RESULTS BEYOND ARCHITECTURE
HIGH-RISE OFFICE TO LAB
REPURPOSING FOR THE FUTURE
CONSIDERATIONS
SITE / LOCATION
STRUCTURE
ARCHITECTURE
MECHANICAL
ELECTRICAL
PLUMBING / PIPING
SITE / LOCATION
While much success in the office to lab conversion is found in the building itself, it’s important to recognize any challenges and opportunities that can be associated with the site.
• Review existing building access, loading docks, security, and vertical transportation
• Know your neighbors and seek compatible business types
• Investigate adjacent exterior vibration and noise
• Study utilities, water source and quality
• Ensure access for daily deliveries, gas bottles, etc.
• Chemical storage on the lower levels
• Make accommodations for a utility yard for emergency generator and LN2 and Co2 bulk tanks, if required, with ability to refill
• Keep in mind the importance of having employee amenities, both passive and active
• Ensure the site is zoned for the particular sciencethere may be a requirement for change of use
• Consider delivery of possible new mechanical equipment to rooftops and upper floors - cranes or other means may be necessary
STRUCTURE
Offices are designed and built differently from laboratories, requiring experienced team members who can anticipate what is required of the conversion.
• Seek a minimum of 15’16’ floor-to-floor height to allow for extensive air exhaust and ductwork
• Ensure structure can withstand 100 lbs/sf live load, 8,000 MIPS base for vibration
• Look for an ideal column spacing of 33’ but know it’s not always necessary
• Determine if you will have the ability to core drill the structure
• Explore structural capacity of existing floors for new laboratory suite mechanical and electrical equipment
• Research vibration levels — typically slab on grade will meet criteria but upper floors may require strengthening
• Understand/address building sway, seismic concerns
ARCHITECTURE
Facility needs
for
laboratories are beyond the standard design capacities of typical high-rise office buildings. It’s important to understand what substantial upgrades will need to be made to accommodate lab-specific needs.
• Evaluate the ability to subdivide your space - 5/10/20,000 sf
• Determine your loading dock preference — shared with other tenants or not?
• Evaluate bottom of structure heights, plenum space, and ceiling heights (min. 9’ ceiling are required for most lab projects) - evaluate if no ceiling spaces are an option
• Ensure internal and external security
• Investigate laboratory efficiency with less than ideal structural grid spacing on efficiency
• Be certain loading dock, corridors and service elevator can accommodate large equipment and hazardous materials — these areas should be separated from those used for typical office functions
• Research the Building Code limits for storing chemical and biological hazardous materials and ensure fire ratings support these areas - taller buildings may have stricter limits due to occupant safety, which can impact the type of science conducted on certain floors
• Evaluate the floorplate for potential mechanical or electrical rooms requirements, and assess the exterior wall assembly for exhaust or intake louvers
MECHANICAL
Mechanical systems provided within a highrise office building are fairly well-known and are focused on occupant comfort. It’s important to recognize that lab systems are dramatically more complex.
• Know the existing system and its capability
• Understand that once-through air is typically required for lab processes
• Recirculated air is appropriate for office functions
• Install capabilities for your labs to have controlled environments - temperature, humidity and pressurization
• Ensure existing ducts are not lined
• Evaluate possibility of new mechanical or utility shafts
• Assess roof conditions for placement of fans and other equipment
• Identify opportunities for compressed air, vacuum, nitrogen and other gases
• Confirm access to natural gas
• Account for air change rates based on the function of the lab
• Determine whether the building has separate air handling and exhaust systems - required for spaces like vivariums and clean rooms
• Consider the biosafety level (BSL) classification of laboratories. BSL-3, biocontainment, and cleanroom spaces require redundant systems that may not be feasible in existing infrastructure
ELECTRICAL
Lab spaces demand more power than typical office buildings and often require standby generators to protect critical infrastructure systems and ongoing research. Additional service may require coordination with the municipal utilities provider.
• Evaluate existing power supply for suitability with possible added laboratory power requirements
• Determine appropriate emergency generator size and coordinate its siting, screening and access requirements
• Evaluate these general best practices for biomedical or life science type labs
» lighting minimum 70 ft candle at bench, lighting spacing, location , height is critical as it relates to shadows
» normal power 1318 watts/sf
» emergency power 3.5 watts/sf or more
• Evaluate building capacity for equipment monitoring systems, security, and IT infrastructure
PLUMBING / PIPING
Specialty plumbing must be included in the design to make a successful conversion from office to lab. A significant aspect to plumbing is focused on lab waste.
• Investigate if existing building plumbing can accommodate added supply needed for laboratory uses
• Evaluate plumbing waste piping in floors below tenant spaces
• Evaluate for clean water systems
• Test existing water systems for contaminants
• Make certain that waste piping systems for domestic use and lab waste are always separate as lab waste piping is acid resistant
• Know the local requirements that will dictate whether waste piping goes to an outside collection tank where it can be neutralized before released to a general waste system or whether each lab sink can have a collection point and test point
• Evaluate the fire protection system for capacity based on the use hazard
ADDITIONAL CONSIDERATIONS FOR HIGH-RISE LABORATORIES
While high-rise structures can support various lab types, some typologies may not be feasible due to unique requirements. Certain labs demand significant structural reinforcement to support heavy equipment, while others involve highly vibrationsensitive tools that exceed typical high-rise performance criteria. Typologies requiring extensive, redundant air systems can be costprohibitive, and those with high chemical use may face building code restrictions. In some cases, these labs may be viable on lower or ground floors where such limitations can be better addressed.
IMAGING
NMRs, PET, and CT scanners are often very heavy, large pieces of equipment used in medical settings but are also increasingly found in scientific research laboratories. Delivery of these items to high-rise structures often proves difficult. Additionally, this equipment can have high vibration requirements which may be very difficult to achieve on existing high-rise floors.
MICROSCOPY AND LASER LABORATORIES
Microscopy equipment often face the same challenges as imaging equipment. This equipment, along with laser labs, are especially sensitive to vibrations and may not be suitable for upper floor locations without substantial structural stiffening.
VIVARIUM, CLEANROOM, AND BSL-3/4 LABORATORIES
These spaces require redundant and standby HVAC and electrical systems. This may require substantial amounts of new air handlers, exhaust systems, and new shafts in a high-rise location.
CHEMICAL STORAGE
Most model building codes limit chemical storage above the fourth floor of buildings. Where chemicals are allowed, they may require specialized exhaust. Chemical storage areas would be best suited for lower levels of a high-rise building but may require new fire wall barriers and dedicated exhaust.
BUILDING IMPACTS
Several building systems may be impacted by a potential conversion from high-rise office to laboratories. Upgrades and/or enhancements to building systems include:
• Site/Utility infrastructure
• Building superstructure and envelopes
• Architecture and interiors
• Mechanical ductwork and infrastructure/electrical systems and infrastructure
• Plumbing systems and infrastructure
INTANGIBLES
These potential building impacts could be offset and superseded by several intangible qualities inherent to high-rise office environments. These include:
• Optimal market visibility
• Location in the central business district
• Adjacency to social and cultural amenities
• Near mass and major local and regional transit systems
• Adjacency to market sector peers and corporate partners and clients
• Access to a large, educated workforce inherent to most urban metropolitan areas
THE LITTLE SCIENCE TEAM
DOUG DORNEY Science Studio Lead
MARIA PETERSON Senior Project Manager
MICHELLE HILLIARD Laboratory + Equipment Planner
DAVID BLANKFARD Structural Engineer
ABBY KODY Laboratory Interior Designer
JOE WAGNER Senior Lab Planner
GEORGE DUNCAN Laboratory Technical Architect
MILES GRUBBS Mechanical Engineer
BRENDEN ELLIOT Electrical Engineer
