Life Science Playbook | Cushman & Wakefield

Life Science Playbook | Cushman & Wakefield



PROPERTY PLAYBOOK A. Training Programs B. Property Transition C. Management Operations

a. Tenant Relations and Retention b. Tenant Move In/Move Out c. Cleaning Standards d. Waste Removal e. Regulatory Requirements f. Risk Management g. Security and Emergency Preparedness h. Marketing and Leasing

D. Engineering Operations E. Health Safety Security and Environmental (HSSE) F. Project and Development Services G. Environmental, Social and Governance (ESG) and Sustainability

APPENDIX Tenant Landlord Responsibility Matrix Tenant Handbook

Environmental/Hazardous Materials Questionnaire Example Scope of Work: Cleaning Requirements

Fire and Life Safety Plan Engineering Operations

Gas Cabinet testing Biosafety Manual Chemical Hygiene Plan ECD Commissioning Lab Deactivation and Move Guidelines

HSSE Laboratory Safety Program HSSE Laboratory Safety Self-Inspection Checklist Life & Technology Sciences Project Management Guidelines

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SUPPORTING INNOVATION WITH FOCUSED EXPERTISE Real estate is a complex and essential aspect of a product’s journey to market. In the life sciences sector, the highly specialized, long-term fixed assets of the real estate portfolio figure prominently on the balance sheet. The fundamental real estate challenge for the life sciences sector is to ensure the greatest measure of flexibility for these expensive investments and the ideal alignment between the business and its assets. In working for Life Sciences clients, our property teams are supported by a robust Life Sciences Practice group. Beyond property management, Cushman & Wakefield (C&W) can provide your client real estate strategy, transaction structuring, financial services, and property management services geared to the specific operational and business requirements of life science clients. ABOUT OUR LIFE SCIENCES LEADERSHIP Our Life Sciences Practice group is led by an experienced national advisory council with cross functional real estate expertise. With experts in every area—from brokerage and capital markets to valuation & advisory, property management, engineering, and construction management—our experts have the skills needed to meet your clients’ complex real estate needs. The advisory council model, with multiple Subject Matter Experts across multiple backgrounds, ensures we put our clients first. Our on-the-ground teams in every major life sciences hub and emerging market are able to tap into these resources to provide consistent and comprehensive real estate services to our clients As a manager of a life sciences property, your focus helps meet all client production standards, as well as regulatory and compliance requirements. We help clients run labs, clean rooms, data centers and manufacturing facilities with reliable uptime. Beyond property management, our experience with some of the world’s most successful life sciences companies means we have first-hand experience addressing these challenges throughout the asset lifecycle. Our robust offering helps meet all client production standards, as well as regulatory and compliance requirements. Our highly skilled technical staff is backed by corporate subject matter experts who champion the latest technological advancements in the industry. We work closely with clients to understand specifications, standard operating procedures and how to best clean and maintain each environment within a facility. As a result, we help you run labs, clean rooms, data centers and manufacturing facilities with reliable uptime.

• Biopharmaceutical • Biotechnology • CRO/CMO • Medical devices • Pharmaceutical

• Lab • Office • Manufacturing • R&D • Vivarium



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In addition to standard property management training, additional training programs are mandated for team members on Life Sciences property management teams, based on asset type.

ASHE TRAINING CERTIFICATION (HEALTHCARE AND LIFE SCIENCE) All engineers working in a healthcare environment are required to successfully complete the ASHE Certification: Certified Health Care Physical Environment Worker Training & Exam. ASHE’s certified worker program is unique because it is focused on patient safety and is the only certification of its kind backed by the American Hospital Association. Cushman & Wakefield maintains a 100% compliance rate. Additional Training Programs are outlined in Section E: Health Safety Security and Environmental (HSSE) of this Playbook


Cushman & Wakefield uses a standardized Property Transition Playbook to onboard all new properties. This process includes the Property Transition Checklist, containing several sections customized and organized by the responsible transition team member. The tasks are high-level and break down into each necessary sub-task. As a best practice, each member of the transition team should expand and view all sub-tasks before beginning. The Transition Coordinator will upload the completed checklist to the property record in CT Yardi for reference. RESPONSIBILITY MATRIX For Life Science assets, the Transition Coordinator will also create a matrix of tenant versus landlord responsibilities. SIXTEEN-POINT CHECKLIST At all C&W managed lab buildings, the property teams follow a detailed 16-Point Checklist which includes all required documentation for submittal, landlord review, engineering review, required permits, submittal of manufacturers operations and maintenance manuals, logging equipment maintenance into a building preventative maintenance program, and whether the equipment will be removed by the tenant at lease expirations. This document must be signed off by the tenant, tenant’s project manager, property manager and the building owner. While a rigorous process, it ensures all critical parties are involved and all building improvements are completed correctly without impacting building systems capacity. In the unlikely event a tenant proceeds without providing proper documentation and landlord consent, we recommend the lease language include a default & cure provision. Such provisions will go a long way toward protecting the landlord, so tenant alterations won’t negatively impact the building; its operations, systems and tenants. Life Sciences Responsibility Matrix

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B. PROPERTY TRANSITION (CONT.) • Do not prevent other tenants from “quiet enjoyment?” By following the 16-point checklist, any issues impacting tenant “quiet enjoyment” can be taken into consideration and addressed/accounted for (see #4). Below outlines the 16-point checklist:

16 Point Checklist for Tenant Improvements







1 Proper submission of documents including design details and specifications for landlord review 2 Proper submission of required permits, certificates and approvals from governmental authorities 3 Compensation insurance (covering all persons to be employed by Tenant, and Tenant’s contractors and subcontractors in connection with such Alteration), comprehensive public liability (including property damage coverage) and builder’s risk insurance coverage (issued on a completed value basis) all in such form, with such companies, for such periods and in such amounts as Landlord may reasonably require, naming Landlord, Landlord’s managing agent, and their respective employees and agents, any mortgagee as additional insureds 4 Have improvements been reviewed by landlord directed building engineer of record to confirm the requested improvement will not adversely affect the building or tenants quiet enjoyment within the building? 5 Copies of paid invoices covering all of the Alterations, and such other documents and information as Landlord may reasonably request. 6 Final waivers of lien from all contractors, subcontractors and material suppliers performing work or providing material in connection with the Alterations 7 Proof of the satisfactory completion of all required inspections and the issuance of any required approvals and sign-offs by Governmental Authorities with respect thereto 8 Additional metering/sub-metering in place to monitor usage for tenant reimbursement/billing? 9 As-built plans and specifications for such alterations provided by tenant 10 Operational and Maintenance Manuals provided by tenant? 11 Written certification in the form of the AIA Document G702 (or, if such document is no longer in use, such other form as Landlord shall reasonably approve) from Tenant’s architect stating that (A) the Alterations have been completed in accordance with the plans and specifications approved by Landlord, (B) such work has been paid in full by Tenant, and (C) all contractors, subcontractors and materialmen have delivered to Tenant waivers of lien with respect to such work (copies of which shall be included with such architect’s certification) 12 Tenant to provide documentation confirming the improvement/ equipment has been correctly placed in to use. Commissioning, Qualification and Validation (CRV) certification? 13 Has improvement, if mechanical, roof or otherwise, been added to building preventative maintenance program to confirm/track required maintenance schedule? 14 Is improvement to be maintained by tenant? If so, has maintenance schedule been provided? 15 Tenant shall pay to Landlord or its designee, as additional rent, within thirty (30) days after request therefor, all out-of-pocket costs actually incurred by Landlord in connection with Tenant’s Alterations including, without limitation, costs incurred in connection with (a) Landlord’s review of the Alterations and plans therefor (including review of requests for approval thereof) and (b) the provision of Building personnel during the performance of any Alteration to operate loading docks or otherwise to facilitate any Alterations. [In addition, in connection with the Initial Installations only, Tenant shall pay to Landlord or its designee, upon demand, an administrative fee in the amount of one percent (1%) of the total costs and expenses of the Initial Installations, in respect of the performance of the Initial Installations and the scheduling of equipment, facilities and personnel in connection therewith.] If allowable in the Lease. 16 In addition, in connection with the Initial Installations only, Tenant may elect to have Landlord serve as the construction manager in connection with the performance of the Initial Installations. In respect of Landlord or its designee serving as the construction manager for the Initial Installations, Tenant shall pay to Landlord or its designee, an administrative fee in the amount of three percent (3%) of the total costs and expenses of the Initial Installations, which amount shall be deducted from Landlord Contribution. If allowable in the Lease. Comments or additional project details:

C U S H M A N & W A K E F I E L D | 2 2




Tenant Project Manager Representative:



Building Representative:



Landlord Representative:



C U S H M A N & W A K E F I E L D | 2 3

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a. TENANT RELATIONS & RETENTION A strong tenant relations program is key to increasing tenant retention, reducing capital costs, and ensuring maximum return on investment for clients. The ideal program should include a tenant contact matrix, tenant visitation schedule, planned tenant appreciation events, routine inspections of leased premises, and floor inspections to ensure contracted services are performing beyond expectations (e.g., janitorial, window washing, engineering for lights out, light plumbing, etc.). The tenant relations program should include frequent communication between the property manager and leasing agent. More information on establishing a relationship with the leasing agent can be found in our Property Operations Manual, Section 9: Marketing & Leasing.

• Section 1: Tenant Relations • Section 2: Tenant Retention • Section 3: Tenant Surveys • Section 4: Empower the Management Team & Section 8.5: Tools & Resources

Tenant Handbook


All tenants are required to submit an environmental questionnaire to Property Management at a minimum upon move in and annually thereafter. As outlined in the Lease Agreement, this questionnaire must be submitted at any time requested by the Landlord or Property Management. This list needs to identify each type of Hazardous Materials to be brought upon, kept, used, stored, handled, treated, generated on, or released or disposed of from the Premises and setting forth any and all governmental approvals or permits required in connection with the presence, use, storage handling, treatment, generation, release, or disposal of such Hazardous Materials on or from the Premises. MOVE-OUT PROCEDURES It is recommended the landlord establish a standard Surrender Plan that each tenant must fill out and submit for landlord review at least ninety (90) days prior to lease expiration or tenant move out. This plan includes all decommissioning requirements and identifying all equipment requested for tenant removal as authorized under the terms of the lease. It will also include disinfecting all fume hoods and exhaust fans, vivarium’s, autoclaves, etc. The plan will also include addressing environmental mitigation including removal of all flammable and hazardous materials. Indoor air quality samples will be required in all lab space to be submitted to landlord. Appendix - Environmental/Hazardous Materials Questionnaire

Below we have provided a sample lease surrender plan to consider:

The Surrender Plan shall require Tenant to clean and otherwise decommission all interior surfaces (including floors, walls, ceilings, and counters), piping, supply lines, waste lines, acid neutralization systems and plumbing in and/or exclusively serving the Premises, and all exhaust or other ductwork in and/or exclusively serving the Premises, in each case which has carried or

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released or been contacted by any Hazardous Materials or other chemical or biological materials used in the operation of the Premises, and shall otherwise clean the Premises so as to permit the Surrender Plan to be issued. At least ninety (90) days prior to the expiration of the lease, Tenant shall deliver to Landlord a reasonably detailed narrative description of the actions proposed (or required by any Requirements) to be taken by Tenant in order to render the Premises (including any Alterations permitted or required by Landlord to remain therein) free of Hazardous Materials and otherwise released for unrestricted use and occupancy including without limitation causing the Premises to be decommissioned in accordance with the regulations of the municipality or governmental authority, and cause the Premises to be released for unrestricted use by the municipality or governmental authority. The Surrender Plan (i) shall be accompanied by a current list of (A) all Approvals held by or on behalf of any Tenant Party with respect to Hazardous Materials in, on, under, at or about the Premises, and (B) Tenant’s Hazardous Materials, and (ii) shall be subject to the review and approval of Landlord’s environmental consultant. In connection with review and approval of the Surrender Plan, upon request of Landlord, Tenant shall deliver to Landlord or its consultant such additional non-proprietary information concerning the use of and operations within the Premises as Landlord shall request. On or before the expiration of the Term, Tenant shall (i) perform or cause to be performed all actions described in the approved Surrender Plan, and (ii) deliver to Landlord a certification from a third party certified industrial hygienist reasonably acceptable to Landlord certifying that the Premises do not contain any Hazardous Materials and evidence that the approved Surrender Plan shall have been satisfactorily completed by a contractor acceptable to Landlord, and Landlord shall have the right, subject to reimbursement at Tenant’s expense as set forth below, to cause Landlord’s environmental consultant to inspect the Premises and perform such additional procedures as may be deemed reasonably necessary to confirm that the Premises are, as of the expiration of the Term (or, if applicable, the date which is thirty (30) days after any earlier termination of this Lease), free of Hazardous Materials and otherwise available for unrestricted use and occupancy as aforesaid. Landlord shall have the unrestricted right to deliver the Surrender Plan and any report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties. Such third parties and the Landlord Parties (as hereinafter defined) shall be entitled to rely on the Surrender Plan. If Tenant shall fail to prepare or submit a Surrender Plan approved by Landlord, or if Tenant shall fail to complete the approved Surrender Plan, or if such Surrender Plan, whether or not approved by Landlord, shall fail to adequately address the use of Hazardous Materials by any of the Tenant Parties in, on, at, under or about the Premises, Landlord shall have the right to take any such actions as Landlord may deem reasonable or appropriate to assure that the Premises and the Property are surrendered in the condition required hereunder, the cost of which actions shall be reimbursed by Tenant as additional rent upon demand

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c. CLEANING STANDARDS Our cleaning standards for laboratory and life science buildings include additional cleaning protocols and standards. Our subsidiary, C&W Services, has a dedicated Controlled Environments practice that brings pioneering qualifications in cGMP compliance, cleanroom cleaning, gowning and cleaning in all types of areas at life sciences and biopharma facilities, as well as sub-micron / micro-cleaning of high-tech manufacturing facilities and data centers. We have more than 60 years of combined experience helping clients set and maintain their standards for hygiene, environmental pollutants, and particles in controlled environments. Services include: • GMP compliance • Cleanroom cleaning • Consumables distribution • ESD floor care • HEPA filters • Protocol development

• Shut-down cleans • Sterility assurance • Subfloor cleaning • Super cleans

• Equipment cleaning • Gowning supervision

An example can be found in the Appendix - Example Scope of Work: Cleaning Requirements

d. WASTE REMOVAL Non-Laboratory Waste

Property Management will hire THIRD PARTY VENDOR for non-laboratory related trash, recycle, and composting services. Trash must be bagged before disposing in the dumpsters. Boxes and containers should be broken down prior to disposing in recycle dumpster. Food waste should also be bagged using biodegradable bags. Property Management reserves the right to terminate services and remove general trash, recycle, and composting services at their sole discretion. Biomedical, Hazardous, other Laboratory Waste Tenant is responsible for independently contracting with a third-party Contractor for the disposal of any biomedical, hazardous, and any other laboratory waste. All refuse removal shall be performed in compliance with applicable environmental laws using licensed laboratory waste disposal companies. All biomedical, hazardous, and laboratory waste and refuse shall be stored in the Tenants leased Premises. e. REGULATORY REQUIREMENTS In addition to standard building regulatory requirements, there are several local and federal compliance standards tenants may be required to follow, depending on jurisdiction. Each tenant will be required to provide copies of all permits and licenses for federal, state, and local compliance standards that apply to their space and use on an annual basis. These documents will be tracked within the building property management database to allow for automatically generated reminder notices for compliance. The property management team will track all chemical

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storage the tenants have in inventory including identified chemical, quantity and floor locations that will be submitted to the local fire department for review and compliance approval. Examples of such possible regulatory requirements are outlined below:

• Air Pollution Control Permits-Back-up Generators and Exhaust • Fan Plume Emissions • Under / above ground storage tank permits • Steam Boiler permits • National Pollutant Discharge Elimination System (NPDES) permit • Local city and county emergency plan permit including 24/7 contacts for emergencies • Vivarium / animal research – US Department of Agriculture to BSL1-BSL3

• Exposure control plan - blood borne pathogens • Chemical hygiene plan - protect employees from chemicals • Flammable liquid storage permit • Cryogenic gas permit • OSHA Hazard Communication Plan • EPA Id Number - Generator of RCRA waste • Controlled Substances Permit • Wastewater Discharge Permit • rDNA Permit (Infectious Agents) • Radioactive isotopes / Radiation safety • Medical / Biological waste permits

f. RISK MANAGEMENT To help mitigate risk, Cushman & Wakefield’s policy states property managers must actively administrate proper risk management measures for all managed sites. This includes insurance management and compliance with insurance provisions of tenant leases, management agreements, and service contracts. Managers must be able to demonstrate proficient knowledge in the following areas: • Compliance with insurance and indemnification provisions of the management agreements • Accurate and timely administration of tenant lease requirements • Strict management of vendor insurance requirements • Ability to review insurance certificates to ensure they comply with contract requirements or know when to ask for review • Maintenance of accurate records and incident reports • Thorough investigation of incidents to ensure future risk avoidance Call Tree Plan Identify a Call Tree Plan to be put in place to notify tenants of situations (water/power outage, emergency situation, etc.) VIVARIUM EMERGENCY CONTACTS






Site Manager Site Supervisor Primary Veterinarian

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Incident Reporting The property manager is responsible for ensuring all incident reports and/or claims are correctly documented, reported, and submitted.

Any client’s policies, procedures, or additional instructions noted in a management agreement will take precedent over Cushman & Wakefield’s policy.

It is likely that not all the client’s preferences will be included in the management agreement. Therefore, it is critical that the property manager understands the client’s procedures regarding handling incidents before an incident occurs. The property manager should speak to the client to identify their preferences and provide Cushman & Wakefield procedures to the client for approval. An incident report should be a detailed account of the property manager’s study of the situation. Do not include personal opinions about the incident nor make suppositions about medical conditions unless provided this information by medically trained personnel. The client’s insurance company may provide an incident report format. If not, use Cushman & Wakefield’s generic incident report. A copy of the completed incident report should be provided to senior management, the client, and the property’s insurer/insurance broker as soon as possible after the incident has occurred. It is not necessary to provide copies of all incident reports to Cushman & Wakefield’s risk management department unless there is a death or a severe accident. Property and security staff should be instructed to never discuss an incident or claim with anyone unless directed by a representative of the property client, insurer, or insurance broker. Direct all questions to the property manager who may state that the incident will be/has been reported to the insurance carrier. It is helpful for the property manager to maintain an insurance file that includes: • Complete historical record of all Cushman & Wakefield and client certificates of insurance for each year of the assignment • Loss report forms for general liability loss and property loss • Client’s reporting instructions • Property identification number • Client’s representative’s emergency contact information including cell phone and email address If responding to an elevator entrapment, be certain that all employees who respond to entrapments are aware of applicable laws and ordinances.

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The most basic element of building security is access control. Access control enables those who are authorized to enter the property access while denying access to those who do not have legitimate reason to do so. Properties may operate on: • An open access model in which any and all persons are allowed on the property without restriction or verification of identity or purpose • A closed access model in which tenants’ identities are verified prior to being granted access to the property and visitors are screened prior to being allowed to enter • A hybrid model in which some parts of the property are open to the public while other areas are open to only those with legitimate need and their identities are verified prior to being permitted entry Access can be controlled in a number of ways including establishing a perimeter around the asset that prevents unauthorized entry but with fixed entry points where tenants or occupants may be allowed to enter upon verification of their identity and where visitors can be screened prior to being permitted to enter. Similarly, access can be controlled at the lobby where tenants are permitted access to tenanted floors upon presentation of valid credentials, but visitors are required to provide proof of identity and the tenant whom they are visiting verifies that they have legitimate need to access their area(s). Finally, and especially for high-rise, multi-tenant properties, access can be controlled at the elevators, enabling appropriately credentialed tenants to activate the elevators to take them to the floors to which they have authorized access while visitors are unable to use the elevators unless screened and given a means to use the elevators. It should be noted that few access control measures are foolproof and access at each property should be carefully evaluated to ascertain whether it affords the degree of control that is required. Restricted Access In properties where access is controlled, and tenants or occupants are issued a credential, such as a key fob or access card, it is important to account for all issued access credentials on a periodic basis. Once a tenant or occupant moves out or no longer requires access to the property, their access credential should be returned to the management or security office and their access privileges removed from the access control system. This is especially important, and should be done promptly, for tenants whose employment may have been terminated may return to the building to confront, harass, or otherwise harm their former employer. Aside from controlling access for tenants, occupants, and visitors, some areas of the property must always be secured. These include engineering spaces, intermediate distribution frames (IDF), server rooms, telecommunications closets, spaces in which hazardous materials are used or stored, and spaces in which valuables are stored.

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Emergency Preparedness and Response Local jurisdictions typically regulate what emergency response measures (or emergency action plans) are required of property management teams, and all properties must comply with those local requirements. Tenants typically are responsible for developing their own emergency response measures for responding to emergencies within their own spaces but they must adhere to the building emergency response measures dictated by local authorities. Locally mandated emergency response measures or plans tend to be basic and usually encompass a small number of emergency scenarios, most commonly fire evacuation, full-building evacuation, and, in localities where a particular type of emergency is common such as in earthquake-prone areas, emergency response guidance for common emergency scenarios. Property managers should not, however, feel that the lack of a legal requirement for a broader set of emergency response procedures relieves them of the responsibility to develop a more comprehensive emergency response plan. It cannot replace whatever local authorities require but should complement locally mandated requirements. Property managers should develop emergency response procedures to guide property team personnel in responding to all emergency scenarios that reasonably could occur at the property. These plans should be used internally and are not for dissemination to the broader tenant population. At a minimum, they should include: • Active shooter, armed intruder, or workplace violence response guidance • Building lock-down procedures in event of an incident outside of the property that could pose a threat to those inside (such as civil unrest/rioting, hazmat releases, police response to criminal activity, etc.) • Dealing with peaceful protests inside and outside the building • Responding to bomb threats • Responding to hazmat releases inside the building • Discovery of suspicious packages or items inside or directly outside the building • Flooding • Loss of commercial power or other utilities • Fire/building emergency response procedures and duties of personnel in the event of a building emergency. • Building announcements for various building emergencies, developed in advance and available for use in an emergency. These plans should include the specific tasks and responsibilities of all property team members and should be tested periodically through tabletop exercises to identify areas for improvement and to familiarize property team members with their roles and responsibilities. It is important to consider two distinct aspects of each emergency response protocol: protection of tenants and visitors within the building and protection of the asset itself, its critical systems, and its operational viability.

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Cyber Security – ( Dave will send)

Fire Safety A service and inspection plan for the protection of the building, its occupants, and staff should be implemented in accordance with all applicable National Fire Protection Association (NFPA) codes and other national and local ordinances, including but not limited to: • NFPA 25: Standard for the Inspection, Testing, and Maintenance of Water-Based Fire Protection • NFPA 72: National Fire Alarm and Signaling Code • NFPA 99: Health Care Facilities Code • NFPA 101: Life Safety Code • NFPA 10: Standard for Portable Fire Extinguishers Manufacturer recommendations and applicable local codes, insurance company requirements, and client requirements should be understood to minimize danger to life from the effects of fire, smoke, heat, and toxic gases created during a fire.

Appendix - Complete Fire and Life Safety Plan

h. MARKETING AND LEASING Collaboration with leasing agent to ensure we are providing sufficient building information and knowledge for tenant retention/leasing. Look at existing manual see if we need to keep

Marketing and Leasing Overview (ask if this is need. refer to Word.doc)

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UNDERSTANDING DIFFERENCES BETWEEN OFFICE AND LAB BUILDINGS Most lab spaces feature product-specific requirements, including redundant emergency power systems, higher floor-to-floor heights, higher floor load capacity to accommodate some of the equipment deployed in tenant suites, sufficient vibration capacity, superior HVAC systems and planned vertical MEP expansion. Higher Floor Heights : Purpose-built lab space has higher floor to floor heights than traditional office buildings. Typically, a minimum ceiling height of 16 feet is required whereas commercial office is closer to 12’. 33-foot structural bay depths will also create greater efficiencies which is appealing for lab users. Heavy, High-Tech Equipment : Life science companies also frequently require the use of heavy high-tech equipment. Their lab space should have the ability to accommodate a live load of at least 100 lbs./sq. ft. versus 80lbs. for a typical office building. This would usually include increased dimensions and load of the freight elevator to handle the oversized tenant equipment. Sufficient Vibration Capacity : Vibration often impacts critical experiments, which can be grounds to negate results. Thus, it is necessary to invest in enhanced structural vibration attenuation throughout the building to offset operational risk. This is especially the case if your development is within proximity of railroad tracks. Superior HVAC Systems : Due to the potentially hazardous chemicals that life science tenants use; superior HVAC systems are required. An occupied laboratory typically operates at rates of greater than eight room air changes per hour. Enhanced MEP Infrastructure : Since these labs have higher life safety code concerns and operate 24/7, redundancy in mechanical and electrical systems, including back-up power, is critical. Electricity kW demands for lab space can approach 12 W/SF whereas an office user may reach 5 watts. Increased load for natural gas and/or steam is also required to off-set the single pass air requirement for labs. Mechanical space and infrastructure will require more room for the safe delivery supply air extract exhaust air, distribute specialty gases, compressed air and intricate plumbing required. Utility spaces and shafts are often sized double to quadruple than a traditional office building. Critical ESG Considerations : Environment, Sustainability and Governance (ESG) is at the forefront for developers, investors, and occupiers alike. ESG is a critical consideration for life science assets given their heightened energy demand. Building highly efficient assets that source from sustainable energy sources as well as considering embodied and operational carbon emissions is important in competing for the most sought-after tenants. For example, the City of Boston requires new developments adhere to stringent guidelines to deliver energy efficient lab buildings as well as continual monitoring of usage in an effort to reduce the building’s carbon footprint. effort to reduce the buildings carbon footprint.

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MEETING UNIQUE CHALLENGES OF LAB BUILDINGS Sophisticated Operations : The operation of a lab building is extremely sophisticated as many of the systems are required to run 24/7. The property team needs to establish and nurture excellent communication with all tenants as well as understand the users’ research, science, and technology. This enables property teams to better anticipate the users’ needs and expectations which fosters a more rewarding relationship between tenant and landlord. Deliberate Operations & Maintenance : All building operating programs need to be deliberate and scheduled months in advance. The operation of a lab building should always be treated with a level of urgency as minor changes in building systems could have a major impact on users’ success. Uninterrupted Power : The single most critical factor is the ability to maintain consistent power to the building as any interruptions will negatively affect the systems that support the labs, including tenant auxiliary equipment. Redundant power service to the building is critical as are the back-up systems, including generators, to protect the research and experimentation in progress.


1. Life Science Sample Table of Contents

12. Chemical Hygiene Plan

2. Laboratory Risk Assessment Tool

13. Core and Local ATD Lab Biosafety Plan

3. Fume Hood Testing and Performance Standards

14. Service Injury Illness Prevention Program

4. Gas Cabinet Testing and Performance Standards

15. ECD Commissioning

5. BioSCab Testing and Performance Standards

16. Eco Sustainable Practices

6. General Exhaust Ventilation Setback Instructions

17. Emergency Preparedness

7. Biosafety Cabinet Hood Testing and Performance Standards

18. Construction and maintenance

8. Animals and Hazardous Chemicals

19. Lab Hazard PPE Assessment Tool

9. Aerosol Transmissible Diseases Program

20. Laboratory Deactivation and Move Guidelines

10. ATD Program

21. Lab Shutdown Checklist

11. Biosafety Manual

22. Lab Deactivation Matrix

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HEALTH, SAFETY, SECURITY, ENVIRONMENT (HSSE) PLATFORM Our comprehensive Health, Safety, Security, Environment (HSSE) platform meets the challenges of global, national, and local governance. Cushman & Wakefield takes a proactive, performance driven approach to managing the challenges of HSSE governance by building and maintaining Health, Safety, Security, Environment (HSSE) excellence across client operations. Our platform is based on integrating our HSSE culture, with information technology tools and proven processes that align with our client’s HSSE management system and drive toward zero-incidents and uninterrupted service. To ensure consistency, all employees and contractors under Cushman & Wakefield’s control are covered under our HSSE management system.

Life Sciences HSSE Playbook

HSSE GOVERNANCE APPROACH C&W operates a Global Code of Business Conduct, which requires all our employees to operate safely and in governance with local laws and our HSSE policies and procedures. Our ‘Global Policy Statements’ for safety and environment place a clear emphasis on governance of which HSSE is an essential component.

Appendix - Environmental Policy We integrate HSSE into every aspect of our business. Since our clients have unique requirements, such as industry, global venue, systems, culture, operations, and environment, we tailor our solutions by focusing on these key elements: • Exceed all regulations, including global trade agreements and international treaties • Integrate and align C&W operations with client HSSE policies, programs, and procedures • Apply best practices to improve performance, reduce costs, and uncover value We provide and maintain a set of global HSSE guidelines which set out our minimum expectations around managing high-risk activities that assist us in responding to the needs and requirements of various countries and businesses in a consistent way. Our 360° Model is based on shared responsibility, collaboration, and accountable leadership

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MANAGEMENT SYSTEM, 360 HSSE. Cushman & Wakefield’s safety and health management system, 360 HSSE, is based on the internationally recognized standard- OHSAS 18001 and ISO 45001 which incorporates the Plan-Do Check-Act (PDCA) cycle of continuous improvement. 360 HSSE is our enterprise-wide BBS tool designed to increase employee hazard awareness, improve management safety leadership, and demonstrate/promote employee commitment to safety. Our HSSE 360 strategy clearly expresses our objectives with our commitment to: • Zero incidents or harm • Zero damage to our brand and the reputation of our clients • A culture that values and supports Safety leadership 360 HSSE – PERFORMANCE BEYOND COMPLIANCE 360 HSSE principles and practices provide exceptional safety awareness and control within our clients’ environments, assuring safety performance beyond regulatory compliance. Our goal is to utilize 360 HSSE to establish a safety culture of “Zero Incidents.” 360 HSSE is about the development of personal safety responsibility. 360 HSSE is about our safety attitude in the workplace, home, and community. MANAGEMENT AND OPERATIONS (360 HSSE IMPLEMENTATION) 360 HSSE places a higher ethical demand and expectations on those who manage and supervise Cushman & Wakefield people and subcontractors. This group of leaders includes those who make decisions that impact the safety management or instruction of personnel in the workplace. The 360 HSSE approach establishes specific behavioral practices for management and operations personnel (e.g., HazOb, Take5, STARR, and C Walk) to develop a safety culture. 360 HSSE is applied through a wide range of proactive safety-oriented leadership activities. During initial start-up, 360 HSSE consists of establishing visual cues (posters, logos, etc.) and basic safety activities, such as pre-start briefings, toolbox meetings, maintenance inspections of tools, plant, equipment, and other activities. Also, two critical practices are initiated: Take5 (a form of Pre-job Hazard Assessment) and HazOb (the practice of identifying and communicating unsafe conditions and acts in the workplace). These practices are used to demonstrate and promote a sense of personal responsibility.

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Take5 is an easy five-step process to identify and control on-the-job personal hazards by implementing the following: • Step 1 - Stop and look • Step 2 - Think through the task • Step 3 - Identify hazards • Step 4 - Control and communicate • Step 5 - Do the task safely

A ‘visual’ safety activity planner that assists supervisors and managers with scheduling and tracking HSSE activities in the workplace.

STARR (Safety Training and Risk Recognition) is an observation process that supports, recognizes, and reinforces safe work behavior and reduces at-risk behavior. Recorded observations are used to identify training needs.

HAZOB is a simple and effective training process for managing everyday workplace hazards through observation. Once an on site hazard is identified within their competency, employees will remove the hazard or fix the problem, followed by informing their supervisor or Manager. C Walk is a management commitment to observe our employees working, discuss their tasks and awareness of hazards, and determine how they prevent injury. By having our managers conduct ad-hoc site visits, our team communicates C&W safety leadership to our onsite staff.

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TRAINING. Successful HSSE Program implementation depends on effective training of personnel, which, in turn, depends on aligning employee training with their HSSE roles and responsibilities. The following table provides a brief overview of the categories of HSSE training and how they apply to HSSE roles and responsibilities.






Prior to working alone and prior to exposure to any new hazard


All Operations employees

All Operations employees who have been authorized to perform HiPo activities

Prior to performing any tasks with HiPo hazard (refresher, as specified in our Program)



All Operations Managers, Account Managers, and Supervisors

Within three months of the assignment


As determined by Region/ Account

Determined by Region/ Account

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• Core training applies to all Operations personnel; • Core training is required upon hire (and upon start-up of new sites); • Core refresher training is conducted annually. • Core courses are being tracked; • Progress on HSSE Core courses is a KPI that is tracked and reported to senior management monthly • HiPo training applies to Operations personnel exposed to a HiPo activity. • HiPo training is required upon hire or start-up of new sites. • HiPo refresher training is conducted annually; • HiPo courses are currently tracked and reported • Progress on HSSE HiPo courses is a KPI that is tracked and reported to senior management monthly Any client or site-specific HSSE training is identified during the transition, incorporated into our LMS, tracked, and can be reported as requested.




HIPO COURSES – HSSE TRAINING FOR EMPLOYEES PERFORMING HIGH LOSS POTENTIAL TASKS . Safety Skills is our Learning Management System to provide information and training targeting Health, Safety, Security, Environment (HSSE). Safety Skills offers over 650 courses specializing in a wide range of HSSE subjects. Courses are available in Spanish, Portuguese, German, Mandarin and French Canadian. OSHA 10- and 30-hour Certifications are available. The cloud-based learning management system assigns, tracks and reports on HSSE training activities. Our robust Learning Management System (LMS) and eLearning platform provides client teams with access to over 1,000 online HSSE and HR training topics and can also be used to develop and deliver site-specific courses to meet a variety of needs. HSSE REPORTING AND RISK MANAGEMENT Cushman & Wakefield uses the Intelex Platform to minimize risk and assure adherence to corporate policies and standards through digital management systems for HSSE. Intelex is our Global HSSE platform to: • Establish a global framework for HSSE policy and process standardization • Provide the capability to efficiently identify, record, evaluate, and address unsafe acts, conditions, and events • Report on key metrics, identify trends and generate actionable insights • Reduce our risk of regulatory infractions

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CONTRACTOR AND VENDOR MANAGEMENT Cushman & Wakefield’s contractor safety management process is above OSHA and ANSI standards. Controlling risks of our contractors and/or vendors is critical for ensuring our success in client delivery. We believe all incidents are preventable, including those of contractors. Therefore, review and approval of EHS performance of our contractors, prior to initial contractor selection and/or renewal, is valuable. All contractors are required to align their safe-work practices and procedures with Cushman & Wakefield’s and our client’s HSSE requirements. This includes the following contractor/vendor management requirements. 1. Prequalification, 2. Periodic evaluation of on-site HSSE performance; and 3. Closeout review following termination of the contractor services. The prequalification process requires that contractors meet or exceed specified HSSE performance criteria. Each contractor is responsible for ensuring compliance with regulatory requirements, as well as executing any specific safety requirements established by the account/site and/or the customer. Cushman & Wakefield utilizes the Avetta Supplier prequalification platform. Our Avetta tool ensures our suppliers are safe and socially responsible by delivering solutions to prequalify, assess, and monitor compliance based on our HSSE standards. Avetta provides comprehensive assessments resulting in reduced risk of suppliers entering a client’s site. As part of the contractor qualification process, we require subcontractors and suppliers to demonstrate superior performance with regards to EHS metrics, procedures, and training programs. HSSE MANAGEMENT PROGRAMS AND POLICY Cushman & Wakefield’s HSSE Management System is selected, administered, and managed in an effort to mitigate risk for our clients while delivering a safe and comfortable work environment for our employees. To ensure we have a workforce capable of meeting the demands of a complex and varied regulatory environment, it is essential that we train our personnel to recognize and effectively manage the requirements of our HSSE Management System and Governance. A comprehensive and well-planned safety program is the first step in setting expectations and the necessary follow-through to ensure a safe workplace. Our HSSE professionals will provide guidance on establishing the required elements of a safe workplace and managing HSSE on an ongoing basis. Cushman & Wakefield’s approach to HSSE planning can be found in our HSSE Management System and our 360 HSSE programs’ for establishing a safe work culture. 1. Policy – Sites communicate C&W Policy, establishing clear commitments and management/ employee responsibilities. 2. Planning – Sites conduct an Account Risk Review (ARR) to identify HSSE program requirements. 3. Implementation – Sites implement the HSSE requirements that apply to their operations. 4. Checking – Sites check their performance and take corrective action as needed, and; 5. Management review – Senior management conducts reviews of sites and their performance

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