Customer Experience — The Design & Delivery Process
Co-authored by Andrea Vittadini & Eddie Palka
As Assembly begins engaging with clients, one of the first questions that is often asked is how our design process differs from typical project delivery methodologies (design-bid-build, design-build, bridging). Because these more common design and delivery processes are so well established and thoroughly ingrained in the industry, a rethinking and fine-tuning of our process takes some getting used to.
While the established modular industry often leverages physical technology as a key business differentiator, Assembly has developed a distinct design and delivery process which takes advantage of the opportunities made available by novel digital systems. Ultimately, the aim of this process is to provide a turnkey solution for clients where risk and coordination is taken on by Assembly and certainty in time and cost are provided early on.
So, what exactly are the advantages we’re talking about here?
Faster Delivery: simultaneous, not sequential, schedule
- First and foremost, the Assembly delivery process allows for a substantially compressed schedule on both design and delivery fronts. This is enabled by pre-design and parallel processing which occurs between the modular and conventional scopes of a project. The design of the prefabricated portions of the project are typically far ahead of the conventional, thanks to the utilization of systematic details and layout solutions. Similarly, these modular packages begin fabrication before conventional scopes. Then, once the conventional elements of the project (typically cellar and ground floor) are constructed, finished modules are ready to quickly be installed on site.
More Certainty, Much Earlier: time & cost
- As a result of high-fidelity 3D models which are generated early in the design process, we know exactly what is going in each module (time, energy, labor, materials, carbon). The detailed information from our models is passed to a network of pre-approved suppliers familiar with our systems who provide timely and accurate bids for each component. This process means that Assembly can deliver time and cost certainty months earlier in the design process — de-risking the project significantly for our clients.
Higher Efficiency Process: less do, no redo
- We are able to gain great efficiencies within the design process because of our internal smart software tools, and as a result of the inherent replicability of our systems driven approach. This allows us to dramatically reduce the amount of re-design, change orders, and all of the redundant work that is often done both on single projects (eg. the submittal process) as well as across them (eg. every project starts from scratch). This efficiency carries through for our key consultants as well, where the design scope on each individual project is reduced as a result of robust pre-design at the systems level.
Better Quality: for everyone
- Through continuous improvement of the design and delivery process of each system, we are able to provide a much higher-quality building than is commonly achieved conventionally. Consistent quality is maintained across markets and price points by utilizing an advanced manufacturing approach — this is especially important as we deliver more affordable units where quality is frequently compromised by conventional delivery to achieve budget targets.
How: A Parallel Process.
If all of the above sounds great, you may be wondering how we are enabling all of these benefits? The easiest way to understand this is by walking through each step of our process:
Step 01: Feasibility Analysis
- Our first step when looking at a new site is a “Feasibility Analysis.” Here, we evaluate all available site information as well as criteria from our client (preliminary program breakdown, unit mix, unit area targets) and generate a design proposal which is optimized for client needs and our system within the physical, zoning, and code constraints of the site. We are able to quickly go from a blank site, to a building proposal with a preliminary bill of materials, cost estimate, and schedule.
- The high level of resolution provided during this phase is possible because individual projects are populated with completed system models and their respective data. This allows for efficiencies in each of the following phases.
Step 02: Design Validation & Schematic Design
- From there, we move into “Design Validation,” which is happening concurrent with Schematic Design for the conventional portion of the project. During “Design Validation,” within approximately two months, we are able to accomplish Program, Layout, System, and Finish Freezes, all well before they would occur during a typical design process.
- Because of the accelerated timeline, an earlier than usual commitment to a specific unit mix as well as finish and appliance selections is required to lock-in key decisions.
- We work with a wide consultant team who are already onboarded to our system, and will only spend time confirming that formulas, design tools, and outcomes work as intended, creating efficient opportunities for peer review.
Step 03: Design-Build Agreement & Design Development+
- In the next step, the permit process begins and approvals are obtained from the relevant parties. With permits and bids in hand, we achieve Cost Certainty and a Design-Build Agreement is signed. We then complete a “Design Development+” package where final design and system resolution is provided.
Step 04: Construction Documents & Fab Tickets
- As we enter ‘Construction Documents’ for the conventional portion of the project, fabrication tickets are created for the modular scope, allowing this part of the project to begin fabrication offsite while the conventional portion is still being designed.
Step 05: Construction Administration
- The ‘Construction Administration’ phase is then reduced both in duration and scope as elements that traditionally come together on site linearly are instead fabricated concurrently. This extends beyond fabrication to inspections, many of which will occur off-site in a factory.
- Submittals and RFIs are also dramatically reduced as a result of the high-fidelity models which eliminate the uncertainty introduced with traditional 2D documentation.
It’s worth noting that as we look to fundamentally transform how projects are delivered, our process will continue to evolve. The above reflects our near-term process where we deploy innovative strategies while helping to transition industry partners towards new methods. Longer term, we look to even more radically innovate and streamline our methods.
Conclusion.
Fundamentally, the Assembly design and delivery method is about leveraging both the physical and digital technology behind our products to de-risk and accelerate the delivery of a building for our clients. At the same time, we leverage those same technologies to ensure the completion of a high-quality sustainable building, aiming to improve the experience of our clients, collaborators, building users, and the public.
Andrea Vittadini is the Director of Design & Development at Assembly OSM. Before joining Assembly, he worked at SHoP Architects. He joined SHoP in 2010 after receiving a Bachelor of Architecture from the Politecnico di Milano and a Master of Architecture from Yale University. His experience at SHoP includes over 8M sf of high-rise luxury and affordable residential projects, as well as SHoP’s first modular tower B2 at 461 Dean street in Brooklyn. Andrea was on the SHoP team that developed the concept that is now Assembly OSM.
Eddie Palka is a Project Architect & Manager at Assembly OSM working on the design and delivery of Assembly’s first projects. He is a licensed Architect living in New York City who has worked in the profession for over a decade on a wide variety of project types and scales. His work and interests lie at the intersection of design, process, and technology. Eddie holds a Master of Architecture degree from Columbia University and a Bachelor of Science degree in Architecture from the University of Minnesota.
