creating spaces where innovation thrivesinnovation thrives
TRANSCRIPT
Creating Spaces Where Innovation ThrivesInnovation Thrives
Panel Members
WEXFORD SCIENCE+TECHNOLOGY1.
2.
33.
4.
WEXFORD
SCIENCE+TECHNOLOGY
WEXFORD SCIENCE+TECHNOLOGY is a private real estate
investment and development company that focuses on serving the
real estate needs of university, healthcare, science, and
technology based organizations.
WEXFORD
SCIENCE+TECHNOLOGY
Wexford Capabilities► Design, development and construction of research,
clinical and office facilities.
► Assemble high performance development teams to execute projects on an accelerated basis and within cost targets.cost targets.
► Financial capacity to fund projects without pre-committed financing.
► Advanced financing, tax and lease structuring expertise.
► Incentive program experience including Historic Tax► Incentive program experience including Historic Tax Credits, New Markets Tax Credits, Tax Increment Financing, and city, state, and federal economic development programs.
WEXFORD
SCIENCE+TECHNOLOGY
S i C t Science Center Science CenterScience Center
3535 Market StreetPhiladelphia, PA
Science Center3701 Market Street
Philadelphia, PA3711 Market Street
Philadelphia, PAInternational Flavors & Fragrances Inc.
New York, NY
University Technology Park at IITChicago, IL
Hershey Center for Applied ResearchHershey, PA
Washington University in St. LouisSt. Louis, MO
University of Maryland BioPark – Bldg I800 W. Baltimore Street
Innovation Research Park @ ODUOld Dominion University
BioResearch and Development Growth Park at the Danforth Center
St. Louis, MO
Innovation Research Park @ ODU – Bldg 2Old Dominion University
Norfolk VAUniversity of Miami Life Science
Research ParkUniversity of Maryland BioPark – Bldg II
801 W. Baltimore Street
yNorfolk, VA
Norfolk, VA Research ParkMiami, FL
Chuck Cole, AIA , President
University of Central Florida College of Medicine
Education & Labs
Florida Hospital Orlando Ginsburg Tower
Healthcare
H. Lee Moffit Cancer Center & Research Institute
Lab Design
Millenia Lakes Office Building
Commercial
Office Locations
WashingtonEight locations strategically located throughout the Mid Atl ti d S th t
R l i h
Mid-Atlantic and Southeast
Raleigh
CharlotteNashvilleGreenvilleBirmingham Atlanta
Orlando
RESEARCH FACILITIES DESIGN
•Laboratory Building Design Consultants
E t bli h d 1984•Established 1984
•Thirty-four Architects, Engineers, Designers
•Focused 100% on Planning and Design of Laboratories
•Twenty-Three Design Awards
•Collaborated with 200 Architectural Firms
•$10 Billion Construction Value
•$800 Million of Laboratory Equipment
•12 Million NSF of Laboratory Space•12 Million NSF of Laboratory Space
•More than 1,000 Projects in 45 United States, Canada, United Kingdom, Australia, Kuwait, Malaysia and EgyptMalaysia and Egypt
Location/Site Selection/Financing IssuesSelection/Financing Issues
WEXFORD
SCIENCE+TECHNOLOGY
Successful environments for commercialization
► Active & expanding quality research at the sponsor university► Active & expanding quality research at the sponsor university
► Knowledge-based communities: work/live environment balanced in a campus setting
► Range of lab/office product to accommodate the evolution of emerging life science companies
► Mix of tenants: young/mature life sciences IP VC► Mix of tenants: young/mature, life sciences, IP, VC, other tech research
Q1
WEXFORD
SCIENCE+TECHNOLOGY
What differentiates University-based Life Science Parks?
► Access to AMC and University leadership
► Collaboration/Commercialization opportunities► Collaboration/Commercialization opportunities
► Access to human capital
► Continuity of environment► Continuity of environment
► Experienced developer
► Speed to market► Speed to market
Q1
WEXFORD
SCIENCE+TECHNOLOGY
Amenities and Systems Provided
►Flexible development model in tune with►Flexible development model in tune with Life Science commercialization
►Accelerator Lab & Soft Landing suites
►Conference and seminar space to encourage p gand facilitate intellectual interaction
►Retail facilities: restaurant, wine bar, café, tenant-oriented
►Pre-developed built-in lab systems capacity: power, loading, exhaust
►Accelerated delivery
►LEED Certification at Silver or higher
Q2
WEXFORD
SCIENCE+TECHNOLOGY
Financing & Public Support
S b idi i ifi t t f d l t j t► Subsidies are a significant aspect of our development projects
► Grants and low-interest loan savings pass to young companies as subsidized rents
► Results in lower cost space for early-stage development in otherwise expensive space
► Ultimate goal is to make lab space more accessible and affordable to young companies
Q3
WEXFORD
SCIENCE+TECHNOLOGY
Elements of Financing Options:►New Market Tax Credits (NMTC)
►Industrial Development Authority tax-exempt bonds
►Tax Increment Financing (TIF) Program
►Welcome Fund or other EB-5 Programs
►Programs are focused on job creation/economic stimulus
Q3
Design Issues
Chuck Cole, AIA , President
Architectural Design for Collaboration
Q1
Architectural Design for Collaboration
Q1
Architectural Design for Collaboration
Q1
Architectural Design for Collaboration
Q1
Managing Project Budgets – Economic Climate
72%72%
54%54%
62%62%
33%33%39%39%
43%43%
37%37%
40%40%
54%54%
47%47%
39%39%
24%24%24%24%
32%32%33%33%
30%30%
37%37%
37%37%36%36%
37%37%
32%32%
31%31%26%26%25%25%
6%6%7%7% 13%13%
15%15%
4%4%11%11%
21%21%22%22%
27%27%
0%0%5%5%3%3%1%1%
5%5%5%5%1%1%1%1% 1%1%
4%4%3%3%
3%3%
Q2
Managing Project Budgets – Through Design Phases
$452 72$452 72$463.65$463.65 $461.39$461.39
$325.00$325.00
$421.27$421.27$452.72$452.72
$428.53$428.53 $477.60$477.60
$215.28$215.28$253.95$253.95 $259.76$259.76 $259.76$259.76
$273.81$273.81 $276.58$276.58$256.74$256.74
Q2
Managing Project Budgets – Program Elements
8%1%
5%100%
Building Support/Services
Social Spaces
30%
8%
15%
6%
80%
90%
100%
Special Features
Admin
12% 20%
10%
60%
70%
Lab Support
Labs
11%
40%
50%
38%44%
10%
20%
30%
0%
10%
Genetics & Cancer Biomedical Sciences Q2UF Genetics & Cancer Research Institute UF Biomedical Science Building
Managing Project Budgets – Building Systems
Biomedical Sciences BuildingGenetics Institute & Cancer Research Center
8” loor
8” -Flo
or
Typical Wall Assembly:• 8” Brick-Faced Precast
Concrete Panel• Bituminous Dampproofing
Typical Wall Assembly:• Standard Modular Brick
• 2” Air Gap• Drywall Sheathing
15’-1
3/8
Floo
r-to
-Fl
14’-8
Floo
r-to
-Bituminous Dampproofing• Batt Insulation with
Impaling Pins
Drywall Sheathing• Vapor Barrier
•Batt Insulation set within Wall Cavity
Q2
Managing Project Budgets – Building Systems
Biomedical Sciences BuildingGenetics Institute & Cancer Research Center
Q2
Shared Features – Specialty Lab
3.1Q3
Shared Features - Greenhouse
3.2Q3
Shared Features – Animal Holding
3.3Q3
Shared Features – Animal Procedure Suite
3.4Q3
Shared Features – Robotics
Q3
Building Contract & Cost IssuesIssues
Delivery Methods
• Design-Build• Construction Management
at Risk• Construction Management
– AgencyAgency • Hard Bid
Q1
Typical Laboratory Facility
• Cost• Laboratory Features• Up-fit• Retrofit
Q2
Lab Facilities Issues
Laboratory Construction Cost Trends
Industry - Profit Driven
Range: $143/GSF – $422/GSFAverage: $289/GSF
Q1
Laboratory Construction Cost Trends
Academic – Institution & PI Driven
Range: $182/GSF – $592/GSFAverage: $364/GSF
Q1
Laboratory Construction Cost Trends
• Current Market Conditions: 10% - 15% Discount
• Current Escalation Predictions: 2% - 3% Annually
FAU-UF JOINT USE FACILITY, DAVIE, FL$310 / GSFUNDER CONSTRUCTIONUNDER CONSTRUCTIONSCHENKEL SCHULTZ ARCHITECTSPIRTLE CONSTRUCTION COMPANY
FAU HARBOR BRANCH RESEARCH FACILITY , FT. PIERCE, FL$335 / GSFIN DESIGNPGAL ARCHITECTSBALFOUR BEATTY CONSTRUCTION
Q1
Construction Cost Drivers – Laboratory Density
Total Laboratory NSF / Building GSF - Industry
• Office requirements• Amenities• Building support• Building support• Wet vs. dry vs. “damp”
Range: 0.12 – 0.53Average: 0.35
Q2
Construction Cost Drivers – Laboratory Density
Total Laboratory NSF / Building GSF - Academic
• Office requirements• Amenities• Building support• Building support• Wet vs. dry vs. “damp”
Range: 0.16 – 0.54Average: 0.36
Q2
Construction Cost Drivers - Efficiency
Net to Gross - Industry
• Circulation• Mechanical / electrical requirements• Amenities• Amenities• Climate
Range: 0.43 – 0.86Average: 0.62
Q2
Construction Cost Drivers - Efficiency
Net to Gross - Academic
• Circulation• Mechanical / electrical requirements• Amenities• Amenities• Climate
Range: 0.32 – 0.78Average: 0.59
Q2
Li C fi ti
Construction Cost Drivers - EfficiencyLaboratory Suite Configurations:Linear Configurations:
• Efficient Floor Plates• Central Public Corridor• Contiguous Support Typical
G d A
Laboratory Suite Configurations:
• Highly Efficient Floor Plates• Internal Corridor used for Support• Integral Support• Limited Access• Clustered Offices
• Good Access• Distributed Offices
BIOGEN IDEC PHARMACEUTICALS THE SCRIPPS RESEARCH INSTITUTE
CHILDREN’S MEDICAL INSTITUTE FOR EDUCATION AND RESEARCH (CMEIR)STANFORD UNIVERSITY CENTER FOR CLINICAL SCIENCES RESERACH Q2
Construction Cost Drivers – Laboratory Support
Laboratory Support / Laboratory + Laboratory Support – Industry
• Specialized procedures• Equipment & instrumentation• Shared vs dedicated spaces• Shared vs. dedicated spaces• High services vs. low services
Range: 0.09 – 0.66Average: 0.35
Q2
Construction Cost Drivers – Laboratory Support
Laboratory Support / Laboratory + Laboratory Support – Academic
• Specialized procedures• Equipment & instrumentation• Shared vs dedicated spaces• Shared vs. dedicated spaces• High services vs. low services
Range: 0.11 – 0.78Average: 0.38
Q2
Key Laboratory Design Issues Modular planning Modular planning Floor to floor height Exhaust requirements Exhaust reintrainment Vibration Vibration Material handling & flow Hazardous materials Biocontainment Clean environments Clean environments Animal facilities Security Collaboration Sustainable design Sustainable design Flexibility
Q3
Flexibility – Casework SolutionsMOBILE / FLEXIBLE CASEWORK• Reconfiguring of casework expected• Movable bench/cart component• Movable underbench storage unitsMovable underbench storage units• Service distribution typically overhead• Power, data, piped services
Q4
Flexibility – Expansion / Contraction Concepts
• Open labs with good daylighting• Offices accessible from lab and corridor• Lab entry for equipment or storage
B d li h i ffi• Borrowed light into offices• Very common• Expandable into suites
Q4
Flexibility – Expansion / Contraction Concepts
• Open labs with good daylighting• Offices accessible from lab and corridor• Lab entry for equipment or storage
B d li h i ffi• Borrowed light into offices• Very common• Expandable into suites
Q4
L C t Fi i h
Flexibility – Pilot Plants• Low Cost Finishes• Robust Services• Logistical Support• Research LabsResearch Labs• Business Support
Incubator Building, NISTAC (National Institute for Strategic Technology Acquisition and Commercialization)Kansas State University Research Park
Q4
BIM in Innovative Spaces
Document Preparation | 2D vs. 3D/BIM
The Traditional Model: Separate 2D models created The BIM Model: A single multi-discipline
Biomedical Sciences BuildingGenetics Institute & Cancer Research Center
by different design disciplines.
Structural Mechanical
g3D model
Structural Model
Mechanical Model
Architectural Model ElectricalElectrical
Model
4.1L4_cc
Document Preparation | 2D vs. 3D/BIM
3D BIM WALL OBJECT2D CAD WALL
Biomedical Sciences BuildingGenetics Institute & Cancer Research Center
Drawn separately in plan and elevation
No data associated with elementSame element appears in plan, elevation, 3D views, renderings.
Data behind element can be scheduled, allow for take-offs.
Revisions made in one location and updated everywhere.
L4_cc
Document Preparation | 3D BIM - Multi-Discipline Collaboration/Coordination Process
ArchitecturalModel
StructuralModel
Mechanical Model
Combined Virtual Model
L4_cc
Document Preparation | Clash Detection
L4_cc
BIM (Building Information Modeling)
• Onsite BIM Model and Operator• Clash Detection• Reduction of RFI’s• Prefabrication of Material
and Equipmentand Equipment• Constructability Reports / Reviews• Reduction of Cost• Shortening of Construction Schedules• Site Logistics Planning
L4_mh
LEED in Innovative Spaces
Owner Requirement | LEED Certification
CategoryGENETICS INSTITUTE & CANCER RESEARCH CENTER BIOMEDICAL SCIENCES
LEED Version
Sustainable Sites
Water Efficiency
Version 2.1
8 Points
3 Points
Version 2.2
12 Points
5 Points
Energy & Atmosphere
Materials & Resources
Indoor Environmental Quality
2 Points
3 Points
8 P i t
6 Points
7 Points
12 P i tIndoor Environmental Quality
Innovation & Design
Total Points Earned
8 Points
2 Points
26 Points of 69 Possible
12 Points
5 Points
47 Points of 69 Possible
Project Target
Certification Level
Certified
Certified
Silver
Gold
Green FactsLD_cc
LEED
Purpose of LEED…To accelerate the implementation of green building policies,
t h l i t d d d d i tiprograms, technologies, standards, and design practices.
LD_MH
Creating Spaces Where Innovation ThrivesInnovation Thrives