Structural: A first critical step is to consider the building’s structural make-up. Labs typically require about 14′ of floor-to-floor ceiling space to fit in the additional MEP required of most life science facilities. Also, the addition of significant equipment will spur a review of the existing structure’s ability to absorb these new loads. We have used VDC and laser scanning to document existing conditions and model equipment placement and connections early in the design process to ensure proper spacing requirements. This, along with a constructability review, can help you assess the need for additional structural support to bear the increased loads of lab equipment, generators, and rooftop equipment. Labs require an increase in live load capacity above the typical office building.
MEP: A second focus in the pre-planning process is a strong master plan regarding the building’s core MEP systems because additional or upgraded infrastructure and plumbing and exhaust systems may be needed. Significant systems such as HVAC, electrical, including emergency power and possible tenant distribution panels, dedicated waste, gas and plumbing systems, will need a review and, likely, an upgrade to meet the life science and lab requirements. You will also want to ensure adequate space for additional HVAC, plumbing, and emergency power equipment. Routing these core systems is critical to ensure a highly efficient operation, minimizing space needs while providing flexible and effective systems for each tenant’s use. Coordinating these new space requirements with existing shafts, possible new shafts, and overall floor space planning is critical in the master planning process.
Core and Shell: Whether you are planning a complete fit-out or a Core and Shell approach, we recommend stacking cores as part of the master planning process. There is likely to be lost square footage even with stacked cores due to new shafts and lab support areas. We also plan for noise and vibration mitigation; this is especially important in a multi-tenant building. When planning for a future life science client, future logistics must also come into play. These considerations include the ingress and egress of material and equipment. Most lab operations create a high demand for large palletized material, equipment, and supplies, putting a premium on loading dock and elevator space and operations. Furthermore, depending on the type of lab space and other tenants within the building, additional separation of loading paths may be required to isolate high hazard materials from other lab or non-lab materials.
Cost Drivers: Inherently, the above items discussed will drive the cost of your project. New equipment, infrastructure and structural needs will add to the cost of the project. If you can pre-release equipment and MEP, that will expedite the speed to market allowing your revenue stream to start sooner. Focusing on revenue generation for our clients is a significant aspect of completing major infrastructure upgrades like this. We apply this focus to respecting current tenants within the building to ensure the continuation of current revenue while also balancing marketability and speed to delivery for future tenants. When considering existing tenants, substantial temporary barriers coupled with second / third shifts are often the solution but do trigger cost premiums on the work. Conversely, by advancing the base building improvements early and taking advantage of pre-release equipment packages, work can advance, thereby shortening the time to market as is essential in the high demand life science market.
Building demand for turnkey life science space was on the rise before the global pandemic hit. Now, with the ever-increasing focus on life sciences, we know how important it is to assess your project’s cost, define your schedule and review logistics quickly. We are builders who excel at complex, fast-track projects. If you have further questions about your upcoming office to lab conversion, please reach out to Preconstruction Executive Jim Gibson and Senior Project Executive Anthony Giuliano.
Click here to see our key considerations when converting office to lab space!
