250,000 Square Foot Residential/Office Tower

O,R&L provides comprehensive property management, engineering, maintenance and custodial services for the complex and accounting and financial services to the operating corporation for this 250,000 sq. ft., 16-story residential/office tower located in a major metropolitan city.

The first two floors of the building are commercially leased with the balance of the building cooperative residential units comprised of 238 privately-owned studios, and 1,2, and 3 bedroom apartment units. The site offers a 170 space on-site parking lot, 208 space off-site structured parking lot and an outdoor, built-in swimming pool.

O,R&L also provided the project management for an eight million dollar capital renovation project at the complex. The capital project consisted of the total replacement of the facility’s mechanical plant as well as major renovations to the exterior building facade and interior common areas.
  Facility Profile:
250,000 square feet


Mechanical Information:


Electrical -

460 Volt 3 Phase 4000 Amp service stepped down to 208/120 Volt


HVAC -
(1) low pressure brick-set Fitzgibbon dual-fuel steam boiler with hot water coil

Heat via steam to hot water heat exchanger (hydronic finned coil served via heating hot water risers)

15,000 UST

Centralized exhaust system with 6 roof mounted exhaust units

(5) Packaged Air Handlers servicing 1st & 2nd floors

Internal Water Cooled DX Towers

Apartment packaged A/C units with inverted fan blowers


Elevators -
Otis (2000 LB Cap @250 FPM)
(2) passenger
(1) freight


Fire -
ADT Universal Modular Fire Alarm Model 4520
50 HP 500 GPM Booster
Wet Standpipe System