3500 Technology Drive: BPMI
A purpose-built, secured campus for Bechtel—one of America's largest contractors—supporting the US Naval Nuclear Propulsion Program. Delivered through Elmhurst's disciplined and experienced development model.
3500 Technology Drive: BPMI is a 269,000 square foot, purpose-built, secured engineering campus in Monroeville designed for one of the nation's most important contractors and largest private businesses. BPMI first occupied a fully renovated 129,000 square foot building in 2007. As their mission expanded, Elmhurst delivered two major additions—a 50,000 square foot expansion in 2009 and a 90,000 square foot expansion in 2019—ultimately creating a fully integrated, modern facility for more than 1,300 engineers and technical staff. Today the campus anchors advanced engineering work tied to national defense, nuclear propulsion, and complex systems development, and stands as one of Elmhurst’s most sophisticated long-term assets.
Impact in Numbers
At-a-glance metrics for this property, including total square feet, year completed, and Elmhurst’s ownership period.
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Building a National-Security Workforce Through Local Partnerships
This project reflects one of Elmhurst’s strongest and longest-running institutional partnerships. PenTrust, a Pittsburgh-based investment fund backed by 21 local union pension plans, partnered with Elmhurst to develop the campus and expand it over nearly two decades. Through this partnership, union capital was invested in a local asset that generates local economic activity and supports the region’s highest-skilled engineering jobs. Airside may have been the first Elmhurst–PenTrust collaboration, but BPMI represents the partnership’s maturity: disciplined capital deployed to support nationally critical work, right here in Western Pennsylvania.
Elmhurst’s relationship with Bechtel—one of the country’s leading government contractors—has been built on trust, predictability, and safe delivery of complex, high-security spaces. From secure computing environments to specialized technical suites, Elmhurst’s development approach has supported BPMI’s mission while strengthening Monroeville’s engineering and technology ecosystem. The facility also contributes meaningfully to the local economy: BPMI’s presence supports more than a thousand high-wage technical jobs and reinforces Pittsburgh’s reputation as a hub for advanced engineering.
Delivering Multi-Phase, Mission-Critical Development With Investor Discipline
BPMI is a hallmark example of Elmhurst’s disciplined, multi-phase development strategy. The project began as a highly specialized renovation—an assignment requiring security-qualified contractors, technical coordination with federal protocols, and an ability to navigate both institutional expectations and national-security requirements. After successfully delivering the initial phase, Elmhurst’s performance created the opportunity for two major expansions. Each addition required new utilities, structural integration, and complex infrastructure systems—all executed without interrupting BPMI’s ongoing operations. For investors, BPMI demonstrates how long-term relationships, deep technical capability, and operational discipline create compounding value.
The facility’s advanced program elements—such as the NNTL Lab with independent cooling and redundant power, a 500-seat divisible auditorium, secure computing environments, specialized collaboration suites, and large-scale wellness amenities—illustrate Elmhurst’s ability to deliver beyond conventional commercial space. By pairing PenTrust’s union-rooted capital with Elmhurst’s development expertise, this project strengthened national-defense infrastructure while producing durable, long-term economic impact. BPMI remains a prime example of investor capital deployed into an asset powered by purpose, anchored by stability, and positioned for decades of mission-critical relevance.
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