The exterior of Bioterra in San Diego, which broke ground in August 2022.
While the demand for life sciences spaces has cooled somewhat from the boom it experienced in 2020 and 2021, it is still well above pre-pandemic levels, and numbers suggest that demand will hold strong.
Life sciences employment reached a record high at the start of 2023, and CBRE has predicted total life sciences lab and research and development space may increase by more than 20% over the next two years.
These facilities come with their own unique needs and set of challenges. It takes a skilled developer to meet these requirements. The team at Longfellow has more than two decades of experience in bringing these projects to life and is looking forward to expanding its life sciences operation into new innovation hubs across the United States and in the UK as well.
Bisnow sat down with Jessica Brock, partner of real estate operations at Longfellow, and Jill Ratke, partner of asset services, to learn more about what it takes to build a successful, flexible life sciences facility and Longfellow’s plans for the future.
Bisnow: What sets life sciences construction apart from other types of CRE construction? What are some of its unique challenges?
Ratke: At the highest level, the main challenges are the cost of life sciences real estate and the complications of the build-out. These facilities are more robust than other forms of CRE. You have higher ceilings, increased floor loads, more complicated infrastructure needs and a wide variety of tenants who have their own requirements, which requires greater flexibility. It takes experience to know what type of flexibility needs to be built into a space. You want to put enough capital into it, but you don't want to overspend.
In terms of infrastructure, there’s a need for increased loading compared to a standard office building, and you have more robust mechanical, electrical and plumbing needs. There is also often a mix of natural and lab gas serving these spaces that you need to build into the exhaust systems, and then there are a lot of specialized lab systems from autoclaves to glass washers, vacuums, compressed air, redundant power supplies and more. And, of course, chemicals are a major consideration. Without the proper experience and planning, it can be dangerous, and you need to be really thoughtful of how you're storing chemicals within the building and how those chemicals are being transported.
Bisnow: What can go wrong when inexperienced developers take on these projects?
Ratke: In short, a lot can go wrong. I’ve heard new entrants into this sector make comments about how the leases are triple-net leases, and therefore the tenants take care of everything, but I don't think there's anything further from the truth. It's really intensive from an operation standpoint, and if the landlord is inexperienced and not properly operating and maintaining the building, the tenant experience is going to suffer.
Oftentimes, new entrants into the market are underinvesting in the buildings because they want the ability to pivot back to an office use if the life sciences strategy doesn't pan out. They're not going all-in and putting all the infrastructure that is needed for a proper life sciences building. If you don’t have the proper investment in the space or you're not thoughtful about the flexibility you’re building into it, it can compromise the investment and tank the return.
Bisnow: How extensive is Longfellow's life sciences construction experience?
Brock: The Longfellow leadership has been developing and operating lab space for over 20 years and has played active roles in major life science clusters, including turning Kendall Square in Massachusetts into the global life sciences hub that it is today. We have over 30 people across the country that focus specifically on life sciences design and construction, and we have them spread at our major hubs where we have projects, including in Boston, Philadelphia, New York, North Carolina, suburban Washington, D.C./Maryland, San Diego, San Francisco Bay Area and London.
As Jill said, there are so many different types of lab spaces and needs that it’s important to have a team that understands that and has a wide range of expertise. We serve all different types of tenants, whether they're startups, midstage companies or institutions. Working with a company like Longfellow that has that depth of construction experience across the country and in the UK is the key to success.
Bisnow: What approach does Longfellow take to life sciences construction, and what sets it apart from other firms?
Brock: Our extensive experience enables us to create best-in-class lab products, and we also have the scale that can serve different tenants across our portfolio. We have been delivering projects like this for decades, and clients know that we are operators that they can trust who understand their industry. We always say, ‘We worry about the space, you worry about the science,’ which is very important to them.
For us, the experience doesn’t stop when construction finishes. We work with customers long-term through our Elevate program, which is our proprietary curated customer experience brand. It’s not just about getting tenants into the building. It’s about taking care of them once they are there and providing a best-in-class experience that backs up our best-in-class space.
Bisnow: What life sciences projects does Longfellow have in the pipeline at the moment, and what are their unique features?
Ratke: One project that we're just about to wrap up construction on is Hatch Life Sciences in Long Island City in New York. This is a 240K SF, seven-floor lab conversion project. We’ve built in the amenity program Jessica mentioned, Elevate. It has a fantastic rooftop space with panoramic views of the city, and it is transit-oriented, being located right along the subway. This is our first acquisition in New York, so we're really excited to get that delivered and help support the emerging life science submarket of Long Island City/Queens.
Brock: Another key project to highlight is Avia Labs in Millbrae, California, which is a ground-up development just three minutes from the San Francisco International Airport. It will be 315K SF, and one of the things that makes this project unique is its highly desirable location. It is directly adjacent to the BART station, and around that there are also other office buildings, retail, a hotel and more. It’s very exciting to put a ground-up lab building in the middle of an urban environment. This project is also highly focused on energy efficiency and tenant wellness, which is why we have achieved LEED Gold certification and Fitwel certification.
These two projects really highlight the different skills we have as a company and our ability to suit multiple life science needs. We are looking forward to expanding this support for the industry in the future.