Agenda — Economic Development & Technology Committee, February 21, 2023

AGENDA

ECONOMIC DEVELOPMENT AND TECHNOLOGY COMMITTEE

REGULAR MEETING NOTICE
FEBRUARY 21, 2023
PUBLIC MEETING 5:30 P.M.

MEMBERS
Tyron Hampton, Chair District 1
Jessica Rivas, District 5
Steve Madison, District 6
Jason Lyon, District 7
STAFF
David Klug, Economic Development Director
Dion O’Connell, Assistant City Attorney
Garrett Stevenson, Recording Secretary

MISSION STATEMENT
The City of Pasadena is dedicated to delivering exemplary municipal services, responsive to our entire community and consistent
with our history, culture and unique character.

In compliance with the Americans with Disabilities Act of 1990, Assistive Listening Devices are available at all Pasadena City Council meetings. Assistive Listening headphones and neckloops can be checked out 20.20000 at the desk of the Sergeant-at-Arms, located inside the City Council Chambers.

Language tr
anslation services are available for this meeting by calling (626)744-4124 at least 24 hours in advance.

Habrá servicio de interpretación disponible para éstas juntas llamando al (626)744-4124 por lo menos con 24 horas de anticipación.

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Items o
n the agenda may not be called in order listed. Agendas and supporting documents are available on the Internet at
https://www.cityofpasadena.net/commissions/city-council-economic-development-technology/ Material
s related to an item on this Agenda submitted to the Economic Development and Technology Committee after distribution of the agenda packet will be posted online.

REGULAR ECONOMIC DEVELOPMENT AND TECHNOLOGY COMMITTEE
MEETING FOR FEBRUARY 21, 2023 AT 5:30 P.M.

NOTE TO PUBLIC: Economic Development and Technology Committee meetings are now available for public in-person participation. Meetings are held at City Hall in the Council Chambers, Room S249
City Council Meeting Policy:

City Council Meeting Policy - Please Read
TO VIEW A LIVE STREAM OF THE MEETING:
http://pasadena.granicus.com/MediaPlayer.php?publish_id=9 AND
WWW.PASADENAMEDIA.ORG
In order to facilitate public participation at meetings, the City will accept public comment in the following manner:

1. Pri
or or during the meeting, members of the public may provide public comment by submitting a speaker card prior to the start of public comment on that item, at the following webpage:
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Help line will open 30 minutes prior to the posted start time of the meeting.

3. Members of the public may submit written correspondence of any length prior to the start of the meeting, at the following email address:
gsteven
[email protected]
Wri
tten correspondence will be forwarded to the Economic Development and Technology Committee prior to the start of the meeting, posted online, and made part of the legislative record for the item.

ECONOMIC DEVELOPMENT DIVISION
Off ice of th e Ctty Man age r

CITY OF PASADENA
NOTICE

OF R EGULAR MEETING

OF THE ECONOMIC DEVELOPMENT AND TECHNOLOGY COMMITTEE
FEBRUARY 21,2023
PUBLIC MEETING: 5 :30 P.M.

NOTICE IS HEREBY GIVEN that the regular meeting of the Economic Development and Technology Committee will be held in the Council Chambers on Tuesday, February 21, 2023 at 5:30 p.m., to discuss matters on the attached agenda.

Tyron Hampton, Chair
Economic Development and Technology Committee
I HEREBY CERTIFY that this agenda in its entirety, was posted on the Internet at www.cityofpasadena.net/commissions/city-council-economic-development-technology/ and on the Council Chamber Bulletin Board, Room S249, and the Bulletin Board in the r otunda area; City Hall, 100 North Garfie ld Avenue, this 16th day of February 2023 by 4 p.m. and that copies hereof were faxed, emailed or delivered to each member of the City Council and to each l ocal newspaper of general circulation, radio or tel evision station requesting notice in writing, all of which recipi ents are identified on the distribution herein below.

DISTRIBUTION:

City Council
City Manager
City Attorney
Public Infonnation Officer
Pasadena Weekly
Pasadena Independent
Los Angeles Times
Pasadena Journal
Pasadena Now
Pasadena Star News
La Opinion
Jacqueline Tatum, Posting Secretary
Economic Development and Technology Committee
In compliance with the Americans with Disabilities Act of 1990, listening assistive devices are available from the City Clerk's Office wit11 a 24-hour advance notice.

Please call (626) 744-4124 to request use ofa listening device. Language translation services may be requested with 24-hour advance notice.

Habra servicio de interpretacion disponible para es/as juntas 1lamando al (626) 744-4124 par lo menos con 24 horas de anticipación
100 North Garfield Avenue, 4th Floor · Pasadena, CA 91101 1726 (626) 744 4660 Fax (626) 744 4773 www cttyofpasadena net

REGULAR MEETING
AGENDA
ECO

NOMIC DEVELOPMENT AND TECHNOLOGY COMMITTEE
FEBRUARY 21, 2023
Publ
ic Meeting: 5:30 P.M.

Council Chambers, Pasadena City Hall
100 North Garfield Avenue, Room S249
Tel
econference Location:
52300 Ross Ave.

La Quinta, CA 92253
PUBLIC MEETING - 5:30 P.M.

ROLL CALL

INFORMATION ONLY

1. LIFE SCIENCES PRESENTATION AND DISCUSSION*
A. MARISSA GOLDBERG, CEO- DOHENY EYE INSTITUTE
B. KEVIN DUFFY, SVP- CBRE, AND PATRICK CHURCH, MANAGING

DIRECTOR/LIFE SCIENCES- JONES LANG LASALLE, AND RYLEY

POBLETE- GENSLER ARCHITECTS
C. STEPHANIE HSIEH, EXECUTIVE DIRECTOR BIOCOM L.A., AND HILARY

NORTON, PRESIDENT- EFFECT STRATEGIES AND CONSULTANT TO

BIOCOM CALIFORNIA

ADJOURN
*Presentation to be distributed at meeting

Doheny Eye Institute
To Further the Conservation, Improvement, and
Restoration of Human Eyesight
Marissa Goldberg, CEO
February 21, 2023
2 Doheny Eye Institute
• 501(c)(3), established 1947
• $220M net assets, $20M operating budget
• research, education, & (in affiliation with UCLA) patient care • affiliated with UCLA in 2013 – 99 years
3 Doheny Eye Institute
• Located on the USC HSC in East LA for 40+ years
• Considered 80+ properties from 2015 – 2017 with criteria:
• research labs, support
• offices, board room
• conference center
• UCLA clinics, ASC
• parking, access, signage visibility
• freeway, public transportation, amenities
4 Doheny Eye Institute
September 2016 – Marie Csete, MD, PhD of HMRI
introduced Andy Wilson
Connect to “creatively think about how we could help
move your organization to amazing Pasadena!”
5 Doheny Eye Institute
Steve Mermell, Eric Duyshart, Ruth Martinez
Kelvin Parking – Zoning
David Reyes, David Sanchez – Planning
• November 2017 closed
• 115,895 GSF 5.07 acres
• 2.53 acres, 3 parcels (own 2, easement 1)
6 Doheny Eye Institute
7 Doheny Eye Institute
150 N. Orange Grove Blvd., Pasadena, CA
8 OFFICE SNAPSHOT FOURTH QUARTER 2022

RENTABLE BUILDING AREA MARKET COMPARISONS

DIRECT VACANCY RATE -VS- AVG ASKING LEASE RATE DIRECT VACANCY RATE

LAST YEAR

CURRENT

CLASS A

CLASS B

AVG ASKING LEASE RATE

19.2%

23.0%

8.4%

18.1%

CLASS A CLASS B

CLASS A CLASS BDIRECT VACANCY RATE AVG ASKING LEASE RATE

NET ABSORPTION
(SF in Thousands)

CLASS A CLASS B
FOURTH QUARTER 2022

SUBMARKET HISTORY DETAIL

ALL CLASSES CLASS A

Tenant Drivers By Submarket
• Urban (CentralLA, SGV)
• Public transit (CentralLA, West LA, SGV)
• Proximity to talent (SGV, Central LA, West LA, South Bay) • Proximity to researchinstitutions (West LA, Central LA, SGV, South Bay) • Proximity to mature companies(LA North, SGV, Westside) • Opportunity for expansion (LA North, SGV)
• Cluster (LA North, South Bay, West LA, Central LA, SGV) • Funding(LA North, West LA)
• Timing (LA North, SGV)
• GMP (LA North, SGV, South Bay)
Submarket
Total
Existing
Inventory
(includes owner-user)
Total GMP
+ Wet Lab
space
Total Wet
Lab space
(no GMP)
Vacant
Total
%
Developments
Planned /
Proposed
Developments
Under
Construction
Los Angeles North 4,918,529 3,829,717 1,088,812 1.5% 650,000 128,000 Pasadena / San Gabriel
Valley
2,723,741 1,496,883 1,226,858 0.8% 835,000 37,000
South Bay 1,049,528 979,878 69,650 0.8% 250,000 160,000 West LA 418,778 212,795 205,983 1.7% 126,000 86,000
Central LA 133,644 75,000 58,644 0.0% 220,000 0
Inland Empire 2,171,145 2,150,142 21,003 0.0% 0 0
Los AngelesTotal 11,415,365 8,744,415 2,670,950 0.9% 2,081,000 411,000 Los Angeles Submarket Drivers
Pasadena / San
Gabriel Valley
LA North
Central LA
West LA
South Bay
Inland Empire
© 2023 Jones Lang LaSalle IP, Inc. All rights reserved.

Source: JLL Research
Life sciences companies are clustered in the Conejo and Santa Clarita Valleys, Pasadena, and the Westside
Source: JLL Research
© 2023 Jones Lang LaSalle IP, Inc. All rights reserved.

Top San Gabriel Valley
Tenants by SF (>30,000
SF)

1. Gilead

2. IMS/Amphastar

3. Grifols

4. Prolacta Bioscience

5. Doheny Eye Institute

6. City of Hope (lab)

7. Xencor

8. Cephazone Pharma /
Med Pharmex

9. Fulgent Genetics

10. Freudenberg Medical

11. Accolade Pharma

12. Baxco Pharmaceutical

13. KC Pharmaceuticals

14. Biolab

15. Terray Therapeutics

16. Staar Surgical

17. Orchid Orthopedics

18. Hemosure

19. Bimeda
Existing Life Science Tenants Cluster Around Pasadena, Monrovia, and Pomona
© 2023 Jones Lang LaSalle IP, Inc. All rights reserved.

Source: JLL Research

Life Science Tenants Move Eastward into the Inland Empire Life Science Direct Employment in Los
Angeles County, 2021
Region Los
Angeles
County
San
Bernadi
no
County
Research &
Manufacturing
39,231 2,022
Medical Devices
& Equipment
14,956 2,363
Bio
Pharmaceuticals
17,638 1,556
Biotechnology 4,892 71
Scientific /
Research Tools
2,816 382
Food & Ag
Biotech
158 81
© 2023 Jones Lang LaSalle IP, Inc. All rights reserved.

Source: JLL Research

Los Angeles
Incubators
Incubator Submarket Size Ownership
Alexandria Incubator Thousand Oaks 33,652 ARE
Alexandria Incubator Thousand Oaks 28,988 ARE
Alexandria Incubator Thousand Oaks 65,269 ARE
Ventura BioCenter Thousand Oaks 11,000 Greg Cauchon
HATCH @ Conejo Spectrum Thousand Oaks 160,980 HATCHspaces + Singerman HATCH @ Newbury Park Thousand Oaks 45,000 HATCHspaces + Singerman ARE Innovation Center Pasadena 33,726 ARE
ARE HQ Pasadena 7,500 ARE
Pasadena Bio Collaborative Pasadena 12,000 Morton Lakretz Lab Launch Monrovia 13,000 Samuelson & Fetter
Oak Crest Institute Monrovia 10,000 Oak Crest Institute Lab Launch @ Atwater Los Angeles 11,000 Casitas Atwater Holding HATCH@ Alhambra Los Angeles 22,000 HATCHspaces
USC Steven Center Los Angeles N/A USC
USC Grief Marshall Los Angeles N/A USC
Cal State LA Biospace Los Angeles 20,000 Cal State LA
Magnify at CNSI Los Angeles 15,000 UCLA
HATCHx @ Westwood Los Angeles 12,000 HATCHspaces
Alexandria Incubator Culver City 75,418 ARE
Biolabs at Lundquist Torrance 18,000 County of LA
CSUDH Innovation Carson N/A Cal State DH
CTTI at Cal Pomona Pomona 51,600 Cal State Pomona
UCR Incubator Riverside 3,000 UCR
ULP Irvine 17,105 Irvine Company
ULP @ Soka Aliso Viejo N/A Soka University
HATCHlabs @ Irvine Irvine 37,000 HATCHspaces
Murietta Genomics Murrieta 16,000 City of Murietta
© 2023 Jones Lang LaSalle IP, Inc. All rights reserved.

Source: JLL Research
Los Angeles Biotech Developments – Under Construction / Planned / Proposed
JLL | Los Angeles
Source: JLL Research
Under Development
Project: Submarket: Size: Owner: Type: BTS / Spec: Status:
5005 McConnell West LA 56,000 H & N Conversion BTS Under Construction 6120 Bristol West LA 30,000 ARE Conversion Spec Under Construction 18404-18412 Oxnard St. LA North 128,000 Instil Bio Conversion BTS Under Construction 750 Royal Oaks Dr. SGV 37,000 Samuelson & Fetter Conversion BTS Under Construction 605 N. Nash St. SB 65,000 Nantworks Conversion BTS Under Construction 557 S. Douglas St. SB 36,000 Nantworks Conversion BTS Under Construction 400 Duley Rd. SB 12,000 Nantworks Conversion BTS Under Construction 2335 Alaska Ave. SB 47,000 Nantworks Conversion BTS Under Construction Totals: 411,000
Planned / Proposed
Project: Submarket: Size: Owner: Type: BTS / Spec: Status:
465 Halstead Pasadena 320,000 LPC & AG Ground Up +
Conversion
Spec Proposed
101 S. Marengo Pasadena 315,000 Atlas Conversion Spec Planned Carnegie / 1366 Green St. Pasadena 100,000 Caltech Ground Up BTS Planned Caltech / 1364 Green St. Pasadena 100,000 Caltech Ground Up Spec Planned Pico / Sepulveda West LA 126,000 H & N Ground Up Spec Proposed 1100 Rancho Conejo LA North 356,000 ARE Ground Up Spec Demoed 30601 Agoura Rd. LA North 118,000 Harbor
Associates
Conversion BTS Proposed
120 Via Merida LA North 100,000 Greymark Conversion Spec Proposed 2201 Corporate Center Dr. LA North 76,000 Cruzan Conversion Spec Proposed Lundquist Institute SB 250,000 County Los
Angeles
Ground Up Spec / Incubator Planned
1500 Eastlake Ave. CLA 220,000 USC Ground Up Spec Planned Totals: 2,081,000
© 2023 Jones Lang LaSalle IP, Inc. All rights reserved. *Growth based on 4-year compounded annual growth rate funding by market, 2022 vs. 2019 Life Sciences VC Funding and four-year growthTopNIH FundingAwarded and four-year growth NIH funding fuels new ideas and innovation, but venture capital is the catalyst for companyformation and demandfor lab space
JLL | Los Angeles
Source: JLL Research, NIH, Crunchbase

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%
$0
$1
$2
$3
$4
$5
$6
$7Billions
NIH Funding 2021 NIH Funding 2022

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%
$0
$5
$10
$15
$20
$25
$30
$35
$40Billions
VC Funding 2021 VC Funding 2022 2019-2022 CAGR
© 2023 Jones Lang LaSalle IP, Inc. All rights reserved. 2019-2022 CAGR
STEM worker population
In addition to migrating tenancy within Los Angeles County, many mega-cap tech tenants have identified Los Angeles as an innovation-driven market full of talent.

Growth in Employmentand Supply
Employment
Growth
Total Employment
% Growth
Total Supply
% Growth
2011 - 2021 +3,763 3% 25%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Biotech Employees Lab Supply (Thsds)
JLL | Los Angeles
-
500.0
1,000.0
2,000.0
1,500.0
2,500.0
4,000.0
3,500.0
3,000.0
4,500.0
100,000
105,000
110,000
115,000
120,000
125,000
130,000Number of Biotech Employees
Total Number of Establishments
Source: JLL Research
© 2023 Jones Lang LaSalle IP, Inc. All rights reserved.

LA has a deep talent pool which will allow recently funded companies to scale
Source: JLL Research, BLS, EMSI
-
20,000
40,000
60,000
80,000
100,000
120,000
140,000
160,000
180,000
SF Bay Area NY Tri-State Boston Los Angeles Greater DC San Diego Philadelphia Chicago Minneapolis-St.

Paul
Raleigh-Durham
Total Life Sciences jobs (2021)
Research Manufacturing
JLL | Los Angeles
© 2023 Jones Lang LaSalle IP, Inc. All rights reserved. 10 Sample of
Caltech's’
Biotech
Startups
Acquired by somalogic
Acquired by Merck
Acquired by Regeneron
Acquired by Cisco
IPO
Merger with GTX Medical
Acquired by AmplifyBio
Acquired by CSL Behring
IPO
Source: JLL Research, Caltech.edu
Acquired by Onyx Pharma
© 2023 Jones Lang LaSalle IP, Inc. All rights reserved. 02 What We’re
Seeing
The New Model
of Science
Next Generation Genomic Sequencing
Arrived in Six Years, not the Moore’s Law
estimate of six decades.
2010
HUMAN
GENOME

SEQUENCED

TRAFFIC ANALYZED
& PREDICTED FROM

OPEN SOURCE

DATA SETS
FIRST

WIRELESS

INSULIN
PUMP

GRAPHENE

NANOPARTICLES

ARE ISOLATED

APPLE WATCH

ACTING AS
EKG
2030
2020
2050
2070
2090
3D BIO PRINTABLE
ORGANS

HAND HELD MRI

MAINSTREAM

NANOFABRICATION

FUSION POWER

MACHINE AUGMENTED

HUMAN PROCESSES

PICO-TECHNOLOGY

NEARING PRACTICAL

APPLICATION

BRAIN TUMOR SURVIVAL
APPROACHING 100%
Exponential
Explosion to
Discovery
Different branches of science
are more interconnected than
they have ever been, and the
combination will lead to more
discovery.

FACEBOOK

LAUNCHED
The New Model of Science
Community of
Collaborators
Adjacency is critical. Researchers want to be near
top tier higher education institutions and they
want to be near each other. The most successful
developments are comprised of an ecosystem
of companies, institutions and like-minded
individuals.

Drugs sourced through open innovation are
three times more likely to show success in
clinical trials. - Deloitte
x3

MANUFACTURING

HEADQUARTERS
EDS | MEDS | RESEARCH
INCUBATOR | ACCELERATOR

DIAGNOSTICS

SPEC LABACADEMIC
TALENT + CAPITAL + INFRASTRUCTURE
Life Science clients are looking to
improve their speed to market. A
new trend developing is to co-locate
to create a rich ecosystem that can
support end to end discovery.

Engineering an Ecosystem
Community of Collaborators
Mogosoaia Medical City Design Brief 22 23

KEY MASTER PLAN COMPONENTS
SECTOR 0 UNIVERSITY MEDICAL CITY
• 4 faculties
• 10,000 students and staff
• 171,325 sqm GFA
• Complementary higher education
• 6,000 students and staff
• 85,000 sqm GFA
• 1,000 beds
• approx. 40 specialties
• 4,865 students
• 420,000 sqm GFA
• National Genomics Institute supported by
additional research facilities
• Up to 1,000 staff
• 21,819 sqm GFA
• Student accommodation and staff
residences
• 4,000 - 6,000 units
• 163,750 sqm GFA
• Retail, F&B, Culture, Sports, Leisure &
Entertainment
• 43,765 sqm GFA
• 12 ha of parks and gardens
• Programmable spaces, events,
destinations for the wider community
University of Medicine
& Pharmacy
Teaching
hospital
5 new university
faculties
Genomics Institute /
R&D
Residential
Amenities
Public green space
SECTOR 0
A retail
& leisure
destination
A network of
unique green
spaces
A thriving
business
environment
A sustainable
transport
network
A hub for light
industry
A healthy
environment
A benchmark
for higher
education &
research
A varied
residential
offer
Mogosoaia Medical City Design Brief 88 89

INDICATIVE SPATIAL DISTRIBUTION
210319_University Medical City Area Schedule
Students Staff Total
University of Medicine 171,325 4.5 38,072 57,108 1,250 37,500 7,500 7,500 102,681 10.27 12% 7,500 2,500 10,000 Other higher education
(potential expansion of
UMF + 5 additional
faculties)
142,125 4.5 31,583 47,375 1,273 38,200 7,640 7,640 86,598 8.66 10% 7,640 1,797 9,437 Teaching hospital 420,000 5.5 76,364 114,545 1,800 54,000 10,800 10,800 201,709 20.17 24% 4,865 1,000 5,865 * only students and staff included Genomics Institue 11,819 4.0 2,955 4,432 73 2,175 435 435 7,822 0.78 1% - 145 145 Other research facilities 10,000 4.0 2,500 3,750 417 12,495 2,499 2,499 8,749 0.87 1% - 833 833 Student accommodation 113,750 3,792 6.0 18,958 18,958 505 15,140 3,028 3,028 40,945 4.09 5% 5,047 - - * excluded from total population (duplication) Additional residential 50,000 588 6.0 8,333 8,333 294 8,824 1,765 1,765 18,431 1.84 2% - 392 392 Retail and F&B 26,772 1.0 13,386 5,737 321 9,638 1,928 1,928 21,051 2.11 2% 1,071 1,071 * 50% retail and F&B to be incorporated into GF of buildings Culture & entertainment 5,000 2.5 2,000 3,000 75 2,250 450 450 5,450 0.55 1% - 50 50 Sports & leisure 5,000 1.0 5,000 20,000 75 2,250 450 450 25,450 2.55 3% - 50 50 Public green space 120,000 12.00 14% - - - Roads and infrastructure 212,962 21.30 25% - - - Total 955,791 4,380 N/A 199,152 283,239 6,082 182,472 36,494 36,494 851,847 85.18 100% 20,005 7,838 27,843 Land take
(ha) % Population / users
N/A
N/A
N/A
Use GFA
Number of
residential
units
Indicative
Building
height
Indicative
Building
footprint
On plot
open space
(including
access)
Number of
parking
spaces
Parking
(GFA)
Parking
(footprint
)
Parking
(plot)
Total Land
take (sqm)
1 2
3 4
5 7
8 9
10 11
6 Culture & entertainment
(0.55 ha)
PPP Development
* only students and staff included
** excluded from total population (duplication)
*** 50% retail and F&B to be incorporated into GF of buildings *
* *
* * *
Retail & F&B
(2.11 ha)
Student accommodation
(4.09 ha)
Sports & leisure
(2.55 ha)
UMF (University of Medicine)
(10.27 ha)
Other higher education
(8.66 ha)
Roads and infrastructure
(21.30 ha)
Other research facilities
(0.87 ha)
Genomics Institute
(0.78 ha)
Additional residential
(1.84 ha)
Public green space
(12.00 ha)
1 2
3 4
A
PPP Development
Conference & exhibition centre
(21.83 ha)
Mixed-use (11.90 ha)
Public park (6.85 ha)
Hospitality (1.95 ha)
Health & wellness village (11.45ha)
Retirement village (4.21 ha)
Treatment centre (2.77ha)
R&D (9.25ha)
A
B
C
D
E
F
G
H
B
C
D
E
F
G
H
5 6
7 8
9 10
11 Mogosoaia Medical City Design Brief 22 23

INOC PREP
2 1920 SF
USP 2
(2000L)
1080 SF
DSP 2
1080 SF
DSP 1
1920 SF
USP 1
(2000L)
1020 SF

INOC PREP
1 1746 SF
SUPPLY
1746 SF
RETURN
1827 SF
RETURN
1323 SF
RETURN
CORE
1368 SF

FILLING
610 SF

FORMULATION
530 SF
PARTS
PREP
912 SF

INSPECTION
AND

LABELING
1080 SF
BUFFER
PREP
960 SF
BUFFER
HOLD
900 SF
BULK

FILTRATION
840 SF

SUPPORT
1680 SF
EQUIP

PREP AND
FILTER

INTEGRITY
TEST
840 SF
CELL

BANKING
840 SF
COLUMN

PACKING
1080 SF
MEDIA
PREP
1044 SF
LOCKER
250 SF
STAIR
220 SF
CORE

SUPPORT
120 SF

RET ELV
120 SF

SUP ELV
350 SF
CORE

SUPPORT
290'-0"
60'-0"
200'-0"

MAIN CORE
120'-0"
1044 SF
LOCKER
260 SF
VEST
160 SF
A/L
160 SF
A/L
212'-0" 6'-0"

MAIN CORE
40'-0" 6'-0" 24'-0"
200 SF
DECON
230 SF
WASTE

STAGING
780 SF
JIT

MATERIAL

STAGING
240 SF
EQ
STORAGE338 SF
COLD

STORAGE

MFG CORE
32'-0"
4752 SF
MFG
OFFICE

MFG CORE
35'-0"
108 SF

WASTE A/L
336 SF

MFG SUPP
1118 SF
WEIGH +

DISPENSE
1118 SF
WEIGH +

DISPENSE
180 SF

SUPPLY A/L
180 SF

SUPPLY A/L
3354 SF
QC LAB
276 SF

MFG SUPP

NSHEET SIZE
REV
SCALE

PROJECT NO

DRAWING NO NORTH
30x42

DRAWING TITLE PROJECT NAME SPARK - MASTER PLANNING
1/32" = 1'-0"

PROGRAMMING STUDY
206440
A10-10-A

SITE ISOMETRIC SITE SECTION

TYPICAL GMP FLOOR

MANUFACTURING CORE
OFFICE | SPARK LABS

GMP MANUFACTURING

AMENITIES

BUILDING SERVICES
SPLIT - 3151 MKT / 3025 JFK
ONE SITE - ONE BUILDING - 3101
ONE SITE - TWO BUILDINGS- 3001 CHESTNUT
CHESTNUT ST.

WASTE STREAMSUPPLY CHAIN
Consumables
Lab Coats
Chemicals/Solvents
Glass Ware
Gasses
Dry Ice
Materials
Office Supplies
Mail
Lab Solvent Waste
Biowaste
Lab Coats
Office Waste

VENDOR STAGING

SUPPLY & WASTE STREAMS
Driving Value
Subtext Utet eicil illautas quam am aut
doluptasin pliberum, volupta et, ipsam
haruptate di te reris non re la dolorep
udantusam, officia sperfer natusanis

RECEIVING STAGINGVENDOR

LOCAL STORAGEEND USER

LOCAL WASTE END USER

LOCAL WASTE END USER
Enduring Physical Attributes

CHEMICALS, HAZARDOUS
& BIOLOGICAL WASTE

SPECIALIZED

STORAGE

WASTE STREAMSUPPLY CHAIN
Consumables
Lab Coats
Chemicals/Solvents
Glass Ware
Gasses
Dry Ice
Materials
Office Supplies
Mail
Lab Solvent Waste
Biowaste
Lab Coats
Office Waste

VENDOR STAGING

SUPPLY & WASTE STREAMS
Driving Value
Subtext Utet eicil illautas quam am aut
doluptasin pliberum, volupta et, ipsam
haruptate di te reris non re la dolorep
udantusam, officia sperfer natusanis

RECEIVING STAGINGVENDOR

LOCAL STORAGEEND USER

LOCAL WASTE END USER

LOCAL WASTE END USER
Enduring Physical Attributes

CHEMICALS, HAZARDOUS
& BIOLOGICAL WASTE

SPECIALIZED

STORAGE

WASTE STREAMSUPPLY CHAIN
Consumables
Lab Coats
Chemicals/Solvents
Glass Ware
Gasses
Dry Ice
Materials
Office Supplies
Mail
Lab Solvent Waste
Biowaste
Lab Coats
Office Waste

VENDOR STAGING

SUPPLY & WASTE STREAMS
Driving Value
Subtext Utet eicil illautas quam am aut
doluptasin pliberum, volupta et, ipsam
haruptate di te reris non re la dolorep
udantusam, officia sperfer natusanis

RECEIVING STAGINGVENDOR

LOCAL STORAGEEND USER

LOCAL WASTE END USER

LOCAL WASTE END USER
Enduring Physical Attributes

CHEMICALS, HAZARDOUS
& BIOLOGICAL WASTE

SPECIALIZED

STORAGE
Building Services
CONFIDENTIAL PROJECT | PENNSYLVANIA
NEW CONSTRUCTION - 12 STORIES
500,000 SQ FT
Planning fundamentals
B OR L OCCUPANCY?
Science facilities must prioritize health and safety
of the occupants.

The Maximum Allowable Quantity of hazardous
materials decreases as buildings get taller, which
may restrict certain types of research.

An NFPA45 variance, or use of L Occupancy in
California as of right, can provide greater flexibility in taller buildings, but require upgrades to the
HVAC, electrical, and some architectural systems.

The International Building Code (IBC) has started
to show signs that future editions will acknowledge
these approaches.

And The Code.

Hazardous Materials IBC APPROACH

B OCCUPANCY L OCCUPANCY
LEVEL 1
-1
-2
-3
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20+

CALIFORNIA CODE APPROACH
4 AREAS @ 100% MAQ
3 AREAS @ 75% MAQ
2 AREAS @ 50% MAQ

NOT PERMITTED
3 AREAS @ 75% MAQ
2 AREAS @ 50% MAQ
2 AREAS @ 12.5% MAQ
2 AREAS @ 12.5% MAQ
2 AREAS @ 12.5% MAQ
2 AREAS @ 5% MAQ
2 AREAS @ 5% MAQ
2 AREAS @ 5% MAQ
1 AREA @ 5% MAQ
UNLIMITED UNITS @ 100% MAQ
3 @ 75%
2 @ 50%

NOT PERMITTED
UNLIMITED UNITS @ 100% MAQ
UNLIMITED UNITS @ 100% MAQ
20 UNITS @ 75% MAQ
20 UNITS @ 75% MAQ
20 UNITS @ 75% MAQ
16 UNITS @ 50% MAQ
16 UNITS @ 50% MAQ
16 UNITS @ 50% MAQ
16 UNITS @ 50% MAQ
8 UNITS @ 50% MAQ
8 UNITS @ 50% MAQ
8 UNITS @ 50% MAQ
8 UNITS @ 50% MAQ
4 UNITS @ 25% MAQ
4 UNITS @ 25% MAQ
4 UNITS @ 25% MAQ
4 UNITS @ 25% MAQ
4 UNITS @ 25% MAQ

NOT PERMITTED
= SUM OF HAZARDOUS MATERIALS MAXIMUM

ALLOWABLE QUANTITIES (MAQ) PER FLOOR
Planning fundamentals
Robust Infrastructure For Science
Space for tenant specialty gasses,
vacuum, compressed air
Planning for simplified
systems maintenance
Higher sprinkler
densities
Generator power for
critical science
Multi-tenant metering
and systems
Planned for frequent
deliveries of bulk supplies
Zoned for lab supply and
waste handling
Zoned for hazardous
materials control areas
Space for sink waste pH
neutralization tank(s)
Non-combustible
construction
3-4 time the ventilation
rate of an office building
Lab floor loading at 100 psf
Slab to slab heights of
14’ - 16’
Laboratory optimized
planning module at 11’-0”
Adaptable between lab
and office
2-3 times the electrical
demand of an office building
Leasing
Options
Discovering, working, and learning across
industries drives synergy and yields results. A
diverse group of people working on the same
problem can find a solution faster.
“The idea of the cluster of like-minded businesses is
common throughout real estate, but perhaps nowhere
is it more important than in life sciences.”
Bill Kane, BioMed Realty executive
Vice President of East Coast & UK markets
THE ILLUMINA CENTER (EMEA HQ) | CAMBRIDGE, UK
NEW CONSTRUCTION - 3 STORIES
175,000 SQ FT
Space Trends in Science
Leasing Options
Lab Space
80%
Lab Space
50%
Office
Space
50%
Office
Space
35%
Lab Space
65%
Office
Space
20%
1980’ s
Pharmaceutical & Biotech Lab to office ratios over the years:
2000’ s 2020’ s
• 14-16 air changes
• Physical lab is the primary containment line
• Physical notebook
• Isolated structural slabs
• 10-12 air changes
• Focus on containment devices as primary
containment
• Notebook to computer
• Stiffening slabs
• 6-8 air changes
• Equipment acting as primary containment
• Automation & cloud based sciences
• Self isolating furniture and equipment

Work in Sciences is More
Workplace & People Dependent
Leasing Options

BREAKDOWN OF RESPONDENTS BY

DAYS SPENT IN THE OFFICE VS HOME
PERCENTAGE WHO SAY THEIR JOB DEPENDS ON…
3-5 DAYS/WEEK

IN THE OFFICE
3-5 DAYS/WEEK

AT HOME
65%
35%
33%
67%

SCIENCES OTHER

INDUSTRIES

OTHER INDUSTRIES

SCIENCES
63%
51%
45%
61%
68%
60%
48%
60%
45%47%
33%
51%
54%
58%
54%57%

IN-PERSON
COLLAB
AD HOC

INTERACTION
SKILL

LEARNING

NETWORKING

WORKING
ALONE

VIRTUAL

COLLABORATION

ACCESS TO

KEY TECH

ACCESS TO

KEY SPACE

•
•
•
•
•

✓
✓
✓
✓
✓
✓

Economic Development & Technology CommitteeFebruary 21, 2023

Economic Development & Technology Committee
February 21, 2023