Reimagining Space for Next-Generation Research for
Campus Point Building 3 Warm Shell and Central Utility Plant
Pac Rim delivered specialized mechanical and process infrastructure for BMS’s 450,000-sf, LEED Gold–targeted research hub designed for collaboration and discovery.
Campus Point 3 (CP3) is a landmark addition to Alexandria Real Estate’s San Diego portfolio, purpose-built to support Bristol Myers Squibb’s advanced research and lab operations. Delivered under a design-build model, the project required an accelerated schedule, strict budget control, and dual goals: readiness for immediate tenant improvements and long-term system flexibility.
The scope included two major components. First, the central utility plant was equipped with water-cooled and heat-recovery chillers, gas-fired boilers, cooling towers, and extensive chilled and hot water distribution. Second, the building systems integrated a carbon monoxide evacuation system, major utility and plumbing shafts, vivarium air handlers, rooftop air handling and exhaust units, and a five-story atrium exhaust. The unprecedented scale was underscored by the largest ductwork ever fabricated and installed by our team and suppliers.
Challenge
The project’s scale was extraordinary—mechanical systems reached 150,000 CFM per unit, each comparable to a residential footprint. Overlapping scopes added complexity, as shell and core work ran simultaneously with tenant improvements led by another general contractor, demanding constant coordination between teams.
Further challenges included merging Pac Rim and Siemens control systems into a unified network and meeting the strict regulatory and performance requirements of Bristol Myers Squibb’s specialized labs, leaving no room for error.
Solution Delivered
Pac Rim delivered complete building systems, including air compressors, vacuum pumps, and reverse osmosis units, to meet demanding lab standards. Our detailing team logged over 10,000 hours on the shell and core alone, supported by 6,000 prefabrication and 1,500 plumbing hours, equating to three full-time staff dedicated to piping for more than a year. Close trade partner collaboration and in-house fabrication enabled the team to absorb ongoing design-build changes without sacrificing quality or efficiency.
Through disciplined execution and precise coordination, Pac Rim successfully delivered a $51.4M project of unprecedented scale, allowing Alexandria Real Estate to activate CP3 for immediate occupancy and lease-up.
Outcome
The completed research hub provides BMS with a modern, efficient, and future-ready facility designed to accelerate discovery and innovation. The new systems deliver improved reliability, sustainability, and operational flexibility—allowing the company to adapt to evolving research needs without future disruption.
Delivered safely, on time, and within budget, the project stands as a model for high-performance life science environments. The successful collaboration strengthened BMS’s partnership with Pacific Rim Mechanical, setting the foundation for future projects supporting the company’s global mission of scientific advancement.
- Facilities Project Manager, Bristol Myers Squibb,
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