Several well-known factors have contributed to the rebound of
Brooklyn real estate including increased employment opportuni-ties,
improved transportation assets and rezoning laws that spurred a
flurry of construction projects (Barclays Center, all of
Williams-burg) across New York Citys largest borough. Certainly on
the residential side, the market has experienced a monumental shift
with the advent of high-end properties and offerings in
neighbor-hoods you wouldnt have expected. Buildings are being taken
to new heights literally, as in the case of 388 Bridge Street,
Brook-lyns tallest residential tower at 53 floors, and figuratively
in terms of their quality and price.
MG Engineering (MGE), New York City-based MEP and IT con-sulting
engineers, is closely involved in some of the citys most prized
residential developments, and for the last ten or so years has been
quietly transforming the landscape of Brooklyn real estate from the
inside out.
When you think about the luxurification of residential
prop-erties, elaborate materials come to mind: marble and moldings,
chefs kitchens, custom closets and amenities. But thats only whats
visible to the naked eye. Ask any engineer and he or she will tell
you, the magic is in the unseen construction materials, mechanical
systems and technology. The goal of this piece is to shed light on
a few aspects of the unseen, raising the level of un-derstanding
for brokers and their clients.
Starting with, what does that mean?MEP is the abbreviation for
Mechanical, Electrical and Plumbing, and represents the trades and
disciplines associated with everything from heating, cooling and
ventilation (Mechanical), to life safety (Fire Alarm) and power
distribution (Electrical), to storm and san-itary drainage and
water supply systems (Plumbing). IT, short for Information
Technology, refers to telecommunications and other increasingly
sophisticated base building technology requirements.
Nearly 25 years Behind The ScenesMGE designers and engineers are
especially qualified to solve to-
days varied and complex engineering problems. Each of the four
Principals has between twenty and thirty-five years of experience,
and in some cases, life-long backgrounds in engineering. Michael
Gerazounis, PE, LEED AP; Peter Gerazounis, PE, LEED AP; Mi-chael
Marino, LEED AP and Bruce W. Jaffe have been together under the MGE
umbrella since its inception nearly 25 years ago. Peter and Mike G.
are brothers; Bruce and Mike Marino have worked together for more
than 30 years.
MGE has experienced steady growth in its lifetime. They employ
125 people and were recently recognized by Crains 2014 Best Places
to Work in New York City. While a majority of MGEs projects are in
corporate offices/tenant fit outs, theres an allure to residential
shared by the professionals involved in these projects. Residential
is like building a Swiss watch; space is at a premium, said Bruce
Jaffe, Principal at MGE. Every cubic inch of volume needs to be
considered.
Whats the difference?No one would argue that commercial space in
New York City isnt valuable. However by nature commercial spaces,
with an average life span of 5-10 years, are designed to be
adaptable. Developers build in excesses to allow for installation,
modification and con-struction over time. Compare that with
residential spaces, de-signed for a life span of 20, 30, 40 years,
the latter are intentionally less forgiving and therefore more
valuable.
In nearly any construction project, the mechanical equipment
nec-essary to heat, cool and ventilate a building represents the
biggest single cost, commands the largest amount of floor area and
is the most observable by its occupants, Peter Gerazounis, PE, LEED
AP, Prin-cipal, pointed out. Its what people feel hot, cold, draft,
dryness.
Until recently, PTAC (Perimeter Terminal Air Conditioning) was
the developer standard in New York City for heating and cooling
residential buildings. PTAC is a packaged air conditioning unit
installed through the wall. PTACs are economical, easy to install
and maintain, and allow for controlling energy expenses
room-by-
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room. While PTAC is still the go-to system for moderately priced
residential construction, architects, owners and engineers began
seeking newer, improved technology for the higher-end projects and
properties.
Enter VRF (Variable Refrigerant Flow). VRF systems run on
re-frigerant piping, easy to conceal in walls and ceilings. Routing
less ductwork allows for higher ceiling heights, the Holy Grail of
architectural design. In addition to providing optimal control and
quiet operation, all costs associated with heating and cooling
re-main with an apartments occupants, benefitting building owners
bottom line and resulting in lower common charges.
Back to 388 Bridge StreetMGE is the design engineer for the
newly constructed 388 Bridge Street in Brooklyn, which opened last
fall. When MGE got involved almost six years ago, PTAC had been
specified for the entire job (approx. 70% rental, 30% condo).
Having reviewed the pro forma, MGE subsequently recommended and
pushed through VRF for the condo portion of the development. Not
only for the reasons above did it make sense, but the owner can
market the units at higher level. We like to think of ourselves as
Developer Engineers, Mr. Jaffe resounded. 388 Bridge Street is an
astounding success and has contributed to the changing complexion
of downtown Brooklyn.
Other unique engineering features include two rooftop wind
tur-bines. The turbines power an elaborate exterior lighting scheme
that combines flair and functionality to establish the buildings
place in the Brooklyn skyline certainly seen.
Origins of a TrendNew York City is historically a place of
wealth and ambition, where luxury is flaunted and satisfying want
often overwrites log-ic. This is certainly true of the high-end
real estate market. When clients say I want, developers do the
math, how many dollars per square foot can I make on this deal? MGE
analyzes the fi-nancial impact of amenities and features on behalf
of developers and brokers in order to help determine maximum profit
margin. Radiant floors, ducted exhaust, gas dryers and appliance
packages (how many wall ovens?), all fall under their purview.
Every project requires them to live, breathe and think like the
owner, architect, acoustician and broker. However to the folks at
MGE, it feels like human engineering above all.
MG Engineering D.P.C.116 West 32nd StreetNew York, NY 10001Tel:
212-643-9055www.mgedpc.net
A South-Eastern View Of A Brooklyn Landscape In Transformation
From The Boroughs Tallest Tower
