How MEP Engineering Adapted a 24,000 Sq. Ft. Movie Theater for 810 Billiards & Bowling
SECTOR
Commercial, Entertainment
LOCATION
California
FACILITY SIZE
24,000 sq. ft.
PROJECT TYPE
Retrofit
SERVICES
MEP Engineering
TIMELINE
8 weeks, including coordination
Project Overview
A 24,000 sq. ft. portion of a former two-story movie theater was converted into a new 810 Billiards & Bowling entertainment venue in California, featuring bowling, gaming, food, and beverage spaces.
The space originally operated as part of a larger common facility, with building services shared across the property. The new tenant needed independently functioning systems while making maximum use of the infrastructure already in place.
The challenge was that the existing as-built information did not consistently match site conditions. The MEP design therefore had to be developed around what was actually present while accommodating new tenant requirements and avoiding unnecessary construction.
The Challenge
Shared Building Systems
The former movie theater relied on shared building services. The new tenant required dedicated MEP systems and electrical accounting within its own space while maximizing the use of existing infrastructure.
Existing Conditions and Construction-Stage Discoveries
The as-built drawings differed significantly from actual site conditions, making the location, availability, and condition of existing infrastructure unclear. During construction, additional existing cables, equipment, and distribution paths were identified, affecting the planned MEP design and requiring the team to reassess existing conditions before proceeding.
California Electrical Code Compliance
The existing electrical service had sufficient capacity for the new tenant, but the tenant configuration created a submetering requirement. The electrical service arrangement also had to meet California electrical code requirements and align with requirements from the local utility company and building inspector.
HVAC Distribution Around the Mezzanine
Existing HVAC units served areas above the mezzanine, while the space below did not have adequate service. The mezzanine created a physical constraint for extending existing services into the lower-level areas, adding complexity to the HVAC engineering and commercial HVAC design requirements.
Evolving Gaming Requirements
Gaming equipment requirements continued to change during the design process, increasing electrical demand and creating changing requirements for panel capacity and electrical loads.
Kitchen Plumbing Infrastructure
The kitchen required grease interceptors, but there was no existing dedicated space available. The interceptor location therefore had to work within the constraints of the existing plumbing infrastructure.
The MEP Engineering Approach
Establishing Independent Tenant Systems
Multiple site visits were used to trace existing MEP systems and reconcile drawings with actual conditions. The MEP design was then developed around the tenant boundary while retaining reliable existing infrastructure wherever practical.
Reworking Existing HVAC Around the Mezzanine
The initial HVAC design was based on two existing units within the demising wall. Coordination with the landlord identified four existing units that could be used, requiring the HVAC engineering approach to be revised.
For the lower-level space, a dedicated vertical shaft was introduced at the edge of the mezzanine to bring services down from the roof level. This created a coordinated pathway for multiple services while avoiding new roof penetrations. The approach also supported the commercial HVAC design without requiring the building to be unnecessarily rebuilt.
Making Existing Electrical Capacity Work
The existing electrical service had adequate capacity for the tenant. Instead of introducing a new major utility service, the design was revised to incorporate tenant submetering following plan review and coordination with the client, local utility, and building inspector.
Designing Around What Already Worked
Not every part of the building needed to be redesigned. The double-height bowling area and other areas where existing infrastructure performed adequately were largely retained. This allowed the MEP engineering services to focus on areas where modification was actually necessary.
Project Outcomes
- Existing Infrastructure Maximized: Viable HVAC, electrical, and building systems were reused wherever practical.
- Major Electrical Upgrade Avoided: Existing service capacity was leveraged through submetering rather than requiring a separate major service installation.
- Roof Penetrations Minimized: Existing rooftop services were reused and consolidated through a coordinated shaft strategy.
- More Usable Space Delivered: Entertainment areas, including the bowling and double-height spaces, retained their intended layout.
- Lower Installation Complexity: Coordinated service routing and optimized plumbing locations reduced unnecessary piping, penetrations, and installation work.
- Construction Discoveries Managed: Newly identified site conditions were evaluated during construction, allowing viable existing infrastructure to be incorporated without automatically triggering major redesigns.
Table of Contents
Need MEP Design for an Entertainment Venue?
Project Journey
Establishing the Design Basis: Site investigations were conducted to reconcile existing drawings with actual conditions and establish the tenant's service boundaries.
Establishing Independent Tenant Systems: MEP systems were developed around the tenant boundary while maximizing the use of existing infrastructure.
Design Evolution: Landlord coordination identified additional HVAC units, while plan review introduced the submetering requirement. Mechanical and electrical designs were updated accordingly.
Construction Coordination: Weekly client coordination helped the team respond to field discoveries, incorporate viable existing infrastructure, and keep engineering updates aligned with construction.
Planning a Commercial Retrofit Around Existing Infrastructure?
Retrofit MEP engineering is rarely about designing everything from scratch. It starts with understanding what the existing building can actually support, identifying what is worth keeping, and determining where new systems or modifications are genuinely necessary.
Frequently Asked Questions
MEP engineering for an entertainment venue can include mechanical, electrical, and plumbing design, along with coordination of existing building systems, tenant requirements, equipment loads, and applicable code requirements.
MEP design can begin with detailed site investigations to establish which existing systems are functional and suitable for reuse. This allows the design to focus new work on areas that actually require modification.
Existing HVAC equipment can be evaluated for capacity, location, distribution, and compatibility with the new tenant layout. Where the equipment is suitable, HVAC engineering can incorporate it into the new design instead of replacing it unnecessarily.
Commercial HVAC design must account for actual site conditions, existing equipment, available distribution paths, space constraints, and the requirements of the new use. Coordination becomes particularly important where existing structures such as mezzanines limit routing options.
It can, depending on the available capacity and the tenant's electrical requirements. In this project, the existing service had sufficient capacity, while submetering was introduced to support the new tenant's electrical accounting requirements.
Existing drawings may not always reflect current site conditions, particularly in retrofit projects. Site investigations help establish the actual location, condition, and availability of existing MEP infrastructure before the design is finalized.