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Evaluation Criteria for Laboratory Adaptive Re-Use
Facilities
David Bendet, AIA, and Richard Powers, Hellmuth, Obata + Kassabaum
The vast majority of research and development laboratory projects
are constructed within existing operating facilities, existing buildings,
or newly developed projects that were initially designed for other
uses, not as new Greenfield construction. Each adaptive reuse or
renovation project presents both unique challenges and opportunities
that need to be considered during the feasibility, site selection,
and pre-design phases. Similarly, each existing facility inherently
has varying ability to support the implementation of highly energy-efficient
and sustainable construction.
Advantages of Adaptive Reuse include lower construction costs,
physical constraints limit program creep, fewer unanticipated external
problems to be resolved, and shorter design and construction durations.
This presentation will focus on some of the key challenges, lessons
learned, and opportunities found on case study projects, in order
to help evaluate potential project sites, and how to work within
existing or operational facilities, in a manner that will enhance
adaptive reuse within a sustainable framework.
Examples of topics to be addressed include the following:
- Size and Cost: Gross vs Net SF, Expansion Opportunities, Lease
Rates, Utilities, and Other Fees.
- Code Compliance: Zoning and Land-Use Restrictions, Compliance
with Current Building Codes, Evaluation of Occupancies, Life Safety
and Exiting, Regulatory Agency Jurisdiction, and Community Relations
Requirements.
- Site / Accessibility: Location, Convenience, Accessibility,
Safety, Landscaping, Transportation, Vehicular and Pedestrian
Access, Parking, Service and Loading Areas, Waste Handling, Hazardous
Materials Disclosure, Local Air Quality and Air Circulation Patterns.
- Architectural: Architectural Character, Reuse of Existing Materials,
Security Systems, Location of Stairs and Elevators, Depth / Width
of Typical Floor, Availability of Natural Light, Glazing and Thermal
Insulation, Existing Bathrooms and Shower Facilities, Condition
of Moisture Protection.
- Structural: Structural and Seismic Adequacy, Vibration Characteristics,
Adequacy of Roof Structure to Support Equipment, Floor-to-Floor
Height, Fire Protection Rating of Existing Floor Slabs, Existing
Floor Flatness, Location of Lateral Resisting Elements and Column
Spacing for Ideal Module Size.
- M/E/P/FP: Utilities Distribution Including Shafts and Plenum
Space, Primary Building Equipment Expansion Opportunity, Power
Supply, Standby Power Generation, Lab Waste Infrastructure, Water,
Gas, Sewer and Storm Drainage, Telecommunications Infrastructure,
Water Flow Rate, Fire Protection, Fire Alarm, Smoke Control.
- Construction Waste Management.
Labs21 Connection:
If you are working with an existing building shell or operational
facility within which you are to develop your project, or if you
are evaluating potential adaptive re-use sites for your project,
this presentation will assist you by providing a comprehensive outline
of the unique issues that affect the ability for laboratory facilities
to be successful and achieve the high goals of energy efficiency
and sustainable design.
Working within operational facilities requires special consideration
for maintaining cleanliness and limited disruption to operational
processes. Projects within leased facilities require special attention
to the scope of work split between users and building owners, as
well as special design guidelines imposed by the building owners
and regulatory agencies. Many times, these guidelines or other regulations
may be in conflict with the goal to establish excellence in energy
performance. As such, this presentation will focus on achievable
goals for facilities within the following sustainability topics:
Site Selection, Materials and Resources, Building Reuse, Construction
Waste Management, and Resource Reuse.
Biography:
David Bendet, AIA, LEED™ AP, is a Senior Associate
for Hellmuth, Obata + Kassabaum in San Francisco. As a practice
leader of HOK's Science + Technology Group, David's expertise includes
the planning and implementation of Quality Control/Quality Assurance
guidelines for architectural design and project delivery.
As Project Manager, David provided team leadership on a number
of successful projects, including Merck's Rosetta Facility in Seattle,
R&D Magazine's "Lab of the Year" award winning Genencor
International's Technology Center in Palo Alto, ZymoGenetic's Pilot
Plant in Seattle, UCSF's Campus Community Center in Mission Bay,
Alza's Biocenter in Mountain View, Applied Biosystems R&D Campus
in Pleasanton, a handful of Laboratory Fit-Out Projects throughout
the Bay Area, as well as projects on the Stanford University Campus
and around the Stanford Research Park.
David is actively involved as guest lecturer and student mentor
for the Civil and Environmental Engineering department at Stanford
University. He has a Bachelor's Degree from the University of Colorado
at Boulder, and a Master's Degree from the University of California
at Berkeley.
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