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