Building infrastructure for high-tech operations.

Many companies are increasingly dependent on sophisticated computer systems for their day to day business transactions. These systems require clean and reliable power for continuous operation. To insulate them from utility transients or outages, infrastructure upgrades have become the order of the day.

While many tenants are bearing the cost of these emergency power systems themselves, some forward-thinking owners and managers recognize that electrical infrastructure upgrades can enhance the marketability of their properties. The first line of defense is an uninterrupted power supply (UPS) which regulates the incoming service and protects its loads from short-duration utility failures.

Batteries provide the standby power in UPS systems and typically last 15 minutes or less. Although this may be long enough to back up and shut down computers, longer failures will require emergency generators to sustain operation. With enough fuel, generators can run for weeks supporting the 24-hour a day, computer intensive operations of tenants, such as financial service firms and banks.

While building owners can upgrade infrastructure by installing generators, UPS systems are generally installed by the individual companies. In smaller installations, a complete UPS can be placed in the same room as the computer equipment it serves. Conversely, larger systems can take up entire floors.

Although the loss of power to computers is of primary concern, power failures to secondary systems, such as HVAC, life safety, and security, can also jeopardize a facility's operation. For critical installations, any portion of these secondary loads can be insured by emergency systems. In the most extreme eases, the entire building will be supported.

Beyond requiring continuous service, high-tech operations place special demands on a building's electrical distribution system. An unfortunate consequence of the proliferation of nonlinear loads (i.e., PCs, printers, copiers, etc.) is the generation of detrimental harmonic currents. These extraneous harmonic currents tend to overload existing electrical distribution systems.

Consulting electrical engineers are combating these harmonics through various infrastructure upgrades, including K rated transformers, oversized neutral conductors, power conditioners, and harmonic filters. Supplemental ground wiring is another enhancement to a building's distribution system that is being specified with increased frequency. These additional wires isolate and protect equipment from electrical "noise" generated inadvertently by motors, lighting, etc.

What are some of the ways Forest Electric is working with progressive owners and tenants to meet their needs for emergency power?

Sylvan Lawrence Co. Inc., managing agents for 111 8th Ave., recently upgraded this 2.5 million square-foot building with a number of generators and associated distribution equipment.

Prospective tenants can subscribe to stand-by emergency power or buy generators outright as their needs demand. In addition, an on-site diesel fuel storage facility permits continuous generator operations for over a week without the need for external refueling.

Another case in point is Prudential Securities' one million square-foot facility at One New York Plaza. To insure continuous operation of their data center, Prudential invested in an elaborate infrastructure up-grade. Three UPS systems and eight generators support the facility. Many sophisticated controls insure continuous operation even if part of the emergency power system fails. "Hot tie" switchgear connect the UPS and allow instantaneous switching from one to another. "Static bypass" switches permit the operators to remove a given UPS from service for maintenance or testing without interruption to service. "Parallel" switchgear enables the system to turn on additional generators as the load increases or if a given generator fails. If the load becomes too great for the system, "load shedding" or selectively shutting off of non-essential equipment automatically takes place.

As companies become more and more dependent on computer systems, buildings will have to be retrofitted accordingly. Without infrastructure that can sustain advancing technology, even the finest buildings will become obsolete.