Proactive Approach Keeps Fast-Track Build-Out on Track
DPR Construction, Inc.
As technology in communication continues to evolve at warp speed, so does the need for quality people and real estate. The growing theory in real estate development for fast-paced, rapidly expanding technology companies is "build it and they will come."
DPR was not the obvious choice for Nokia's 65,000-sq.-ft. interior build-out in Mountain View, since a long-established Bay Area developer and builder were already completing shell construction on the two-building campus. However, after a competition that evaluated the team, approach, process and fees, DPR proved to be the unanimous choice, according to Nokia and the developer.
DPR has built a reputation for handling the toughest and most complex projects, both large and small. So when the company was awarded this project that combined unique, labor-intensive design elements with an extremely fast track, three-month construction schedule, there was never a doubt that the team would successfully meet the project's numerous challenges.
What did it take to get the job done?
The answer: a mix of long hours and strong communication with subcontractors, architect and construction manager, and willingness and ability of key team members to "think outside the box" to solve problems as they arose, allowing construction to progress without delays.
Preconstruction Planning
The team, which included Nokia, Ernst & Young, Gensler, Kennan Lovewell and DPR, began initial planning between Christmas and the New Year to meet the preset May 10 move-in. Through a detailed mapping process, the team established milestone dates for permitting, finish selections, technology design, furniture orders, and key component procurement and release timeframes. In addition, to enhance and control communication among members, DPR developed a project-specific website, which housed current designs, schedules, meeting notes, budget, progress photographs, and additional administrative information.
Schedule Constraints
DPR began work on the Nokia project in February and completed it as scheduled, allowing the owner to move employees into the facility on time. Given the tight timeframe, the team knew it had to be proactive in major areas, especially material procurement, in order to hit critical milestones.
"We came up with a list of items that we needed early release on from the owner before construction even started," notes DPR project manager Hans Milberger. "For example, more than 30 different light fixtures needed to be acquired early because of the long lead time. Managing that procurement process was a huge issue."
Ensuring that subs had a clear understanding of the schedule constraints during the bidding process was also critical. "We made sure that everyone understood up-front what the schedule was and that it was maintained throughout the process," Milberger comments.
As with most current Bay Area projects, securing adequate manpower to meet the fast-track timetable proved a significant challenge. Up to 120 workers and multiple subcontractors worked on the job during peak construction. With much of the interior work taking place above ten feet on both of the building's floors - requiring the use of multiple scissor-lifts for each trade - managing productivity and coordinating work flow were also key obstacles to be overcome.
The solid working relationship between DPR and Gensler proved a boon to the project, particularly given the complexity and uniqueness of the design. Architectural highlights include:
- extensive amounts of exposed ductwork and ceiling framing;
- corrugated fiberglass panels fastened to the framing, used in lieu of drywall in many interior and conference room areas to allow natural light into the inner spaces of the building; and
- "floating" ceiling panels in office spaces.
DPR collaborated with Gensler on the design of six "team areas," which are constructed of metal framing and heavy wood timbers and feature cork panel walls. "They looked to us to collaborate on items to ensure their constructability," Milberger comments. "It's one of the services we commonly provide which differentiates us from other builders."
Quality Benchmark
Because so many of the finishes are exposed, with potential flaws not covered by paint or other materials, workmanship had to be top-notch. Coincidentally, DPR and Gensler had recently worked together on a nearby project that featured similar open design elements. "We brought our overhead subs to that space and showed them what the quality standards were, setting a benchmark for what we expected here," Milberger notes.
"We definitely achieved that level of quality."
As a result of the success on the first project, Nokia awarded DPR a second contract, which is currently underway, to build out a twin building on the same site.
