Two 6-story speculative R & D towers of 210,000 sq ft and 240,000 sq ft along San Francisco Bay. The project was designed to achieve a maximum level of flexibility to account for any tenant’s laboratory requirements. The systems were selected to be modular and expandable to keep the first-time cost low and overall efficiency high. The chilled water and heating hot water plants are primary variable flow systems.  A 2,400-ton chilled water system and 28-million MBH heating hot water plant were designed for each building. The supply air and exhaust air systems were designed for variable air volume with pressurization control with 800,000 CFM of airflow anticipated.