit-3 Examples of Formulas for Design Specifications Exhibit-4 Examples of Formulas for Design Specifications Exhibit-5 CHAPTER - I CONCEPTS OF VALUE CONSCIOUS DESIGN 1 • 1 Introduction ... The building industry from the classic Master Builder's era to the present diversified age has slowly fragmented into highly specialized disciplines. These individual disciplines have confined themselves and excelled in their own fields. This has lead us to a situation which can be best described with aj phrase that "left hand does not know what right hand is doing". The designer does not know what his design will actually cost till the project is bid by the contractors. The architects havej confined themselves in the aesthetics while the contractors I have confined themselves in execution. This process has resulted in evolving and developing building designs without any reasonably definite cost sense. Generally most designs are | developed with some presumption of square foot cost of the j floor area. However with the ever increasing diversity in building technology, construction methods and materials such overall presumptions of floor area costs no more lead us to thel true design solutions for the building cost economies. I Different structural, mechanical systems coupled with different! i I materials and construction methods can produce a very different! design solution for the desired costs. 1.2 Value Goals2 The desired value goal largely depends on the client and his situation. Clients may reguire a building as a means of production or as a commodity to consume. In the. former case the value of the building can be expressed in terms of the contribution that the building makes to the production of goods and services. In the later case value can be expressed in terms of the satisfaction it provides to the users. In practice the owners and the users of the building used as means of production will give some weight to the satisfaction it gives them, While the owner consumer will give weight to its transfer value. For example, the industrialist will usually be prepared to spend at least a little extra to obtain a building which is aesthetically pleasing and comfortable to work in, over and above the value of these qualities in terms of prestige and staff contentment. The man who is purchasing a house in which to live similarly will pay some attention to the likely appeal of the design to others and hence the sale price. Perhaps the client with the purest financial interest in the building is the developer who is building for sale or leasing. He is concerned with costs on one hand and revenue on the other. Similarly, the purest example of the consumer is the client who builds a monument or a folly; buildings which have a purely decorative and psychological function. However, the client of either type will wish to obtain the best value for his money. 2Fldger,E.W. Fledger;(1971) Building Economics. 2 A similar parallel can be drawn from the manufacturing industry. For example, a consumer will shop around to purchase a vehicle for transportation to suit his needs and personal satisfaction. There are vehicles that satisfy the consumer of all kinds. One who are looking for good machinery or for good looks, or for both. Their need might be for pleasure, business or commuting to and from work. Each will value the same automobile in his own way. However, the best manufacturer will be the one who gives the best value for their money. 1.3 The Difference in Costs and Value Buildings possess a complex and broad set of attributes, including aesthetics and function. Every design has its own issues and set of attributes that need to be evaluated for the best economic solution; thus creating changing criteria from project to project. Moreover criteria can not be provided for a completely mechanical decision making process since one of the factors in the value of a building depends considerably on its subjective aesthetic. Costs and value have a different meaning. Costs are the hard cash spent to produce an architectural product. Value in terms of money depends on the articulation of function, the expression of architectural issues and costs. Value in other words can now be expressed as the amount of money the architectural product will net when sold. Thus i architectural designs can not be evaluated for what but for their value. To develop a design solution for the best value, an obvious approach will be to put all measurable components on one side of an equation in the form of cost items, to be set against the value judgement on the successfulness of the structuring and articulation of architectural issues in terms of aesthetics or form and function. Again value judgement in other words can mean the judgement of the probable sale price. Thus it is the responsibility of the architect to develop a design that not only is most cost effective but also successfully articulates the form and function to enhance the value of the building in order to meet the goal of desired value (selling price) set by his clients. 1.4 Ideal Design Solution The ideal design solution for a building will be the one which has the minimum equivalent initial costs, costs in use, in relation to the values provided in terms of form and function. It does not necessarily follow that the building providing the best value for money is the best choice, although normally this | will be so. A situation can arise where the best solution ^orj the building considered in isolation, involves initial expenditure far greater than could be afforded from the total allocation of resources. In such a case, the total returns might be greater with a less efficient design for the building than obtained by maximizing the returns on building itself. Thus, in practice, design economies may have to operate within the restrictions imposed by a fixed upper limit to initial costs. The need to obtain the best value for the money within this limitation still remains. 1.5 Evaluating an Ideal Design Solution For the purposes of an analogy let us presume that a developer has bought a house for $350,000 to be demolished and rebuilt. He expects to build and sell the house in the time frame of one year. The market rate of return in the area to an investor builder is 35% to 50%. 35% for large projects and 50% for small projects like this house. 50% seems to be a very high rate of return but considering the amount of money an investor can make without doing anything by investing in the stock market etc. against some securities; the above return to the investor builder is quite reasonable for his high risk investment and personal efforts involved in the project execution. ' i The developer plans to build a 2300 square feet floor area house and sell it at comparable average price in the neighborhood, which is $840,000. His investment goal is to ' | earn at least 45% yearly return on the investment of the I I j required 25% equity in the total project costs. He based his financial analysis on the presumption that the construction will cost at the rate of $100 per sq.ft. and the house will be built and sold in twelve months, (refer Table - 1, page -) The designer's objective will be to successfully structure an aesthetically and functionally pleasing home with in the budgetary limits of his client's investment goals. Let us assume that three alternate design solutions were developed. From the aesthetic, and functional point of view, the designer I rated alternative-1 to the second preference, alternative-2 the first and alternative-3 as third preference. In order to evaluate the ideal design solution for his client the obvious J approach as mentioned earlier will be to put all the measurable! components in terms of costs and benefits on one side of the equation to be set against the subjective aesthetic and functional value. i Accordingly, the impact of the construction costs and execution time for each of these design alternatives on the client's j ! investment goals should be set against the aesthetic and . functional value ratings. Table-2, 3 & 4 show the impact of construction costs and execution time of the three design i alternatives. The cost benefit comparison against the rated j aesthetic and functional value of the three alternatives has ! been summarized in Table - 5. 6 Table-5 shows that altemative-2 is although desisigner's first choice yet it does not meet the clients' s investment objectives. The rate of return is 40% and equity 26% against the desired 45% and 25%. The construction cost is $105/sq.ft. with 14 months of construction time compared to the budgeted $100/sq.ft. with 12 months construction time. The expected sale value/price $850,000 is higher than the average sale price of $840,000 in the neighborhood. Alternative-1 although designer's second choice yet meets most of his client's objectives except that it will be finished in 14 months instead of the desired 12 months. Alternative-3 finishes in 10 months but the rate of return is lower than expected. Also, since it is aethatically rated as third choice, it may take longer time to sell thus offsetting the advantage of constructing in shorter duration. The analysis in Table-5 lead us to conclude that alternative-1 will the first choice of investor as opposed to the designer's second choice. This analogy proves the importance of evaluating an ideal design solution. i 1.6 Practical Problems in Evaluating Ideal Design Solutions The above design evaluation process is considered impractical for it's application on an actual project in the real world. Evidently in practice, if performed manually, the above process will be very laborious, time consuming, and sometimes inaccurate. Some of the practical problems generally 7 : 45% RATE OF RETURN AND 25% EQUITY 2300 SQ. FT. SINGLE FAMILY H O M E ________ ________ _________ CONSTRUCTION COST - $100/SQ.FT.. TIME - 12 MONTHS M O N T H S 1 2 3 4 5 6 7 8 9 10 11 12 LAND COSTS -350000 ESCROW FEE -5000 LAND EQUITY INVESTMENT -70000 BALANCE LOAN AMOUNT -280000 LOAN ORIG. FEE @ 1 % -2800 MORTGAGE PMT. @9% INT. -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 LAND DEVELOPMENT -7500 ARCHITECTURE /ENGG. -10000 -15000 -10000 -1000 -1000 -1000 -1000 -1000 -1000 -1000 -1000 -5000 PERMIT, FEE & OVERHEAD -2500 -4500 -2000 -2000 -2000 -2000 -2000 -2000 -2000 -2000 -2000 -5000 CONST. COSTS @$100/SQFT. -2300 0 0 -11500 -9200 -46000 -69000 -46000 -23000 -11500 -11500 0 REOD. CONST. LOAN -22300 -19500 -12000 -14500 -12200 -49000 -72000 -49000 -26000 -14500 -14500 -10000 CONST. LOAN DRAW 75% -16725 -14625 -9000 -10875 -9150 -36750 -54000 -36750 -19500 -10875 -10875 -7500 1 MONTH INT. @15% -209 -183 -113 -136 -114 -459 -675 -459 -244 -136 -136 -94 CUMMULATIVE INT. PMTS. -209 -392 -504 -640 -755 -1214 -1889 -2348 -2592 -2728 -2864 -2958 CONST LOAN ORIG. FEE 1.5 -3549.38 TOTAL CASH REQD. -89386 -7520 -5757 -6518 -6058 -15717 -22142 -16851 -11345 -8606 -8742 -7711 EXPECTED SALE VALUE 840000 SALE COMMISSIONS -50400 BALANCE LAND LOAN AMT. -279847 -279694 -279541 -279388 -279235 -279082 -278929 -278776 -278624 -278471 -278318 -278165 CONST. LOAN REPAYEMENT -236625 NET CASH FLOW -89386 -7520 -5757 -6518 -6058 -15717 -22142 -16851 -11345 -8606 -8742 267100 RATE OF RETURN ON INVM T. 45% REQUIRED EQUITY 25% TABLE - 1 A t t f f if A t iy f e - 1: 52 % r a t e o f r e t u r n a n d 25 % e q u ity AESTHETICALLY RATED AS SECOND PREFERANCE_______________ ________ CONSTRUCTION COST - $93/SQ.FT„ TIM E - 14 MONTHS M O N T H S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 LAND COSTS -350000 ESCROW FEE -5000 LAND EQUITY INVESTMENT -70000 BALANCE LOAN AMOUNT -280000 LOAN ORIG. FEE @1 % -2800 MORTGAGE PMT. @9% INT. -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 LAND DEVELOPMENT -7500 ARCHITECTURE /ENGG. -10000 -15000 -10000 -1000 -1000 -1000 -1000 -1000 -1000 -1000 -1000 -1000 -1000 -3000 PERMIT. FEE & OVERHEAD -1500 -2000 -2000 -2000 -2000 -2000 -2000 -2000 -2000 -2000 -2000 -2000 -1500 -1000 CONST. COSTS @$93/SQ. FT. -2139 0 0 -10695 -8556 -32085 -42780 -42780 -21390 -10695 -10695 -10695 -10695 -10695 REOD. CONST. LOAN -21139 -17000 -12000 -13695 -11556 -35085 -45780 -45780 -24390 -13695 -13695 -13695 -13195 -14695 CONST. LOAN DRAW 75 % -15854.3 -12750 -9000 -10271.3 -8667 -26313.8 -34335 -34335 -18292.5 -10271.3 -10271.3 -10271.3 -9896.25 -11021.3 1 MONTH INT. @15% -198 -159 -113 -128 -108 -329 -429 -429 -229 -128 -128 -128 -124 -138 CUMMULATIVE INT. PMTS. -198 -358 -470 -598 -707 -1036 -1465 -1894 -2123 -2251 -2380 -2508 -2632 -2769 CONST LOAN ORIG. FEE 1.5 -3323.25 TOTAL CASH REOD. -88859 -6860 -5723 -6275 -5849 -12060 -15163 -15592 -10473 -7928 -8056 -8185 -8183 -8696 EXPECTED SALE VALUE 835000 SALE COMMISSIONS -50100 BALANCE LAND LOAN AMT. -279847 -279694 -279541 -279388 -279235 -279082 -278929 -278776 -278624 -278471 -278318 -278165 -278012 -277859 CONST. LOAN REPAYEMENT -221550 NET CASH FLOW -88859 -6860 -5723 -6275 -5849 -12060 -15163 -15592 -10473 -7928 -8056 -8185 -8183 276795 RATE OF RETURN ON INVMT. 49% REQUIRED EQUITY 25% TABLE - 2 FINANCIAL ANALYSIS OF DESIGNER’S ALTERNATIVE - I I : 40% RATE OF RETURN AND 26 % EQUITY AESTHETICALLY RATED AS FIRST PREFERANCE___________________________ CONSTRUCTION COST - $105/SQ.FT., TIME - 14 MONTHS M O N T H S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 LAND COSTS -350000 ESCROW FEE -5000 LAND EQUITY INVESTMENT -70000 BALANCE LOAN AMOUNT -280000 LOAN ORIG. FEE @1% -2800 MORTGAGE PMT. @9% INT. -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 LAND DEVELOPMENT -7500 ARCHITECTURE /ENGG. -10000 -15000 -10000 -1000 -1000 -1000 -1000 -1000 -1000 -1000 -1000 -1000 -1000 -3000 PERMIT, FEE & OVERHEAD -1500 -2000 -2000 -2000 -2000 -2000 -2000 -2000 -2000 -2000 -2000 -2000 -1500 -1000 CONST. COSTS @$ 105/SQ. FT. -2415 0 0 -12075 -9660 -36225 -48300 -48300 -24150 -12075 -12075 -12075 -12075 -12075 REOD. CONST. LOAN -21415 -17000 -12000 -15075 -12660 -39225 -51300 -51300 -27150 -15075 -15075 -15075 -14575 -16075 CONST. LOAN DRAW 75 % -16061.3 -12750 -9000 -11306.3 -9495 -29418.8 -38475 -38475 -20362.5 -11306.3 -11306.3 -11306.3 -10931.3 -12056.3 1 MONTH INT. @15% -201 -159 -113 -141 -119 -368 -481 -481 -255 -141 -141 -141 -137 -151 CUMMULATIVE INT. PMTS. -201 -360 -473 -614 -733 -1100 -1581 -2062 -2317 -2458 -2599 -2741 -2877 -3028 CONST LOAN ORIG. FEE 1.5 -3633.75 TOTAL CASH REOD. -89241 -6863 -5726 -6636 -6151 -13160 -16659 -17140 -11357 -8480 -8621 -8762 -8774 -9300 EXPECTED SALE VALUE 850000 SALE COMMISSIONS -51000 BALANCE LAND LOAN AMT. -279847 • -279694 -279541 -279388 -279235 -279082 -278929 -278776 -278624 -278471 -278318 -278165 -278012 -277859 CONST. LOAN REPAYEMENT -242250 NET CASH FLOW -89241 -6863 -5726 -6636 -6151 -13160 -16659 -17140 -11357 -8480 -8621 -8762 -8774 269591 RATE OF RETURN ON INVMT. 40% REQUIRED EQUITY 26% TABLE - 3 FINANCIAL ANALYSIS OF DESIGNER'S ALTERNATIVE - I I I : 40 % RATE OF RETURN AND 24 % EQUrTY AESTHETICALLY RATED AS THIRD PREFERANCE________ ________ ________ CONSTRUCTION COST - $107/SQ.FT , TIM E - 10 MONTHS M O N T H S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 LAND COSTS -350000 ESCROW FEE -5000 LAND EQUITY INVESTMENT -70000 BALANCE LOAN AMOUNT -280000 LOAN ORIG. FEE @1% -2800 MORTGAGE PMT. @9% INT. -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 -2253 LAND DEVELOPMENT -7500 ARCHITECTURE /ENGG. -10000 -15000 -10000 -1000 -1000 -1000 -1000 -1000 -1000 -1000 PERMIT, FEE & OVERHEAD -2500 -4500 -2000 -2000 -2000 -2000 -2000 -2000 -2000 -2000 CONST. COSTS @$100/SQFT. -2300 0 0 -24610 -24610 -49220 -49220 -61525 -34454 0 REOD. CONST. LOAN -22300 -19500 -12000 -27610 -27610 -52220 -52220 -64525 -37454 -3000 CONST. LOAN DRAW 75 % -16725 -14625 -9000 -20707.5 -20707.5 -39165 -39165 -48393.8 -28090.5 -2250 1 MONTH INT. @15% -209 -183 -113 -259 -259 -490 -490 -605 -351 -28 CUM M ULATIVE INT. PMTS. -209 -392 -504 -763 -1022 -1512 -2001 -2606 -2957 -2985 © • * CONST LOAN ORIG. FEE 1.5 -3582.44 TOTAL CASH REOD. -89419 -7520 -5757 -9919 -10178 -16820 -17309 -20990 -14574 -5988 EXPECTED SALE VALUE 820000 SALE COMMISSIONS -49200 BALANCE LAND LOAN AMT. -279847 -279694 -279541 -279388 -279235 -279082 -278929 -278776 -278624 -278471 CONST. LOAN REPAYEMENT -238829 NET CASH FLOW -89419 -7520 -5757 -9919 -10178 -16820 -17309 -20990 -14574 247512 RATE OF RETURN ON INVMT. 40% REQUIRED EQUITY 24% TABLE - 4 COMPARISON OF FINANCIAL BENEFITS W IT H AESTHETIC VALUES RATE OF COST/ PROJECT SALE AESTHETIC RETURN EQUITY SQ.FT. TIME VALUE ($) RATING INVESTMENT GOAL 45 25 1 0 0 1 2 840000 ALTERNATIVE -1 49 25 93 14 835000 n ALTERNATIVE -2 40 26 105 14 850000 I ALTERNATIVE -3 40 24 107 1 0 820000 HI TABLE-5 encountered and iterated by the professionals in the field are as following: It is not practical to start the time consuming cost estimating and scheduling process at the design development stage especially for small projects. The j amount of fee paid to the designers for small projects is generally not enough to cover the cost of time spent in performing these evaluations. Moreover the time given to them for designing is generally not sufficient to I incorporate these time consuming evaluations. Thus for small projects the designers rely on their intuitive sense developed with experience to produce value conscious designs. Evaluating the impact of construction costs and execution time on the project cash flow requires calculating the material quantities for each alternative, estimating their costs and then scheduling them by using the critical path j technique. The designers generally do not have the expertise and skills to prepare accurate cost estimates » ! and construction time schedules. They do not receive the actual costs and execution time information from the field because the projects are executed and managed by the j contractors or construction managers. The lack of information and expertise requires hiring of specialist consultants to perform these evaluations. The nature of estimates and schedules required at the design evaluation stage is quiet different from that of construction execution stage. For example the designer would be interested in comparing the cost and execution time of Concrete Floor vs Wood Floor and not in comparing the cost and execution time for the wood formwork for concrete slab vs the steel deck for slab. This will require a different format of costing and execution time database assembled from the detailed information. The labor and material costs vary from place to place and are dependent on so many local factors like site conditions, taxes, labour union etc. These local factors render these evaluations inaccurate. CHAPTER II CONVENTIONAL WORKING PROCESS 2.1 Analysis of Traditional Working System From the earlier discussion it can now be seen that the designers need sale values and investment goals information from their clients on one hand and actual costs and execution time information from contractors on the other. This implies that the working of the three has to be analyzed together to integrate the information flow. For the purposes of our study the client here has been assumed to be a developer. Refer flow chart (Fig.l) showing the traditional working system of the three organizations i.e. Developer's, Architect's and ' Contractors. 2.2 Functions of Developer/Owner Market Survey: Before the decision of buying any property or executing any project is made, the study of the marketability of an architectural product being conceived is imperative. It is at this stage the real estate agents play their most important role. They provide information to their clients about the market position on the supply and demand in the neighborhood, the prevailing rate of return on investment, the financing avenues for the project, the average income and 14 DEVELOPER □ W N E R MARKET PROJECT 1 f e a s ib il it y ! PROJECT COST ESTIMATE PROJECT SCHEDULE PROJECT CASH FLOW PROJECT APPRIASAL PROJECT REEVALUATIDN FRAME REQMNTS ALLOCATE BUHGETSI PREDESIGN SERVICES ARCH/ENG. AGREEMENT STUDY REQMNTS SCHEMATIC DESIGN esi® development! cost e v a l u a t io n! PROJECT MONITOR SALE/ COMPLETE LEASE SCHEDUL DNITDR CONST OSTS «. SCHEDUL MANAGE PROPERTY TILL RESALE RAISE FINANCES PROPERTY BILL CLIENT ARCHITECT/ DESIGNER 8. PROJECT MANAGER SCHEDULE ROCESS SHIP DRG SAMPLES APPRO SUB CONTRACT ADMINISTRATION! PROJECT PROJECT EXECUTION f ADMINISTRATION I PROJECT [MONITORING PDATE CDNST CASH FLOW PDATE CDNST. SCHEDULE RDJECT CDNST ASH FLOV ARGET CDNST SCHEDULE BUDGET COST ESTIMATE DATE B U DG ETED CDST ESTIMATE CONTRACT [ADMINISTRATION CONTRACT AGREEMEN1 PRIJECT EXECUTIO N PLANNING BIDDING & NEGOTIATIONS CONSTRUCTION [DOCUMENTS . .i I BIDDING & 1 ESTIMATING CONVENTIONAL WORKING SYSTEM FIGURE - 1 GENERAL CONTRACTOR/ CONSTRUCTION MANAGER buying power of the neighborhood etc.etc. From this survey the j developer should be able to base some likely selling price of his project and the time it will take to sell. Project Feasibility: From the available data of market research a feasibility study of the conceived project is undertaken. The feasibility involves the following three steps: Project cost estimates: Rough cost estimates are prepared by using some standard prices or thumb rules. Established developer's use their own experience and judgement of costs in their areas. Project schedule: In order to project the cash inflow and outflow of the project, the schedule outlining the critical path is prepared. The developer's access this information either from contractors or base this on their experience. J ! Project cash flow: Cash flows are derived from the j estimated costs, execution schedules, the projected sale price and the time frame for sale. | Project Appraisal: This is a decision step. The projected cash flows are evaluated to find out the likely rate of return on investment. The cost limits are worked out to make the project | feasible for investment goals. If the project is found not feasible then it is either reevaluated and the process again starts from market survey or the proposal is rejected. If the project is found feasible then on one hand architectural design requirements for space utilization and upper and lower cost budgets are framed, and on the other hand the property buying procedures are initiated. The developer's main functions after this stage until project completion are as following: Buy Property. Raise Finances and Investments. Manage and Maintain Property until Resale. . Monitor Architectural and engineering progress and costs. Monitor Construction Costs and Schedules, j Monitor Sale/Lease Schedules. 2.3 Functions of an Architect/Designer I The architect's functions have been divided in nine phases by j the American Institute of Architects3 (AIA Documents Vol 4, I 1989) and are briefly described as following: ■ Pre Design Services (Phase-I): Pre design services are j performed generally before the final decision on the| i j execution of the project. The Architect's generally help 3 AIA, (1989) AIA Documents Vol.4 clients conducting some feasibility studies of the project. There job is to check if the property offers the required space for executing the project and can be achieved in the given budgetary constraints. Site Analysis (Phase-II): The site conditions, soil investigations and local zoning and other bylaws are studied. Schematic Design (Phase-III): During this phase the schematic design alternatives are worked out and discussed with the clients. Design Development (Phase-IV): The choice is narrowed down from the different alternatives and the chosen design is j developed. Construction Documents (Phase-V): Working drawings and construction specifications are developed during this j phase. j Bidding and Negotiations: Bid documents are prepared and contractors invited to bid. Negotiations are held and the contract agreements finalized. (This responsibility in j some projects is passed on to the Owners who either have | their own expertise to deal with contractors or hire j Construction Management (CM) Consultants. The Architect through a separate or same agreement can be appointed as Construction Manager as well. CONTRACT ADMINISTRATION (Phase-VII): Contract agreements are signed and administered. Besides providing the technical support for construction execution to the contractor and certifying his progress payments the administration involves the following responsibilities to clients (If CM is involved in the project then he assumes these responsibilities): Updating budgeted cost estimates as the project J progresses. I Updating the construction schedule periodically with the progress. Updating the cash flow requirements and certify progress payments. Processing change orders and requested j clarifications. Post Construction Services (Phase VIII)s These are need based services involving valuation or maintenance services after the construction has been completed. Supplementary Services (Phase IX): Again these are need j based services which include any miscellaneous services| e.g. some special presentations etc.. I 2.4 FUNCTIONS OF CONTRACTOR The functions of a contracting organization are difficult to generalize as they vary with the nature of work, local laws and working system. However, following are some common functions that most contracting organizations perform. | Bidding and Estimating: Bidding and estimating are the marketing functions of a contracting organization. If selected contract agreements are signed after negotiations. Project Execution Planning: This phase has three steps: Budget Cost Estimates: The costs estimated at the bidding stage are now budgeted as measure to control costs during execution. Target Construction Schedule: Target schedules are prepared in order to derive not only at the required cash flows but also to complete the project in a time frame mentioned in the contract agreement. Project Construction Cash Plow: These cash flows are required for the financial management of the project as well as to check the profitable execution of the project. Project Monitoring: Project monitoring starts after the previous mentioned steps of planning have been performed. In most organizations it gets divided into two sections: a) Project Administration: This is performed at the home office of the organization. The common functions of this phase are as follows: Subcontract administration Processing of shop drawings and sample approvals Schedule monitoring and administration Processing of change orders and clarif ications Processing of material and equipment purchases/renting b) Project execution: This is performed by the field staff and all the activities are coordinated at the field through the administration of the home office. 21 Progress Payments: After the agreed period of time for payment, the project administration prepares the application based on the work progress in the field. The application is submitted to the architects for certification and the owner having the certification from the architect pays the amount due. At this stage the contractors also submit the updated progress schedule and the likely cash requirements. CHAPTER III PROPOSED SOFTWARE INTEGRATION 3.1 Objective: The objective of this study is to explore the use of computers in making this time consuming evaluation process practical. Steps have been taken in this direction. Timberline Software Corporation, an Oregon based company is marketing software called Precisian Estimating Plus4. This estimating system facilitates a quick material take off from the drawings drawn with a drafting software called AutoCAD5. This process is integrated by using another software called CAD Integrator6. The j material take off changes with the changes in drawing. This feature can help us evaluate different designs and material specifications efficiently. Moreover, the additional advantage with timber line estimating system is that the cost items can then be transferred in Primavera7 or Microsoft Project Planning8 Software. These software Systems are used to develop construction schedules and cash flow requirements. The construction cash flow developed in these systems can then be exported to any financial analysis spreadsheet software like 4 Timberline,(1989)Precision Estimating Plus;Timberline Software Co. 5 ACAD,(1990) Auto CAD; Auto Desk Inc. 8 CAD Integrator, (1989) CAD Integrator Timberline Software Corp. 7 Primavera,(1990) Primavera Project Planner; Primavera Systems Inc. 8 Microsoft, (1989) Microsoft Project Planner; Microsoft Corp. 23 Lotus 1-2-39 or Microsoft Excel1 0 to evaluate the impact of construction costs on the client's investment goals as discussed above. However, the need of having the required time/costs data compiled in a format suitable to the needs of design evaluations still remains. Well established costing database commercial organizations like Means1 1 have developed database for conceptual estimating called "Installation systems". These are basically small construction assembly units e.g. Shed/Flat Roof Framing System, Hip Roof Framing System etc.. Items like Hip rafters, Ceiling Joists etc. are grouped under these systems with their costs and installation time worked out per square foot of the overall system. The system has two advantages: At the design development stage the designer is able to estimate costs of alternate systems by giving the same overall dimensions for all the alternate systems and compare the costs without getting into details of providing dimensions for each item grouped under these systems since the item quantities, time and costs are proportionally factored from the system area. 9 Lotus,(1989) Lotus 123; Lotus Corp. 10 Excel,(1989) Microsoft Excel; Microsoft Corp. 11Means,(1990) Means Residential Costs Data; R.S. Means Company Inc. The designer can change the specifications and relatedj time/cost data of these grouped items as per the needs of each individual design to reflect reasonably accurate costs of the systems e.g. 2x6 studs instead of 2x4 etc. This not only helps the designer in building the specifications along with the design development but allows him to evaluate the time/cost impact of these specifications at the item level as well. Means detailed itemized database can be imported and used with the Timberline's Precession Estimating software which further integrates with drawing software AutoCAD through it1s CAD Integrator. However it's installation systems or assemblies data is not compatible for direct import to the Timberline database shell to be used as "work packages". Timberline's estimating system has a special feature called work packages. Work package like Means assemblies is a collection of items that can be grouped together for a common purpose. The purpose can be a construction system like Hip Roof Framing System or simply some items grouped together to share a common set of dimensions in order to facilitate quick dimensional take off from drawings. | ! Means specializes in providing regularly updated highly appreciated and one of the best rated costing database to the building industry. Thus for the purposes of conceptual estimating when the objective is to evaluate systems Means assemblies data can provide fairly accurate comparison. Means has developed it's own integrated estimating & scheduling software to be used with their database the system has not been developed for overall integration of design development through project controls and can not be directly integrated with other most widely used drawing, estimating, scheduling, contract administration and accounting packages. The goal of this study is to present a software integration process for value conscious designing and to fill this missing link by developing a data reformulation process that will integrate with rest of the system. 3.2 Methodology: In order to achieve this goal the following method of study was N adopted. Propose integration of design evaluations in the conventional working process. ! Propose a software integration process for Value Conscious j Design compatible with the traditional working system and information flow between the offices of Developer/Owner, Architect and Contractor. 26 Identify the missing link and problems in data import/export for the integration of conceptual estimating database with the rest of the integrated systems. Develop a data reformulation process for the integration of conceptual estimating database and test run the sample manually fed reformulated data to verify it's practicality and efficiency. Conclusions and recommendation for further research. 3.3 Proposed Integration of Design Evaluations The analysis of the conventional working system, clearly indicate it is at the bidding stage that the architects come to I know of the design cost of the building. By this time they have spent seventy percent of their time in developing the construction documents and getting approval from the city. Any changes at this stage will be very costly. However evaluation at this stage will require the architects to have their own costing and scheduling database since they cannot obtain bids from the contractors at this stage. Moreover, obtaining bids at this stage will only come in the way of developing the design since bid obtaining is a time consuming and cumbersome process. CAD integrated estimating software systems provide a shell structure of database format 27 required for their estimating and other integrating packages. They also allow the import of database from Lotus 1-2-3 format in their database shell. Contracting organizations being directly involved with construction activities develop their own database or start by importing published database in Lotus 123 format of companies like Means, Lee Saylor etc., in their estimating system's database shell and with time customize with their own rates. The designers on the other hand do not have a direct access to time and cost of construction activities. Moreover, their interest is in evaluating different construction systems in totality and not in detailed time /cost data of equipment and crew composition. This implies that Design evaluations should be at the design development phase. Designers can not wait and ask contractors to bid for the projects at this stage, thus will have to rely on published & regularly updated costing data of companies like Means or Lee Sayler. However with the feedback from one project to another, with time, they should be able to customize the data with the local rates and other conditions of their area of operation. A good feedback to costing and scheduling database will be possible only if the project's actual costs accounting is broken down in the same format as that of original estimates for 28 comparison and updating. This will mean integration of construction estimating and accounting systems. The format of the database has to be different from the one meant for contractors or detailed estimating. The format should allow the import of data into the CAD integrated estimating system's database shell. The estimating system should be integrable with the construction scheduling and cash flow analysis system which should further allow export of construction cash flow to financial spread sheet analysis systems like Lotus 1-2-3 and Microsoft Excel. 3.4 Proposed Design Evaluation Process The design evaluation involves the following steps(Ref. Fig.2): Cost Breakdown and Estimate: Cost is broken down into different building components or construction systems (Means term it as Installation systems or assemblies) that form the cost packages in the entire estimate. For example, foundations, structural walls, partition walls, roofing, flooring, etc.. This breakdown makes it easier for architects to evaluate which structural and finish 29 MARKET SURVEY DEVELOPER □ W N E R MONITOR S A L E / uEASE SCHEDULE! QNITQR CONST PSTS 8 . SCHEDULE PROJECI FEASIBILITY! MANAGE PROPERTY TILL RESALE PROJECT COST ESTIMATE RAISE FINANCES INVESTMENTS PROJECT SCHEDULE PROJECT CASH FLOV BUY PROPERTY PROJECT APPR1ASAL PROJECT SCHEDULE (ADMINISTRATION REEVA LU A TID N h a ra s s shop drgs-L ksAHPLESM^PROVAy B ILL CLIENT FRAME REQMNTS 8 , ALLOCATE BUDG ETO ITECT/ SUB CONTRACT ADMINISTRATION! DES [GNER PREDESIGN L___ 8 . PR IJEC MANAGER PROJECT EXECUTION ARCH/ENG. AGREEMENT PROJECT MONITORING DESIGN EVALUATION STUDY REQMNTS. UPDATE CONST CASH FLOW PDATE CONST. SCHEDULE ROJECT CONST ASH FLOW ARGET CONST SCHEDULE BUDGET COST ESTIMATE UPDATE B UDG ETED COST ESTIMATE SCHEMATIC DESIGN D ESIG N DEVELO PM ENT! COST EVALUATION CONTRACT (ADMINISTRATION CONTRACT AGREEMENT OST BREAK DN & ESTIMATE PROJECTED CONST. SCHEDULE BIDDING & NEGOTIATIONS PROJECTED CASH FLOW ESIGN PPRAISA CONSTRUCTION * DOCUMENTS YES GURE PRO JEC T EXECUTIGN PLANNING BIDDING & ESTIMATING NOTE: HIGHLIGHTED AREAS ARE FOCUS OF REASEARCH. I GENERAL CONTRACTOR/ CONSTRUCTION MANAGER PROPOSED INTEGRATION OF EVALUATION PROCESS material or system is more economical and aesthetically pleasing. Projected Construction Schedule: Every structural system and construction process that a design entails has to be evaluated for its execution time. The execution time can totally alter the design cost economies of a building. A design with a certain structural and construction system may cost less but in reality may cost more when compared to some other alternatives considering its execution time. Thus every design has to be evaluated by considering its execution time as well. Moreover, developing a schedule is a step towards projecting the required cash flow for the project. Projected Cash Plow: Once the project estimated costs and schedule are known, the cash flow of the project can then be projected. This is required to check whether the investment goals of the client are met with the present design or not. Design Appraisal: The construction cash flow can then be exported in a spread sheet financial analysis program to check its impact on the overall project cash flow and the investment goals of the client. If the goals are met, the design can enter the construction document phase or else 31 it has to be re-evaluated with some changes incorporated to meet the client's investment goals. 3.5 Proposed Software Integration For Value Conscious Design Most of the commercially available software systems are used by different disciplines at different stages of the conventional working process. These software systems have been developed for the needs of individual disciplines e.g for Architects there is wide variety of CAD systems available in the market offering a variety of different features, same is for Contractors - a variety of Estimating systems, Scheduling Systems, Accounting systems etc., for Developers various kinds of Financial analysis systems. The list of different systems is big but when it comes to their integration with each other for easy data transfer from the work of one discipline to another in the project team operating in the conventional working process; there seems to be hardly any choice. Integration of software systems for the easy data transfer from one discipline to another is new technology. Phases of Software Integration: The enclosed flow chart (Fig.3) is the proposed software integration system that not only relates to the conventional working process but also incorporates the proposed design evaluation functions discussed above. The following are the four major phases of integration: 32 HAND DRAWN SCHEMATIC DESIGNS CONCEPTUAL ESTIMATING DATABAS INDIVIDUAL ITEMS ASSEMBLED UNtfcR // BUILDING SYSTEMS CAD OVERLAY SCANCAD NDICATES EMPHASIS OF REASEARCH COST EVALUATIONS OF ALTERNATE SYSTEMS TIME/COST EVALUATIONS OF ALTERNATE SYSTEMS DESIGN DEVELOPMENT CAD INTEGRATOR CASH FLOW DATA EXPORT SCHEDULE INTEGRATOR ARCHITECT/ DESIGNER ESTIMATING SYSTEM PROJECT PLANNER PROJECT FINANCIAL ANALYSIS DESIGN FINALIZATION CONST. DOCS SPREAD SHEET PROGRAM FUNCTION \Z 3 SOFTWARE SYSTEM UNIT PRICED/ITEMIZED DATABASE FOR DETAILED ESTIMATING </^_JNTEGRATING SOFTWARE DATABASE g, FUNCTION OF A DISCIPLINE FINAL ESTIMATE CAD INTEGRATOR INTEGRATED BID ANALYSIS ESTIMATING SYSTEM SOFTW ARE PUBLICATIONS USED IN THIS STUDY SOFTWARE SYSTEM NAME PUBLSHED BY AUTOCAD SCORPIAN CAD INTEGRATOR DATABASE (SEE NOTE-1) ESTIMATING PLUS PRIMAVERA INTEGRATOR PRIMAVERA PROJECT PLANNER MICROSOFT EXCEL DATABASE (SEE NOTE-2) BID ANALYSIS PRIMAVERA EXPEDITION MEDALLION COLLECTION AUTODESK INC SCORPIAN TECHNOLOGIES INC TIMBERLINE SOFTWARE CORP TIMBERLINE SOFTWARE CORP TIMBERLINE SOFTWARE CORP. TIMBERLINE SOFTWARE CORP. PRIMAVERA SYSTEMS INC MICROSOFT CORPORATION TIMBERLINE SOFTWARE CORP TIMBERLINE SOFTWARE CORP PRIMAVERA SYSTEMS INC TIMBERLINE SOFTWARE CORP PROJECT COMPLETION & FEEDBACK TO CONCEPTUAL & UNIT COST DATABASE INTEGRATED CONSTRUCTION ACCOUNTING CONTRACT AGREEMENT SCHEDULE NTEGRATOR PROJECT SCHEDULES BUDGETS INTEGRATED CONTRACT ADMINISTRATION PROJECT PLANNER CAD SCANCAD CAD INTEGRATOR CONCEPTUAL ESTIMATING DATABASE ESTIMATING SYSTEM SCHEDULE INTEGRATOR PROJECT PLANNER SPREAD SHEET PROGRAM UNIT PRICED ESTIMATING DATABASE BID ANALYSIS CONTRACT ADMINISTRATION ACCOUNTING -1 THE ASSEMBLIES DATA OF R.S.MEANS CO. WAS REFORMULATED TO BE USED AS WORK PACKAGES IN TIMBERLINE'S DATABASE SHELL. NOTE-2 MEANS’ ITEM BASED DATA INTEGRATED WITH TIMBERLINE’ S DATABASE SHELL IS COMMERCIALLY AVAILABLE. PROPOSED SOFTWARE INTEGRATION FOR DESIGN E - 3 EVALUATIONS CONSTRUCTION PHASE DESIGN PHASE Software Integration for Design Development(Phase-I): An architect/designer can develop his design on a CAD system or, as preferred by some, can draw by hand and scan the drawings using Scan-CAD technology. This technology converts the drawing in to an image of dots, called Raster format. Software systems are now available that can convert the Raster image into lines, circles, polylines etc., readable by a CAD system. CAD drawings can automatically be read for estimating through a CAD integrator. The CAD integrator uses the conceptual estimating database which consists of building systems. The designer must assign the area on the drawing where this system will be used and can further define certain specifications of the system. The integrator reads the dimensions and specifications of the assigned area and passes the information to the estimating system. The same area can be defined for some other alternate building system to compare the costs. The estimating system, having received this dimensional input, uses the built-in formulas, cost and productivity rates provided to it through the same database calculates the reguired guantities of the desired cost systems, for comparative analysis. The schedule integrator reads this information of the estimated production hours and cost of each item/system, allows the designer to regroup them as construction activities, and calculates the total duration in days, cost of each activity, and exports this 34 information to the Project Planning System. The estimated systems are grouped to form a complete construction process for the whole project and are scheduled in a logical sequence to obtain the comparative project time/cost analysis of the available alternatives. The construction cash outflow of each alternative is prepared by using the schedule and cost information. The cash outflow is exported in ASCII format to spreadsheet financial analysis programs like Lotus 1-2-3 or Microsoft Excel. The construction cash outflow of each alternative is inserted in the project cash outflow to check their impact on the investment goals of the client. Software Integration for Construction Documents and Contract Award(Phase-II): With the subjective aesthetic value on one hand, and their financial implications on the other, the designer can now proceed with the design finalization and prepare construction documents, developed on the same CAD system. The estimating and scheduling process is repeated, this time using an itemized database. Bids from contractors are invited in the same cost breakdown format used for estimating. The comparative analysis of the received bids are performed against the estimated time and cost in the same format, using an integrated Bid Analysis System to award contracts. 35 Software Integration for Contract Administration and Accounting (Phase-Ill): With the finalization of the contract agreement the itemized data of estimated and agreed prices is grouped and exported to an integrated construction job cost accounting package as account heads; thus facilitating the track record of estimated, agreed and actual costs for each item. On the other hand the project schedule is finalized with input from the contractor. Schedules, budgets, and cash flow requirements are updated with the progress of project execution by using the same Project Planning System. An integrated Contract Administration System is used to keep records of change orders, clarifications, shop drawings, sample approvals, memos,payments etc.. The accounting is fed with changes and status from the administration. Software Integration for Actual Costs Feedback to Database (Phase-IV): This overall integration can facilitate the retrieval of actual cost data in the original estimated cost breakdown format for feedback into the conceptual and detailed estimating database after project completion, in order to help make time/cost evaluations of design alternatives more accurate for future projects. 36 3.6 Software Systems Used in This Research The enclosed flow chart of proposed software integration for value conscious design (Fig.3) was developed after a thorough market research on integrable software systems available and useable with the traditional working process discussed in the previous chapter. Refer Table-6 for the list of software sysytems surveyed for the purpose of this sudy. The following is a brief description of the software systems used in this study: Project Appraisal: As mentioned in the previous chapter, the developers pass the information of their investment goals to the architects under the framework of which the architects design their buildings. Thus, any design evaluation will have to be done with the background of this information. Most developers use computer softwares such as Microsoft Excel and Lotus 1-2-3 to appraise their projects. In order to compare the resulting cash flow from the architect's designed building with the developer's initial planned cash flow in his project appraisal, the architect's cash flow data should be convertible to the same software used by the developers i.e. Microsoft Excel or Lotus 1-2-3. Design Development: It is in this phase the different schematic design alternatives are developed and evaluated for the best value of money. AutoCAD published by Autodesk 37 M ARKET SURVEY OF SOFTWARE SYSTEMS FOR INTEGRATION .:'v'.V:7.".SOFTWARE SYSTEM..... . V ^ ....... .......REMARKS COMPUTER AIDED DESIGN (CAD) SOFTWARE SYSTEMS AutoCAD (IBM systems) Compatible for integration with estimating & scheduling VersaCAD(Macintosh) Not compatible for integration Point Line(IBM) Not compatible for integration SOM Architecture/Engineering Package(IBM xt) Integrated System in itself, but the programs are written for outdated IBMxt; very costly technology CAD INTEGRATORS Timberline CAD Integrator (IBM) This is a special software written to allow integration of ACAD and Timberline’s Estimating System. No other estimating software in the author's knowledge was available in the market with this option at the time of this research. ESTIMATING SYSTEMS Timberline Estimating Plus Unique for it's integration compatiability with CAD, Scheduling, Accounting and for it's "Work Package" feature.(Very useful for conceptual estimating) Means Estimating System Not compatiable for integration with CAD and can be integrated with their own scheduling software. It's comes with their regularly updated, highly appriciated database including assemblies data used for conceptual estimating. Lee Saylor's Estimating System. Not compatible for integration with CAD, Scheduling & Accounting. Comes with item based costing database in LOTUS 1-2-3 format SCHEDULE INTEGRATOR Timberline's Primavera Integrator These are special software packages written to allow Timberline's Microsoft Project Planner Integrator integration of Primavera's & Micosofl's Project Planning & Scheduling software with Timberline's Estimating. No other estimating software in the author's knowledge was available with this option at the time of this research. SCHEDULING SYSTEMS Primavera Project Planner Compatible for integration and specially designed for the needs of construction industry. It integrates with their own Contract Administration software. Microsoft Project Planner Compatible for integration but not specifically designed for the needs of construction industry. No integrating software for Contract Administration. CONTRACT ADMINISTRATION Primavera's Expedition Integrates with their scheduling software. Some Construction Management consultancy firms have developed their own software for administration but not with this integration feature. JOB COST ACCOUNTING AND PURCHASE MANAGEMENT Timberline's Madellion Collection Many independently developed job cost accounting and purchase management software systems are available but not so uniquely integrated with estimating system and with special package for Bid Analysis. TABLE - 6 38 Inc. is a computer aided design/drafting software that allows integration of estimating and scheduling system of Timberline and Primavera Project Planner. The proposed software integration system uses AutoCAD as a drafting tool for design development. However since many architects feel more comfortable in developing their schemes by hand, technological advancement has now made possible for them to scan these drawings in computers that can be read by CAD software. Houston Instruments Inc.1 2 has developed scanning hardware and Scorpion Technologies13, along with Image Systems Inc.14, have developed software that allow the automatic raster to vector conversion and editing of the drawings. The scanners having scanned the drawings create an image of lines consisting of millions of dots. The vector conversion software rejoins these dots as lines, circles, polylines, arcs, ellipse, polygon etc. as defined entities in CAD entities. The dimensions of these entities can then be automatically read for estimating or material take off. The scanning hardware and software at present is quiet an expensive technology. CAD Integrators This software integrates the Estimating System with the CAD drawings. This integration allows automatic reading of dimensions of different building 12 ScanCAD,(1989) Huston Instruments Inc. 13 Scorpian,(1989) Scorpian Technologies Inc. 14 CAD Overlay (1990) Image Systems Technologies 39 components or cost items. In this study Timberline Software Corporation's system called Timberline CAD Integrator is being used. Conceptual Estimating Database: The estimating database consists of costing data for construction items. It includes the material, labor, and equipment per unit costs and productivity rate. This database plays a pivotal role in integrating drawing's dimensional data with estimating system's costing procedure. In the CAD software it asks the designer to pick it's listed items and assign entities like lines, polyline, area, circle etc. to the items so that it could read their dimensions. Having taken the dimensional input from the drawings it provides the estimating system with the costs and productivity data to calculate the item/system's quantity, cost and production time in hours. As discussed in the previous chapters the format of conceptual estimating database for design evaluations will be different from that of the detailed estimating format. For the purposes of this study Means assemblies data was reformulated to be used as Timberline's estimating system's work packages. Estimating System: The dimensions supplied by the CAD Integrator are used to calculate quantities, costs, and required productivity time in This system. Timberline's 40 Precisian Estimating Plus system was used for this study in order to integrate drawing software through the CAD integrator. Schedule Integrator: The schedule integrator1 5 is used to transfer the cost data and regroup items as construction activities for scheduling. Timberline has developed a software called Primavera Integrator to integrate it's estimating package with Primavera Project Planner - a construction scheduling and cash flow analysis software. Project Planner: This system is used to schedule projects in critical path in order to estimate the likely project execution time and the required cash flow. It uses the costing and productivity data provided by the estimating system to calculate the duration of construction activities and the required resources in terms of labor, material, equipment and cash. For the purposes of integration with the drawing and estimating system the Primavera Project Planner has been used in this study. Financial Analysis: Financial analysis are generally performed on spread sheet programs like Lotus 1-2-3 and Microsoft Excel. Primavera Project Planner allows the export of the cash flow data in any spread sheet analysis 15Schedule Integrator(1989), Timberline Software Corp. 41 program. By exporting the construction cash flow data in the financial analysis of overall project cash flow, the impact of construction costs on investment goals can be checked and different design alternatives evaluated. Construction Documents: Construction documents can now be prepared in the same CAD software. It can again be linked with Timberline Estimating System to prepare bid documents. Detailed Estimating Database: Means CSI1 6 classification based detailed itemized, regularly updated, data is integrated with Timberline's Estimating system's database shell. Final Estimates: Timberline's Estimating plus was used again for the final estimates due to its integration features. Bid Analysis: Timberline has developed an integrated Bid analysis system which integrates with its Estimating system on one end and it's Job Cost Accounting system on the other end. The bid prices are compared with the estimated prices in the same cost breakdown. The cost items are grouped under the desired CSI accounting heads ^ Construction Specifications Institute 42 the data exported to it's Accounting System called Madellian Collection. Schedule Integrator: Timberline's Primavera Schedule Integrator is used again to group cost items as construction activities and extract their calculated cost and time data from the estimating system. This process is repeated twice again, first time before the invitations for bids in order to calculate and specify the total project duration based on the estimates in the bid documents, a second time after the contract award to finalize the project schedule with contractor's input. Schedules, Budgets, Cash Flows and their Updation: The Primavera Project Planner is used again and again to prepare and update schedules, budgets and cash flows. Contract Administration: Primavera Systems Inc. has developed another system that integrates with it's Project Planner called Primavera Expedition17 for contract administration. With the input from it's Project Planner about schedule, budgets and cash flow status it helps co ordinate the day to day administration of the contract and keeps records of project meetings, change orders, 17Expedition(1989) Primavera Expedition, Primavera Systems Inc. 43 clarification, purchase orders, transmittals, approvals, payments etc.. Accounting and Purchase Management: With the cost breakdown input for accounting on one hand and the day to day status of contract administration from the other end, the cost accounting1 8 and purchase management1 9 is integrated by using Timberlines Medallion Collection. The actual costs information in the original cost estimate breakdown can be retrieved from the accounting system in ASCII format and imported into Timberline's Conceptual and Detailed Estimating Database Shell for more accurate use in the subsequent projects. 18Medatlion (1990) Medallion Series,Timberline Software Corp. 19Purchasing Management (1991) Timberline Software Corp. 44 CHAPTER IV MISSING LINK IN THE SOFTWARE INTEGRATION 4.1 integration Compatibility of Conceptual Costing Database: Well established cost database publishers like Means have developed a cost database for conceptual estimating called "Installation Systems" or "assemblies". These are basically small construction assembly units e.g. Tilt-up Concrete Wall Systems, Block Wall System etc.. Items like Rebar, Blocks etc. are grouped under these systems. The required quantities, costs and required man hours of these items per unit area of the overall system are given in the database. Refer Exhibit-1 for an example of Means' assemblies data. The advantage of assemblies database format is that, at design development stage the designer is able to estimate costs of alternate systems by giving the same overall dimensions for all the alternate systems and compare the costs without getting into details of providing dimensions for each item separately, since the item quantities, time and costs are factors of the system quantity. Means itemized database can be integrated with the Timberline Estimating System which further integrates with CAD software through Timberline's CAD Integrator. However Means' assemblies data used for conceptual estimating is 45 20 Floor Slab Systems 2 I FOUNDATIONS f i p M f i e a V i t u U r SYSTEM DESCRIPTION MAN- COST Pf A S.P. QUAN. UNIT HOURS MAT. INST. TOTAL 4 ' T « « SUtS Coicnti. 4* tSdc. 3000 prf c m z ili . 012 c.r . .71 . 7 1 Plica ConCrit*, «ract CfwU . 012 c.r . .005 . 1 1 . 11 Sink Aii ptM l, 4 ' dNp. 1. 000 S.7. .14 .03 .17 Pufyvtfiytann >n po t to tto . £06* We*. 1. 000 S.F. . 002 .09 .05 .O S E 8p# torm, rpw itlM matoM . 100 L f. .005 . 02 .13 .1$ V M M «*» MMc, t i 6, S (WIVWl.t) 1 . 1 0 0 Si. .009 . 10 ,19 M S M tewM B n k H 1 . 0 0 0 S I. .015 M J * total .on 1. 00 .S 3 1.43 S' T H IC K IIAI ' Conani. 8' O iicX . 3000 pd a n a tti 9 1 9 c . r . 1 . 1 2 1 . 12 P taqa Contrite. A aa dvt* .019 C .Y . .008 .17 . 1 7 (ink nn gnwl, 4* to p 1 .0 0 0 S I. .14 .09 .17 Pciyityto* npw t or i*. .0 0 0* Wdr 1 . 0 0 0 S I. .00 2 .09 .05 .a EO gt term*, i^mtogn n a iW . 1 00 1.1 . .0 C 3 . 02 .13 v .13 W « Itod ir f i lifcfc. 4 k 1 . % flW.A'WU) 1 .1 0 0 51. .005 . 10 .13 .» 1 . 0 0 0 S I. .015 J M M T O T A L .095 1.41 .M 130 Tin M cor* ki rt* Mctisn trt biwtf «n t w*t p m < 9 0 1 1 to t et •teorra. DESCRIPTION 0UAN. t MAN- COST Pf A S.P. UNIT HOURS MAT. INST. TOTAL - 1 0 2 MEANS DATA FORMAT E X H I B I T - 1 46 The following screen shows a sample work package for a slab. tM it H d«H cy lt« k f t / o r k P«cMg« I I - IT IK } s S .p .f. o« grodo * gonoral j l» c « tfo « J M«o» 1 | 1 2.222 120 C r.*.1 At l l t b . #5 cuytf | 2 2.510 20 Vapor la r r lo r € H tl Poly iq j 2 S . I ll e 30 l.O .C . Cone 3000 got cuytf [ « 3 ,t i l la 5 .0 .6 . tflroootR 0i« 1 0/ jo «q [ 5 3.104 10 3 .0 .6 . I uH M i I i iq f t | f 3.105 50 S trip/011 Pprat-lwIkhaaOi s o ft 1 1 3.120 1 0 T r» '< l F la tih s q ft I I I I FI Accopt » » fl p ig 13 Prov pag« F5 Cotar d U u t lt m F7 Sfio* l U i i i l t m f2 C t u i l ■ •rk pkg M l u t p ig * f l f$ N *lp m l U k U © 1937, Timber lina Sollmare Corporation. All rights reserved. 355 - Slabs on Grade This work package along with two others (#361 and #363) for bulkheads and thickened slabs take off all types of slabs on grade in buildings. Assum ptions & Instructions For Use: The work package allows for either/or, or both sand or gravel underneath the slab. Vapor barrier included is 4 mil polyethylene, 6 mil polyethylene and moistop. Refer to the memo field for the vapor barrier codes. Concrete included is 3,000 psi and 4,000 psi. Wirefrnesh included is 6x6 4/4,6x6 6/6, and 6x6 10/10. The curing compound is CS 309. The finish on the slab is assumed to be a steel trowel finish. Bulkheads are 2" x 4", 2 " x 6" and 2 " x 8". For any slab depth greater than 8" but less than 12", the generic bulkhead item is used. The work package will not calculate bulkheads for slab thicknesses greater than 12". The strip and oil calculation assumes that all bulkheads are 1 foot high. If you ask for bulkheads, the work package will prompt you to include the number of "length” bulkheads and the number of "width” bulkheads. The calculation is length times number of length bulkheads plus width times number of width bulkheads. EXAMPLE OF T IM B E R L IN E 'S WORK PACKAGE E X H I B IT - 2 47 not compatible for direct import to the Timberline database shell to be used as "work packages" a special feature of Timberline. Work packages, like Means' assemblies are collection of items that can be grouped together for a common purpose. The purpose can be a construction system or some items grouped together to share a common set of dimensions in order to facilitate quick dimensional takeoff. Refer Exhibit-2 for an example of Timberline's work package. For conceptual estimating the slab on grade work package allows the designer to give one set of the plan or floor surface area dimensions and it will automatically calculate the quantities of all the seven(7) items listed under it with the help of in-built formulas. The system will further provide the cost of slab on grade as a total system and of the invidual items specified by the designer by using the integrated cost database. The designers can provide these dimensions for work packages in the CAD software itself. Most CAD software packages can automatically provide the dimensions once the designer assigns these work packages to entities on drawings like lines, polylines, circles etc.. Dimensions that can not be read from plans e.g. certain hights can be given manually in a window that opens up in the drawing for each work package being assigned. Specification questions can also be asked to the designer through these windows e.g. "What size wiremesh"- 6X6 48 4/4, 6X6 6/6. Refer exhibit-3 for an example of assigning work packages in CAD software. The automatic or manual input of dimensions and the specification questions depend on the calculation method or formulas provided in the work package. Quantitiy calculation method, specification questions or formula for each item in a work package is built in Timberline's database shell. The formulas can be changed, modified or added in the shell structure provided by the Timberline system. The formulas may use dimensions exclusively required for the particular item or can use overall system's (work package) dimensions multiplied by a factor that will give the individual item's quantity. For example .160 linear feet of 2"X8" at 4/12 pitch Hip Rafters are required for each square foot of Hip Roof Framing System. Thus formula for rafter will be .160 (System's area or area dimensions). The formulas can further include "IF" and "Yes/NO" conditions to build design specifications. Refer exhibit 4&5 page & for an example of formulas that can accommodate multiple design specifications using 'IF' condition and yes/no answers. These questions are asked to the designer at the time he is defining area for the work package, thus helping him to build and evaluate specifications alongside the design development. 49 A ssigning a Work Package To assign a work package to an entity in the drawing, do the following: 1. Select Assign from the Process menu. A list of the work package | divisions displays on the screen, as shown in the following example. I (If you are not using divisions, i.e., group work packages, the list of work packages displays next.) Tools Arw Hodifs Aispliy Saltings File M y ssign K im CIsmI assign Can H ove H it Ceunt H i g h l i g h t tru e D e p o r t . OPTIOHS Tools traw Hodift Pis»]» Settings H M H M ia File Bely 1 CENTML C O N D I T I O N S 2 excavation i unuont 3 COHCmC 4 mom 3 S T R U C T U R A L > NSC S T E E L CARFW7W I HILLWOU t O Q F I N C A ii t* 0 5 • » P B LAY L=T\l 5S Lay** A 1H A LL-P 3 5 ' - l “ , 1 2 ' - J * UtpH dtscriH<"><< Display dipvosiaos. Entity A u d it......... location................. Ilcfmner............... F h *se ,ltta ,(tf..... length '...... UidU ' .......... Coneryti Depth a... Sud Depth 1.......... U5L h □ D rcacrn lutaCAD ill! Setup S L O C X S dim: uspuav D R A U edit IN Q U IR Y layer: settings F L O T l i e s : UTILITY » ASHAPE SAVE: Eater wrkpaefcaye w i i l t u . © igftB , Tunborlino Software Corporation. Alt rights reserved. 6. Fill in the fields in the Edit Attributes window: M«oi» * • i a Setup I L6 0 3 DIM : itsflay DRAM nil IN Q U IR Y UYQ: srniM cs FLOY lies: wiim 3 5 ASHAK save: EXAMPLE OF A S S IG N IN G WORK PACKAGES IN CAD SOFTWARE E X H I B I T - 3 E x a m p le 3: A cco m m o d atin g M ultiple D esign S p e c ific a tio n s U sin g th e IF C o n d itio n a n d Yes/No V a ria b les This work package accommodates footing takeoff where the use of footing forms and grade pins varies from job to job. Your answer to the variable, "Is Footing Formed” determines: • the amount of earth to be excavated (more is allowed for forms) • the amount of backfill (more is allowed for forms) • the use of grade pins (typically if you use forms, you do not use grade pins) The following screen shows the items in the work package for concrete spread footings that are affected by the use of forms. r~ i r~ r - * - - L _ When you enter the dimensions, you are asked "Is Footing Formed?” The following screens show how the dimensions in the Enter dimensions winfdow differ based on your answer to ,f Is Footing Formed?” Vast Ft dal t t y lank »1 0f l . f t f o r k fachaga Takaoff— —. # ! ■ ITtM | 1 1 1 L . 3 0 2 Coacrata Spraad Footing* ( bo f t a b a r ) location Maao Saa Xaput 5 h*at Far Aituaptiont t Iaatructtoas. 1 1 I 1 j --->*| t 2 . 2 1 1 1 0 Eicav. foot (Own Machine) euyd 1 2 3 . 1 0 1 c3 0 Footing Cone 3 0 0 0 pal euyO j --- 3 3 . 1 0 5 f Footing Foroa iqft | --- ►! 4 3 . 3 0 5 1 0 Strip / 0 1 1 For**-Footing* *qft | --- S 3 . 1 1 5 1 0 Sat f i r a d a pin* Inft | 1 1 1 1 1 l _ • 2 . 2 1 2 1 0 lackf1 1 1 cnyO | 1 1 1 1 1 -1 FI Accapt work pkg FI Frav paga FS Cntar dlanfttlon* F7 S f t a a < F2 Caacat work ptg F 4 bait paga FA Ft Mftp avatlabla M^BMaaaaaaB ® 1M 7, Timberline So f l y * are Corporation. A l l righU reser v e d . Tim berline Software EXAMPLES OF FORMULAS FOR DESIGN S P E C IF IC A T IO N S E X H I B I T - 51 I I TIN rwork Facing* — ------ -------- — - —------------ 321 C a rte r* t t S la b s On C ra d a L o c a t io n r f n t a r d la a a t lO A f - -# 5 2 - l M aao 2 .2 1 4 2.222 2 .2 2 3 2 .5 5 0 3 .1 1 1 3 .1 1 5 3 .1 5 5 3 .1 5 5 10 1 5 0 10 10 i 3 0 r 3 0 r 4 0 r 50 I I 1 f i n # C r j C r t n l j 3**4 ri| V a p o r o j S . 0 . 6 . | S la b J » *i- Q w a a t lt y L a a g th ' W id th * 6 r « » a l O a p th * S an d O a p th * Coacrata Oapth * S la b R a b a r # 4 . C rd 50 S la b R a b a r # 0 , C rd 50 -Fall 1- 1 . 0 0 0 1 1 , 0 0 0 | I .oooh .00011 .000}i I I . o o o j I u > 1 t o n i t o n J !T£M /W o rk fa c k a g a T a k a o f f — ------------------ — 321 C o a c r a ta S la b s On C r id a F I C a lc F 2 C a n e * N aao r I n t a r d ia a a s io m - 2 .2 1 4 2.222 2 . 2 2 ) 2 .5 5 0 3 .1 5 5 3 .1 5 5 3 .1 0 5 3 .1 0 5 3 .1 5 5 3 .1 5 1 3 . 5 ) 0 1 0 1 5 0 10 10 r 30 • 30 ■ 40 ■ 56 ' 0 0 : 30 1 0 I \ 1 f l n a C r | C r a v a l j S and F 1 | V a p o r 5 | 5 . 0 . 6 . | S la b R *> - i ^ a n t l t y t a n g t h * W i d t h * C r a v a l O a p th * S ana O a p th * U iln g r a b a r7 C o n c r a ta O a p th * YES #52—, — | I -Ran 1 — 11 1.5001 j .000(1 . 0 0 0 ^ . 000} j . o o o } j S la b R a b a r # 4 . C rd 00 S la b R a b a r # 5 . C rd 00 S la b R a b a r # 0 . C rd 00 S . 0 . 6 . Cane 3 00 0 p H S c r a a d t T T iWQJl . 0 0 0 1 j 'I tan | ton j tad | Cwyd | » 4 I a s s 1 p a s s I F3 C alcu la to r F4 FS C l* * r upkg qn tyl F7 FO Ft ® 1987. Timberline Soil ware Corporalion. All lights reserved. If you are not using rebar, you are not prompted for Rebar Size. If you are using rebar, you are prompted to enter Rebar Size. Your entry for this variable determines which rebar item is generated when you accept the work package. The formulas for the rebar items are as follows: Item | F o rm u la r 36, Slab Rebar #3, Grd 60 IF(Using rebar?, IF(Rebar Size EQ 3, Ton-Rebar,0)) r.46, Slab Rebar #4, Grd 60 IF(Using rebar?, IF(Rebar Size EQ 4, Ton-Rebar,0)) r 56, Slab Rebar #5, Grd 60 IF(Using rebar?, IF(Rebar Size EQ 5, Ton-Rebar.O)) r 66, Slab Rebar #6, Grd 60 IFCUsing rebar?, IF(Rebar Size EQ 6, Ton-Rebar,0)) Timberline Software EXAMPLES OF FORMULAS FOR DESIGN S P E C IF IC A T IO N S E X H I B I T - 5 52 4.2 The Missing Link in the Integration Timberline has developed its own database of work packages, however Timberline is not a costing database organization that can provide the designers cost database with regularly updated prices. In order to facilitate the overall integration process including the CAD integration the ideal situation for designers will be to be able to import or integrate Means* assemblies data as Timberline*s work packages. The integration of this conceptual estimating database is the missing link in the whole integration process. 53 CHAPTER - V PROPOSED SOLUTION AND TEST RUN OF SOFTWARE INTEGRATION 5.1 Data Reformulation for Integration: The integration of conceptual estimating database can be accomplished with the reformulation of Means data as Timberline work packages. The reformulation can be achived by conveting the Means coding structure of assemblies and their items into Timberline's Work package, phase and item coding structure. The items can then be provided with formulas or quantity calculation methods along with design specification options based on the foctors used in Means' data. The arrangements and the format structure for an automated data reformulation or integration will have to be worked out between the organizations, however for the purposes of testing the usefulness of software integration for design evaluations a few Means' assemblies data was reformulated and manually input in the Timberline*s database shell as work packages. Refer Table-7 for an example of a reformulation process on page- of Means' assemblies data in Timberline's work pakage format. 5.2 Test Run of Software Integration for Design Evaluations: A sample database for some of the 'Means' installation systems was reformulated as Timberline's work packages and tested on a 54 EXAMPLE OF DATA REFORMULATION Means Assemblies/Installation systems data comes in the following format: System bq:3^ FRAMING : no: 20, j ; Hip Roof Framing System : j j J ; : Cost per Sq. Ft. of System System Description Quantity Unit Man Hrs. Material Installation Total 2" X 8", 16" O.C., 4/12 Pitch Hip rafters 2” X8", 4/12 pitch 0.16 L.F. 0.003 0.1 0.09 0.19 Jack rafters, 2"X8" @16",4/12 1.43 L.F. 0.047 0.89 1.14 2.03 Ceiling joists, 2"x6", @16" 1 L.F. 0.013 0.46 0.31 0.77 Fascia board, 2"X8" 0.22 L.F. 0.015 0.14 0.38 0.52 Sofit nailer, 2"X4", 24" O.C. 0.22 L.F. 0.005 0.07 0.13 0.2 Sheathing, 1/2" ext. plywood, 1.57 S.F. 0.017 0.53 0.44 0.97 Furring strips, l"x3", @16" 1 L.F. 0.023 0.15 0.54 0.69 Total 0.123 2.34 3.03 5.37 Timberline's work packaging system requires the following information from the above data (refer notes on reformulation process) : Work Package I.D. - 320a (A three digit no. has been given. The first digit 3 gives key to the system no; 20 represents the subsystem no.; 'a' distinguishes it from any other subsystems developed for Hip roof framing system) Work Package Description - Hip Roof Framing System Work Package Unit - Sq.ft. Work Package Formula - AREA (Dimensions required from CAD drawing - length and width of roof framing area) Phase - Phases in Timberline estimating system are used to regroup items under CSr* classifications. The items are grouped under these phases. They are also used to prevent the mix up of items's which use different formulas of quantity calculation for different work packages. Phase ■ Item; : Productivity; Labor Cost Mat. Cost Quantity ^Calculation: Required CAD Dimensional Input : ; No. No. ;DESCRiPr*QN: UN1T: ; Unit/Hr;. : Unit/Hf, Per Unit Method/Foirttttla ; 3201 10a Hip rafters 2"X8", 4/12 pitch L.F. 53.33 $30.00 0.625 .16(Work Package Area) Length & width of roof framing area Length & width of roof framing area Length & width of roof framing area Length & width of roof framing area Length & width of roof framing area Length & width of roof framing area Length & width of roof framing area 3201 10b Jack rafters, 2"X8" @16",4/12 L.F. 30.43 $24.26 0.622 1.43(Work Package Area) 3201 10c Ceiling joists, 2"x6", @16" L.F. 76.92 $23.85 0.460 1 (Work Package Area) 3201 lOd Fascia board, 2"X8" L.F. 14.67 $25.33 0.636 .22(Work Package Area) 3201 lOe Sofit nailer, 2"X4", 24" O.C. L.F. 44.00 $26.00 0.318 .22(Work Package Area) 3201 lOf Sheathing, 1/2" ext. plywood, S.F. 92.35 $25.88 0.338 1.57(Work Pakage Area) 3201 10g Furring strips, l"x3", @16" L.F. 43.48 $23.48 0.150 l(Work Package Area) NOTES: Productivity - Lobor cost of an item in the Timberline estimating system is calculated from the productivity rate given to it. Means data is reformulated in order to drive the productivity rate of an item. For example itemper Means data item 10a requires .003 man hours to install .16 1ft. rafters. Thus Quan/Man hrs. i.e. S3.33 rafters can be installed in one hr. Labor Cost - If the cost of .003 man hours is $.09 per Means data of item 10a then cost of one man hour will be .09/.003 i.e. $30 per hour Material cost - If .160 1ft. of rafter costs $.10 per Means data of item 10a then cost of one 1ft. will be .10/.160 i.e. $.625 per 1ft. Quantity Calculation Method/Formula - If .16 1ft. of rafters are required for 1 sqft. of Hip roof framing system then toal quantity required will be .16XAREA . ♦CSI - Construction Specification Institute References: TABLE - 7 Means Residential Cost Data, 1990. ^[Timberline Precision Estimating Plus Software reference manual. project for it's usability and efficiency in the design cost evaluations. The following is the list of Means assemblies that were reformulated as Timberline's work packages: 1. Concrete Floor Slab System 2. Wood Floor Framing System 3. 2"X6" Wood Wall Framing System 4. Block Masonry System 5. Tilt Up Cone. Panels 6. Gable End Roof Framing System 7. Truss Roof Framing System 8. Hip Roof Framing System 9. Cedar Wood Siding System 10. Gable End Asphalt Shingle Roof 11. Gable End Cedar Wood Shingle Roof 12. Hip Frame Asphalt Shingle Roof The proposed software integration for design evaluations was tested on a small hypothetical project — a warehouse building at design development stage (Fig.4) . It is persumed that the designer would like to perform time/cost evaluations of different Floor systems, Wall construction systems, Roof Framing systems, Exterior enclosure systems, and Roofing systems. 56 In summary the designer would like to evaluate the design implications of the following three construction methods/specifications on his clients investment goals. Construction Method - 1: Concrete Floor Slab 2"X6" Wood Wall Frame Gable End Roof Frame Cedar Wood Siding Cedar Wood Shingle Roof. Construction Method - 2: Wood Floor Block Masonry Hip Roof Frame Asphalt Shingle Roofing Construction Method - 3: Concrete Floor Slab Tilt Up Cone. Panels Truss Roof Frame Gable Asphalt Shingle Roof Test of Software Integration: The test of the usefulness and efficiency of software integration will be the speed with which a designer is able to obtain answers to such design evaluation questions while he is developing design. 57 i u 'b " 2P'4* I Il l l h L l l Q iL L L iy _ J L A J T A f IAI A WAREHOUSE BUILDING PLAN US TO TEST SOFTWARE INTEGRATION FIGURE Software Integration (Step-I)s For the purposes of integration compatiability the drawing was drawn in AutoCAD (refer Fig.4). The designer is persumed to be ready with the drawing at the time of performing such evaluation. The first step will be to identify the entities of lines, polylines etc. on the drawing with work packages. The list of work packages is acessed through Timberline*s CAD Integrator, (refer section 4.1) Software Integration (Step-II)s After the required CAD dimensional input to the work packages was provided, the information is exported to Timberline*s Estimating System to generate a comparitive cost analysis reprt. Table-8 was prepared from a report generated by Timberline*s Estimating system. Software integration (Step-Ill)s The estimated man hour, material, and cost information was further exported from Timberline*s estimating system to its Primavera Integrator where all the items grouped under work packages were regrouped as construction activities. Software Integration (Step-IV): The construction activities were then exported to Primavera Project Planner where the activities were logically sequenced and cost/time analysis of each construction method performed. 59 Table-9 was prepared from a report generated by Primavera Project Planner. Software Integration (Step-V): The monthly construction cost cash flow was exported from Primavera Project Planner to Microsoft Excel in the clients financial analysis spreadsheet. Results shown in Table-10 are from the analysis performed in Microsoft Excel with presumtions of Sale Price and Client's Investment Goals. The results show that Construction method-3 will be most economical and beneficial to the client with 53% rate of return on investment and 23% equity followed by Construction Method-2 and 3 with 48% & 38% rate of return with 25% & 26% equity respectively. It took the author thirty (30) minutes to perform the above analysis. However, it must be noted that the author is well versed with the operation of these software systems and unlike most most designers has education and experience in cost estimating and CPM schedulig. 5.3 Conclusions: The Following conclusions can be drawn from the study: 60 COMPARATIVE COST ANALYSIS FLOOR SYSTEMS ......Umt'"'"" z c m u w : Concrete Floor Slab System 20,024 sq. ft. $38,296 1.912/sq.ft. Wood Floor Framing System 20,024 sq. ft. $53,413 2.667/sq.ft. W ALL FRAMING SYSTEMS 2"x6" Wood Wall Framing System 7,990 sq. ft. $14,206 1.778/sq.ft. Block Masonary System 7,990 sq. ft. $60,933 7.626/sq.ft. Tilt-Up Cone. Panels 7,990 sq. ft. $52,157 6.528/sq.ft. ROOF FRAMING SYSTEMS Gable End Roof Framing System 20,024 sq. ft. $78,740 3.932/sq.ft. Truss Roof Framing System 20,024 sq. ft. $77,776 3.884/sq.ft. Hip Roof Framing System 20,024 sq. ft. $109,486 5.467/sq.ft. EXTERIOR W ALL COVERING SYSTEMS I Cedar Wood Siding System 7,741|sq. f t $31,504 |4.069/sq.ft. ROOFING SYSTEMS Gable End Asphalt Shingle Roof 20,024 sq. ft. $36,764 1.836/sq.ft. Gable End Cedar Wood Shingle Roof 20,024 sq. ft. $67,677 3.380/sq.ft. Hip Frame Asphalt Shingle Roof 20,024 sq. ft. $47,666 2.380/sq.ft. TABLE-8 The above table is an abstract of a report generated by Timberline's Estimating System. The analysis were performed by exporting dimensional input fo r quantity take off from CAD system to the Estimating software integrated through Timberline's CAD integrator, and by using the proposed reformulated Means Assemblies Database fo r conceptual Estimating. COMPARATIVE TIM E /COST ANALSIS CONSTRUCTION SYSTEM - ALTERNATE-1 Cost Start Day Finish Day Concrete Floor Slab $38,296 1 21 2”x6" Wood Wall FramE $14,206 22 57 Gable End Roof Frame $78,740 58 98 Cedar Wood Siding $24,613 99 115 Cedar Wood Shingle Roofing $67,677 116 163 TOTAL $223,352 163 CONSTRUCTION SYSTEM - ALTERNATE -2 Wood Floor Frame $53,413 1 21 Block Masonary $60,933 22 74 Hip Roof Frame $109,486 75 141 Asphalt Shingle Roofing $47,666 142 188 TOTAL $271,498 188 CONSTRUCTION SYSTEM - ALTERNATE -3 Concrete Floor Slab $38,296 1 21 Tilt Up Concrete Panels $52,157 22 43 Truss Roof Frame $77,776 44 77 Gabble Asphalt Shingle Roofing $36,764 78 114 TOTAL $204,993 114 TABLE -9 The above table is an abstract of a report generated by Primavera Project Planner. The time/cost analysis were performed by logically sequencing construction activities of the available options. The estimated labor time and the associated costs data was exported to Primavera through Timberline’s Primavera Integrator. ANALYSIS OF DESIGN/COST IMPACT ON INVESTMENT Alternate-! Alternate-2 Alternate-3 Expected Sale Price $825,000 $840,000 $875,000 $800,000 Project Duration in Months 13 12 16 12 Rate of Return 50% 48% 38% 53% Eqity in Initial Costs. 25% 25% 26% 23% TABLE -10 Table-10 is an hypothetical scenerio used to check the usabilty and efficiency of software integration. Expected Sale Price and other cost items were persumed and construction monthly cash out flow data was exported from primavera to Microsoft Excel to perform the above analysis. The software technology has reached the point where the much desired integrated approach from design through project control2 0 is feasible and the time/cost evaluations at the design development stage can prove very useful in achieving value conscious design solutions. The practicality of these evaluations can be gauged from the fact it took 30 to 37 minutes to perform these analysis. Time spent on the tabulation of these reports is not included. Also the time indicated is only of integration process starting from the dimensional take off through export of data in the clients already prepared financial spredsheet. The successful use of these software tools will depend on the academic knowledge and training of designers in cost estimating, scheduling and computer applications. Such evaluations are performed by specialist like Value Engineers in other disciplins e.g. Chemical Plants Engineering. Although at this stage designers will have to reformulate conceptual estimating database of companies like Means' to integrate it with other systems, yet the automated import 20 Syal (1991) Syal M.G.,Grobler F., WiIlenbrock,J.H. Computer Based Integration of Design and Project Controls, Penn.State University PA. 62 of assemblies data for Timberline's work package system is quite feasible. It will depend on the cooperation between these companies in reformatting their systems. Timberline sources recently informed the author that they have just started to work with Means in this direction and may take year or two before any integrated conceptual database could be published. / / ■ 5.2'^ Recommendations for future research: Continued research is needed towards effective information communication and utilization among the various disciplines of the project team. The following are some of the areas, the present stage of integration will make fuhrer research possible: Automating the conceptual estimating data reformulation process. Integration of structural system design and time/cost evaluations. Integration of energy systems design and time/cost evaluations. Construction systems and materials based CAD drawing menu. Database shell for construction methods and logical sequencing of activities. Computer aided evaluation of construction technologies for buildings used for different purposes. 63 Bibliography/Reference List 1 Fledger, E.W. Fledger(1971) Building Economics. 2 AIA, (1989) AIA Documents Vol.4 3 Timberline,(1989) Precision Estimating Plus; Timberline Software Corp. 4 ACAD,(1990) Auto CAD; Auto Desk Inc. 5 CAD Integrator, (1989) CAD Integrator; Timberline Software Corp. 6 Primavera, (1990) Primavera Project Planner; Primavera Systems Inc. 7 Microsoft, (1989) Microsoft Project Planner; Microsoft Corp. 8 Lotus, (1989) Lotus 123; Lotus Corp. 9 Excel,(1989) Microsoft Excel; Microsoft Corp. 10 Means,(1990) Means Residential Costs Data; R.S. Means Company Inc. 11 ScanCAD,(1989) Huston Instruments Inc. 12 Scorpian,(1989) Scorpian Technologies Inc. 13 CAD Overlay (1990) Image Systems Technologies 14 Schedule Integrator(1989), Timberline Software Corp. 15 Construction Specifications Institute 16 Expedition(1989) Primavera Expedition, Primavera Systems Inc. 17 Medallion (1990) Medallion Series,Timberline Software Corp. 18 Purchasing Management (1991) Timberline Software Corp. 19 Syal(1991). Syal, M.G., Grobler F., Willenbrock,J.H. Computer Based Integration of Design and Project Controls, Penn.State University PA. 64

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Asset Metadata

Creator Singh, Ravinder (author)

Core Title Computer aided value conscious design

Degree Master of Building Science

Degree Program Building Science

Publisher University of Southern California (original), University of Southern California. Libraries (digital)

Tag engineering, architectural,OAI-PMH Harvest

Language English

Contributor Digitized by ProQuest (provenance)

Advisor Schierle, Gotthilf Goetz (committee chair), Bickwell, Edwin (committee member), Peiser, Richard (committee member)

Permanent Link (DOI) https://doi.org/10.25549/usctheses-c20-429234

Unique identifier UC11264253

Identifier EP44500.pdf (filename),usctheses-c20-429234 (legacy record id)

Legacy Identifier EP44500.pdf

Dmrecord 429234

Document Type Thesis

Rights Singh, Ravinder

Type texts

Source University of Southern California (contributing entity), University of Southern California Dissertations and Theses (collection)

Access Conditions The author retains rights to his/her dissertation, thesis or other graduate work according to U.S. copyright law. Electronic access is being provided by the USC Libraries in agreement with the au...

Repository Name University of Southern California Digital Library

Repository Location USC Digital Library, University of Southern California, University Park Campus, Los Angeles, California 90089, USA