Life Science Playbook | Cushman & Wakefield

D. ENGINEERING OPERATIONS

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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