Reengineering: turning existing high-rises into condos.

WB Engineers has been hired recently to complete a number of building reengineering projects--in this process an existing single owner occupied high-rise building, built for a specific use, is converted into multi-tenant/commercial condominiums. The overall goal of these projects is to redevelop the MEP systems that are most important to the end user and sell the remaining assets. The challenge for this type of project is in changing the original design intent of the building and redistributing the vertical services for multi-tenant use, in a manner that is best suited to the interests of the existing owner. The process of separating MEP systems can have a significant impact on the overall market flexibility--and the value--of the building.

For one such project for one of WB Engineer's Fortune 100 clients, this process of converting their building into a commercial condominium entailed creating a veritable building-within-a-building. Our client retained a number of floors in the building, and our work involved separating all of the MEP systems serving these floors from the systems serving the rest of the building.

The key to a successful project is reviewing all of the vertical systems, such as vertical transportation and electrical/mechanical risers, and identifying what systems the existing owner is required to maintain and which services can be separated. Flexibility of the MEP systems operation for the future condominium owners is critical to the success of the isolation process.

Overall cost effectiveness is also an important consideration in determining if the systems can or should be isolated.

Key issues, if planned correctly, will not effect the operation of the facility in the future. The issues that must be considered include:

Electrical systems Tenants with mission critical systems (e.g. data centers) must have dedicated services and risers. During the initial process of reengineering the building, the failure to plan for providing and integrating these dedicated tenant systems could cause serious operational problems due to downtime exposure and electrical shut-offs.

Separate mechanical units Dedicated mechanical units for each tenant need to be designed to maintain the greatest possible flexibility of operation. Furthermore, by isolating these systems per tenant, if a system failure occurs all building tenants would not be affected.

System Commissioning In general, system commissioning is the process by which installed mechanical and electrical systems are tested to make certain that they function according to the design intent and performance guidelines. As part of a reengineering process, commissioning testing is especially important in ensuring that the mechanical and electrical systems are truly separated.

The schedule for this type of conversion project is almost always accelerated - the existing owner eager to complete the sale of the building, and the future owner ready to take ownership. Thoughtful planning, and the careful consideration of each of the key MEP issues, facilitates a smooth and timely transition between the existing and future owners.

DAVID BONIFACIC, PE, LEED AP

MANAGING PARTNER

WB ENGINEERS CONSULTANTS