Zymergen Headquarters
Zymergen | Emeryville, CA
Located across the iconic Bay Bridge, Zymergen is a biotechnology company in the heart of Emeryville. Dispersed across several buildings, Zymergen aimed to consolidate operations into a 285,000-sq.-ft. headquarters facility where employees could collaborate and continue their research.
About
the Project
DPR Construction completed shell and core modifications and tenant improvements throughout this 285,000-sq.-ft., 7-story building. Tenant improvements included offices, automation laboratories, lab support areas, conference rooms, an employee café, upgraded mechanical space, and outdoor gathering spaces.
The
Challenges
Reducing the GMP by 25%
Following the establishment of the GMP, market conditions deteriorated for the client, requiring DPR's project team to get creative. The ask of the project team was to reduce the GMP by 25% within two weeks and not lose precious time in the schedule. With the project already substantially bid out, DPR's project team collaborated with design and trade partners to establish a strategy for meeting the target.
Building Access During Design
At the project award, the building remained occupied by the previous tenant. Due to sensitivities around the existing tenant and their research, DPR and the design team were restricted from accessing the building and documenting existing conditions.
Consolidating Operations and Building Occupancy
One of Zymergen’s primary goals for this headquarters project was to consolidate operations to unite employees and reduce operating costs. Before occupying their new space, Zymergen 's operations were dispersed across multiple properties with various landlords. While going through lease negotiations, Zymergen had to commit to multiple lease-end dates that did not align with the project schedule, nor were they permissible by city officials.
The
Challenges
Reducing the GMP by 25%
Following the establishment of the GMP, market conditions deteriorated for the client, requiring DPR's project team to get creative. The ask of the project team was to reduce the GMP by 25% within two weeks and not lose precious time in the schedule. With the project already substantially bid out, DPR's project team collaborated with design and trade partners to establish a strategy for meeting the target.
Building Access During Design
At the project award, the building remained occupied by the previous tenant. Due to sensitivities around the existing tenant and their research, DPR and the design team were restricted from accessing the building and documenting existing conditions.
Consolidating Operations and Building Occupancy
One of Zymergen’s primary goals for this headquarters project was to consolidate operations to unite employees and reduce operating costs. Before occupying their new space, Zymergen 's operations were dispersed across multiple properties with various landlords. While going through lease negotiations, Zymergen had to commit to multiple lease-end dates that did not align with the project schedule, nor were they permissible by city officials.
The
Solutions
Reducing the GMP by 25%
With the reduced GMP confirmed, the project team communicated the change with subcontractors and trade partners and began working with the client to review the design and identify opportunities to reduce project costs.
With a collaborative and Target Value Design approach, the team removed programming and provided Zymergen with new options. For example, instead of building out the six floors, the team focused on two with the option to build out the remaining floors later. The team ultimately aligned on a new GMP contract listing the deductions as owner allowances.
The team actualized the savings by leveraging our Self-Perform Work to provide a lump sum cost for all trades to remain under the GMP. In addition to cost certainty, engaging our SPW trades allowed us to drive the constrained schedule as well as guaranteeing a high level of quality.
Building Access During Design
Once the team accessed the building, they laser-scanned the entire structure to create as-builts and document as many existing conditions as possible. The VDC team then used the scan data to create a virtual model used by the entire team for design and coordination. The team took a targeted approach and focused on high-density areas with multiple clashes allowing the team to quickly resolve any MEP issues resulting in reduced RFIs and schedule savings.
Consolidating Operations and Building Occupancy
To accommodate Zymergen’s exit strategy and welcome its employees to their new headquarters, DPR reviewed the construction plan and schedule with Zymergen to create a new phased approach allowing them to occupy the space during construction as their existing leases ended.
With the City’s buy-in, the team accelerated construction activities with overtime to achieve the TCO deadline. By the end of 2022, Zymergen was able to occupy certain areas of the building and start-up laboratories for use. The following phase focused more on the exterior of the building and included removing exterior plaster and replacing it with a full set of glass curtainwall. It was completed as planned with final commissioning activities concluding in March 2023.
The
Solutions
Reducing the GMP by 25%
With the reduced GMP confirmed, the project team communicated the change with subcontractors and trade partners and began working with the client to review the design and identify opportunities to reduce project costs.
With a collaborative and Target Value Design approach, the team removed programming and provided Zymergen with new options. For example, instead of building out the six floors, the team focused on two with the option to build out the remaining floors later. The team ultimately aligned on a new GMP contract listing the deductions as owner allowances.
The team actualized the savings by leveraging our Self-Perform Work to provide a lump sum cost for all trades to remain under the GMP. In addition to cost certainty, engaging our SPW trades allowed us to drive the constrained schedule as well as guaranteeing a high level of quality.
Building Access During Design
Once the team accessed the building, they laser-scanned the entire structure to create as-builts and document as many existing conditions as possible. The VDC team then used the scan data to create a virtual model used by the entire team for design and coordination. The team took a targeted approach and focused on high-density areas with multiple clashes allowing the team to quickly resolve any MEP issues resulting in reduced RFIs and schedule savings.
Consolidating Operations and Building Occupancy
To accommodate Zymergen’s exit strategy and welcome its employees to their new headquarters, DPR reviewed the construction plan and schedule with Zymergen to create a new phased approach allowing them to occupy the space during construction as their existing leases ended.
With the City’s buy-in, the team accelerated construction activities with overtime to achieve the TCO deadline. By the end of 2022, Zymergen was able to occupy certain areas of the building and start-up laboratories for use. The following phase focused more on the exterior of the building and included removing exterior plaster and replacing it with a full set of glass curtainwall. It was completed as planned with final commissioning activities concluding in March 2023.
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