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Lab/Office Buildings: Market & Design Guidelines

TA B L E O F C O N T E N T S

S ummar y & Market Over v iew

Financial Factor s & Benefit s

Des ign & Tec hnical Over v iew

Arc hitect ural Des ig n & Tec hnical C r ite ria

Perkins Eastman

Summary & Market Overview LIFE SCIENCES OVERVIEW

The life sciences real estate industry is expanding rapidly, especially among larger life science companies as well as academic and medical institutions. This growth is driven by global health issues and aging population with chronic healthcare needs. Public and investor support is accelerating multi-disciplinary medical discoveries, and fostering revolutionary scientific advancement in new fields like engineering biology which will drive future innovation in numerous markets including energy, materials and bioremediation. Cities are in different stages of development as hubs of activity for life sciences, manufacturing, and information technology. Life science real estate is a critical

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component to fueling the continued development of the life sciences industry. The availability of buildings with the required structural characteristics, that possess flexible, scalable, and hybrid work spaces in compliance with strict environmental and safety regulations, and are proximate to transportation networks and attractive live/work/ play environments, is an integral part of the medical and scientific discovery process.

Lab/Office Buildings: Marketing and Design Guidelines

“Hub and Spoke” concepts within large cities are being imagined as clusters of research and development interconnected with infrastructure.

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Lab/Office Buildings: Marketing and Design Guidelines

Factors that Foster Science & Technology Hubs Cities that are emerging or established hubs of discovery have unique combinations of assets that contribute to vital life science and technology clusters. Factors that accelerate the growth of these hubs include: • Leading research academic institutions attracting funding from NIH and other sources • Significant numbers of scientists employed at those institutions • Strong translational research centers, linking researchers to patients • Readily available venture capital • Good transit systems • Dynamic environments for employees to work, play, and live • Range of real estate options offering different rental price points • Facilities primed for companies and institutions to move in quickly • Large labor pool of talent Cities such as New York are expanding the geographic areas where labs are encouraged to prosper. “Hub and Spoke” concepts within large cities are being imagined as clusters of research and development interconnected with infrastructure. A variety of space that is primed for rapid move-in and operation is required to launch start-ups led by renowned scientists and financed by well -established venture capital investors.

Evaluating Existing Real Estate for Potential Conversion into Life Science Facilities Life Science Facilities and the “clusters” in which they grow have particular requirements. These requirements include: access to transit (subway, ferry, regional rail); accessibility to academic institutions; attractive, vibrant neighborhoods that provide a live/work environment (ability to live and work in close proximity); proximity to funding sources, wired environment that can handle data; flexible, scalable work spaces; and programming that promotes collaboration between academia, companies, and industry partners. Building assessments and marketing studies are required to review the existing conditions and recommend next steps to be considered for an existing building to compete with other buildings that accommodate life sciences tenant occupancy and other compatible uses. Existing buildings vary in the level and type of challenges to be addressed in single tenant and multitenant life science use. Challenges often relate to structural and MEP systems that exceed the normal design standards for commercial office buildings.

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Financial Factors & Benefits RENT

The base rents for life sciences is significantly higher than office rents.

Typical Lease Duration

Typical leases vary based on stage of company 10+ Years

CBRE estimates that life sciences tenants pay on average 25% more in base rent than office tenants. For example, in 2020 the New York market ranges from $85.00/sq ft on the lower floors to $95/sq ft or greater on the higher floors.

YEARS

Typical Lease Terms and Dates

annual rental increase

Utilities are directly metered or sub-metered and paid by tenant. Tenants also pay for additional vertical penetrations and roof space for equipment.

$2.00/sf

Ancillary Income—includes rent paid for electrical power distribution, water condensers, and emergency/ standby power.

Growth Stage

25,000+ SF

30,000

7,50025,000 SF

20,000

10,000

1,0007,000 SF

Incubator Stage

Growth Stage STAGE OF COMPANY

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Lab/Office Buildings: Marketing and Design Guidelines

Blue Chip

Depends on type of use

Landlord Work Design and Construction Lead Time

Free Rent

Incubator Stage

Typical Square Footage

6-8 months 4 months

3-5 Years

STAGE OF COMPANY

2.5%

5-10 Years

Blue Chip

Other Lease Terms and Factors • Tenant Improvement Allowance: Average, $150.00/sq ft. Cost split is dependent on the tenant. • Typical life sciences leases are triple NNN. • Op Ex and Real Estate Tax expenses are passed through to the tenant. • Loss Factors vary regionally. The REBNY standard (with a 27%-28% REBNY loss factor) is used in New York City for life science space. • In uses for smaller tenants, it might make sense to create some common amenities that can be collectively shared, but in general the REBNY standard applies in NYC.

Incentive Programs Science & technology development offers significant economic benefits to cities and states so incentive programs are extensive. These programs vary regionally but two New York examples that offer incentives to owners/

landlords that convert their buildings to life science space and to tenants that are expanding their operations into life science spaces are the IDA Life Sciences Program and the Life Sciences Expansion Space Funds.

IDA Life Sciences Program The IDA Life Sciences Program provides eligible Life Sciences companies and developers of life sciences space with real estate tax reductions, mortgage recording tax waivers, and sales tax exemptions on purchases of materials used to construct, renovate or equip facilities.

Eligible Companies Eligible companies include life sciences companies and developers of life sciences space that are seeking to enter into long-term lease agreements, and planning to construct, or renovate, space for their own operations or to lease it to third parties.

Program Benefits Property Taxes

Sales Tax

Mortgage Recording Tax

The full value of land and building taxes may be abated for term determined by the agency necessary to incentivize the development of life sciences space. A phase-out of the benefit begins four years prior to the last year of the term and increases with 20% until the taxes are increased to the full amounts.

The 8.875% sales tax on materials used to construct, renovate or equip facilities may be waived.

Mortgage recording tax relating to the project’s financing and 2.80% for mortgages greater than $500,000 may be reduced.

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Over the past few years, a number of high-growth companies have emerged from the New York City’s local incubator community, citing the need for independent, ready-to-occupy facilities. The LifeSci NYC Growth Fund will address this unmet need by providing capital to industryleading life sciences companies. Selection Considerations New York City Industrial Development Agency (NYCIDA) will accept applications from interested developers and landlords looking to activate life sciences real estate. Applications will be evaluated on a number of key aspects, including: • Jobs and economic impact • Size of development • Benefits per square foot • Term of leases to tenants • Ratio of laboratory to office space • Rents offered to tenants • Current usage of the development • Anchor tenant/partnership • Location • Project timing Landlords and developers should respond with a specific property that will partly or in its entirety, and as a result of the incentive, be repositioned as a life sciences asset.

Transaction Structure To convey the above-described benefits, approved companies must lease their properties to NYCIDA, which leases the site back to the company for a term equal to term of real estate tax reductions. This ‘lease-back’ structure should not prevent companies from obtaining federal tax depreciation benefits on the property.

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Life Science Expansion Space Funds The New York City Economic Development Corporation, on behalf of the City of New York provides a funding opportunity to life sciences companies interested in expanding their operations in one of the City’s five boroughs. The LifeSci NYC Growth Fund is designed to support high-growth ventures with upfront capital. Over the past few years, a number of highgrowth companies have emerged from the New York City’s local incubator community, citing the need for independent, ready-to-occupy facilities. The LifeSci NYC Growth Fund will address this unmet need by providing capital to industryleading life sciences companies. Interested companies must submit an application to NYCEDC. This application will be reviewed by NYCEDC to assess an applicant’s growthrelated space needs. Eligible applicants include life sciences companies from a range of areas, including but not limited to: advancing therapeutics, medical device development, research instrumentation, industrial biology, diagnostic and/or digital life sciences technologies. Joint applications with a developer and/or landowner that identify a facility are encouraged, but not required. Funding agreements are determined on a case-by-case basis, and will be awarded to the company submitting the application.

Lab/Office Buildings: Marketing and Design Guidelines

Confidential Case Study on Public Subsides and Incentives A confidential developer who owns an office building in mid- town Manhattan met with executives from the NYC EDC to discuss the availability of public subsidies and incentives under the IDA Life Sciences Program and the Life Sciences Expansion Space Funds for the conversion of part or all of their building to life science and related functions. The NYC EDC was highly enthusiastic about the location as a destination for graduating companies from New York City’s incubator facilities and confirmed the demand for space like this in the coming years. They believe this location could be a good test case for locating life science use near residential uses and in a Use Group 9A district. The IDA Life Sciences Program has set aside $300 million in tax abatements as an incentive

for building owners/developers to convert their buildings for life science use. Application must be made to the IDA with NYC EDC assistance, which was proffered. The process generally takes about 6 months. NYC EDC has set aside $10 million for the Tenant Life Science Expansion Space Funds. The money is given directly to tenants to help them build out their expansion space and the NYC EDC can provide assistance with identifying qualifying prospective tenants, which was proffered. The condition of receiving the funds is evidence of a financial gap between the amount that is needed for the build out and the tenant’s ability to pay. Finally, NYC EDC offered to be helpful in working with the NYC Building Department to determine what life science uses can be deployed in a zoning district that allows Use Group 9A but not 17B, suggesting that a zoning resolution determination might be useful.

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Design & Technical Overview ZONING CONSIDERATIONS

Zoning districts must be reviewed to confirm the Use Group that is the appropriate designation for particular lab facilities.

Life science facilities in NYC typically fall under: Medical laboratories for research or testing. Zoning regulations are typically concerned with uses involve danger of fire or explosion, or offensive noise, vibration, smoke or other particulate matter, odorous matter, heat, humidity, glare or other objectionable effects. Given the economic benefits many jurisdictions are considering reasonable adjustments to allow science facilities to be near other uses – encouraging development and vibrant multi-use neighborhoods.

Floor Area Considerations Allowable floor area and lot coverage must be confirmed. The benefits of large floor plates for lab uses are even greater than they are for typical office space so maximizing floor plates should be studied. Base building infrastructure for lab buildings is significant so maximizing the total size of facilities even more critical than typical office space in order to leverage the initial infrastructure investment.

Perkins Eastman

MEP & Structural Considerations A building assessment and feasibility study must be conducted for adaptive re-use projects that were originally designed for general office, medical office and retail uses. The purpose of building assessments and feasibility studies is to review the existing conditions and recommend modifications to be considered for the structural, mechanical, electrical, plumbing and fire protection (MEP/FP) systems for the building to compete with other science buildings. Once an assessment of existing systems is conducted, several design options are typically tested for the mechanical systems. Alternatives that are particularly attractive to adaptive re-use projects include chilled beam technology in order to provide energy savings, reduce outside air needs to the floor and therefore reducing shaft sizes and air handling unit sizes. One recent project involved the following alternative studies for conversion and repositioning of an existing commercial building.

Lab/Office Buildings: Marketing and Design Guidelines

PLANNING PRINCIPLES - DETAIL 1 SECTION 6. GENERAL PLANNING PRINCIPLES - DETAIL 4A . GENERAL NEW POST 1990 EXISTING PRE 1990

NEW POST 1990

EXISTING PRE 1990

NEW MECHANICAL UNITS

16'-0"

LAB

15'-0"

LAB

17'-0"

LAB

11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 12'-0"

12'-0"

15 UNOCCUPIED

LAB

MEP

14 UNOCCUPIED

LAB

13 UNOCCUPIED

LAB

12 UNOCCUPIED

UNOCCUPIED

11 UNOCCUPIED

UNOCCUPIED

10 UNOCCUPIED

UNOCCUPIED

9 LEASE SIGNED

LEASE SIGNED

8 OCCUPIED

OCCUPIED

TOP OF BUILDING MER: (1) 120 TON CHILLER MEP HEAT EXCHANGERS

TOP OF BUILDING MER: (1) 100 TON CHILLER LAB DUCTWORK RISERS FUMEHOOD SHAFTS HEAT EXCHANGERS

LEASE SIGNED POTENTIAL BIOSCIENCE LEASE SIGNED --TENANT/S

6 LEASE SIGNED 5 LEASE SIGNED

MEP

3 BIOTECH ENTRY 2

LAB NEW SHAFT

LAB

1 E. 60TH ST.

UNOCCUPIED RETAIL

UNOCCUPIED UTILIES

UNOCCUPIED NEW INTAKE EXHAUST LOUVERS UNOCCUPIED

CELLAR: ACID NEUTRALIZATION TANK/RISER LAB DUCTWORK RISERS

UNOCCUPIED RETAIL ENTRY

RETAIL

E. 59TH ST.

FREIGHT ELEVATOR

This option assumes that the top three (3) floors of the building will be converted to office and laboratory at a ratio of 60%/40%. The infrastructure being installed in this option includes new air handling units on the roof with shaftways within the demised premises, a new chilled water plant and distribution (inclusive of cooling towers), new high dilution, high velocity plume exhaust fans (cannon fans), a new acid neutralization system and reuse of the existing spare generator capacity. This infrastructure will support the tenant’s needs for new chilled beam technology, a combination of wet and dry laboratories, offices, conference rooms, etc. within the floors as well as typical laboratory tenant needs for standby power and fume hood exhaust.

6-3

Perkins Eastman

Lab/Office Buildings: Marketing and Design Guidelines

CELLAR: ACID NEUTRALIZATION TANK/RISER

RETAIL ENTRY

PROGRAM LEGEND LABORATORY

E. 59TH ST.

UTILIES ESTIMATED CONSTRUCTION COST: $9,827,300 $229/GSF GSF 42,809

Option 1: Infrastructure for Floors 13, 14, 15

POTENTIAL BIOSCIENCE --TENANT/S

4TH FLOOR MER: (2) 20,000 CFM AHU LAB DUCTWORK RISER FUMEHOOD SHAFTS

OCCUPIED

7 OCCUPIED

15'-8"

LAB

ROOFTOP EQUIPEMENT: (1) 30,000 CFM AHU (1) 600 TON TOWER FUMEHOOD EXHAUST

NEW SHAFT, EXACT LOCATION TBD

12'-0"

ACT

ROOFTOP EQUIPEMENT: (1) 600 TON TOWER FUMEHOOD EXHAUST

LABORATORY SUPPORT

ESTIMATED CONSTRUCTION COST: $6,981,000 $240/GSF GSF 28,975

SPECIALTY COLLABORATION RETAIL SERVICE

15TH FLOOR PLAN 1

19' - 0 5/8"

20' - 0"

24' - 3 1/8"

17' - 7 7/8"

23' - 3"

17' - 0"

16' - 4 1/2"

12' - 5"

18' - 6 1/2"

10' - 10"

6' - 2 1/8"

21' - 6"

11a 11b

4' - 3"

8' - 4 1/2"

5' - 1"

NEW SHAFT

11' - 4"

C Ca

5' - 4"

POTENTIAL AREA FOR DUCTWORK

CONFERENCE

OFFICE

EXSITING MECHANICAL SPACE

COLLABORATION

18' - 4"

3' - 0"

4' - 10"

10' - 2"

EXSITING GENERATOR SPACE

4' - 10"

15' - 0"

LAB SUPPORT

13' - 4"

RECEPTION

LAB RENTABLE AREA 7,365 SQ FT

WET LAB

17' - 4"

28' - 4"

DRY LAB

LAB SUPPORT

DEPARTMENT

NEW SHAFT

LAB LAB SUPPORT DRY LAB OFFICE COLLABORATION SPECIALTY CIRCULATION SERVICE

16'

32'

* Target Rentable Area taken from REBNY Area Calculations

14TH FLOOR PLAN 1

19' - 0 5/8"

20' - 0"

48'

SCALE : 1/16" = 1'-0"

24' - 3 1/8"

17' - 7 7/8"

9-15

23' - 3"

17' - 0"

16' - 4 1/2"

12' - 5"

18' - 6 1/2"

10' - 10"

6' - 2 1/8"

21' - 6"

15th Floor

11a 11b

4' - 3"

8' - 4 1/2"

5' - 1"

NEW SHAFT

OFFICE

CONFERENCE 11' - 4"

OFFICE

EXISTING MECH. ROOM

LAB SUPPORT

DRY LAB 28' - 4"

DRY LAB

LAB SUPPORT

17' - 4"

C Ca

5' - 4"

POTENTIAL AREA FOR DUCTWORK

RECEPTION

LAB SUPPORT

B LAB RENTABLE AREA 11,993 SQ FT

18' - 4"

WET LAB

LAB SUPPORT

13' - 4"

3' - 0"

WET LAB

LAB SUPPORT

10' - 2" 4' - 10"

4' - 10"

15' - 0"

DEPARTMENT

NEW SHAFT

LAB LAB SUPPORT DRY LAB OFFICE COLLABORATION SPECIALTY CIRCULATION

16'

32'

* Target Rentable Area taken from REBNY Area Calculations

13TH FLOOR PLAN 1

19' - 0 5/8"

20' - 0"

48'

SCALE : 1/16" = 1'-0"

24' - 3 1/8"

17' - 7 7/8"

23' - 3"

9-14

21' - 6"

7a 10' - 10"

6' - 2 1/8"

17' - 0"

16' - 4 1/2"

18' - 6 1/2"

8a 12' - 5"

14th Floor

11a 11b

4' - 3"

8' - 4 1/2"

5' - 1"

NEW SHAFT

LAB SUPPORT

10' - 2"

LAB SUPPORT

4' - 10"

15' - 0"

WET LAB 18' - 4"

3' - 0"

13' - 4"

CONFERENCE RECEPTION

LAB RENTABLE AREA 12,244 SQ FT

WET LAB

DRY LAB

17' - 4"

28' - 4"

DRY LAB

OFFICE

11' - 4"

OFFICE

EXISTING MECH. ROOM

LAB SUPPORT

C Ca

5' - 4"

POTENTIAL AREA FOR DUCTWORK

DEPARTMENT

NEW SHAFT

LAB LAB SUPPORT DRY LAB OFFICE COLLABORATION SPECIALTY CIRCULATION SERVICE

0' * Target Rentable Area taken from REBNY Area Calculations

9-13

16'

32'

48'

SCALE : 1/16" = 1'-0"

13th Floor Perkins Eastman

12TH FLOOR PLAN 1

19' - 0 5/8"

20' - 0"

24' - 3 1/8"

17' - 7 7/8"

23' - 3"

21' - 6"

17' - 0"

16' - 4 1/2"

12' - 5"

18' - 6 1/2"

10' - 10"

6' - 2 1/8"

11a 11b

4' - 3"

8' - 4 1/2"

5' - 1"

NEW SHAFT

11' - 4"

EXISTING MECH. ROOM

OFFICE

LAB SUPPORT

17' - 4"

28' - 4"

DRY LAB RECEPTION

CONFERENCE

LAB SUPPORT

OFFICE

10' - 2"

DRY LAB 4' - 10"

4' - 10"

15' - 0"

WET LAB

LAB

OPEN TO BELOW

13' - 4"

3' - 0"

18' - 4"

C Ca

5' - 4"

POTENTIAL AREA FOR DUCTWORK

DEPARTMENT

NEW SHAFT

LAB LAB SUPPORT DRY LAB OFFICE COLLABORATION SPECIALTY CIRCULATION SERVICE

12th Floor

16'

32'

11TH FLOOR PLAN 1

19' - 0 5/8"

48'

SCALE : 1/16" = 1'-0" 20' - 0"

20' - 0"

24' - 3 1/8"

17' - 7 7/8"

21' - 6"

17' - 0"

16' - 4 1/2"

12' - 5"

18' - 6 1/2"

10' - 10"

6' - 2 1/8"

9-12

23' - 3"

11a 11b

4' - 3"

8' - 4 1/2"

5' - 1"

NEW SHAFT

OFFICE

OFFICE 11' - 4"

C Ca

5' - 4"

POTENTIAL AREA FOR DUCTWORK

CONFERENCE

EXISTING MECH. ROOM

LAB SUPPORT

DRY LAB

COLLABORATION

B OPEN TO ABOVE

RECEPTION

LAB SUPPORT

LAB RENTABLE AREA 12,302 SQ FT

WET LAB 18' - 4"

WET LAB

LAB SUPPORT

13' - 4"

3' - 0"

17' - 4"

28' - 4"

DRY LAB LAB SUPPORT

LAB SUPPORT

10' - 2" 4' - 10"

4' - 10"

15' - 0"

DEPARTMENT

NEW SHAFT

LAB LAB SUPPORT DRY LAB OFFICE COLLABORATION SPECIALTY CIRCULATION SERVICE

11th Floor

16'

32'

* Target Rentable Area taken from REBNY Area Calculations

10TH FLOOR PLAN 1

19' - 0 5/8"

20' - 0"

24' - 3 1/8"

17' - 7 7/8"

7a 10' - 10"

21' - 6"

17' - 0"

16' - 4 1/2"

8a 12' - 5"

18' - 6 1/2"

11a 11b

4' - 3"

8' - 4 1/2"

5' - 1"

11' - 4"

5' - 4"

6' - 2 1/8"

23' - 3"

9-11

48'

SCALE : 1/16" = 1'-0"

17' - 4"

28' - 4"

LEVEL 10 - LEASE SIGNED

13' - 4"

18' - 4"

3' - 0"

10' - 2"

4' - 10"

15' - 0"

DEPARTMENT OCCUPIED

10th Floor 14

Perkins Eastman

16'

32'

48'

SCALE : 1/16" = 1'-0"

9-10

Lab/Office Buildings: Marketing and Design Guidelines

PLANNING PRINCIPLES - DETAIL 2 SECTION 6. GENERAL GENERAL PLANNING PRINCIPLES - DETAIL 4A NEW POST 1990 EXISTING PRE 1990

NEW POST 1990

EXISTING PRE 1990

NEW MECHANICAL UNITS

16'-0"

LAB

MEP

UNOCCUPIED

14 UNOCCUPIED

UNOCCUPIED

13 UNOCCUPIED

UNOCCUPIED

12 UNOCCUPIED

LAB

11 UNOCCUPIED DOUBLE HT

TOP OF BUILDING MER: (1) 120 TON CHILLER MEP HEAT EXCHANGERS

TOP OF BUILDING MER: (1) 100 TON CHILLER LAB DUCTWORK RISERS FUMEHOOD SHAFTS HEAT EXCHANGERS

POTENTIAL BIOSCIENCE --TENANT/S

10 UNOCCUPIED

LAB - 2 LEVELS

9 LEASE SIGNED

LEASE SIGNED

8 OCCUPIED

OCCUPIED

7 OCCUPIED

LEASE SIGNED POTENTIAL BIOSCIENCE LEASE SIGNED --TENANT/S

MEP

3 BIOTECH ENTRY 2

4TH FLOOR MER: (2) 20,000 CFM AHU LAB DUCTWORK RISER FUMEHOOD SHAFTS

OCCUPIED

6 LEASE SIGNED 5 LEASE SIGNED

15'-0"

LAB

17'-0"

LAB

11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 12'-0"

12'-0"

15 UNOCCUPIED

LAB NEW SHAFT

LAB

1 E. 60TH ST.

UNOCCUPIED RETAIL

UNOCCUPIED UTILIES

15'-8"

LAB

ROOFTOP EQUIPEMENT: (1) 30,000 CFM AHU (1) 600 TON TOWER FUMEHOOD EXHAUST

NEW SHAFT, EXACT LOCATION TBD

12'-0"

ROOFTOP EQUIPEMENT: (1) 600 TON TOWER FUMEHOOD EXHAUST

UNOCCUPIED NEW INTAKE EXHAUST LOUVERS UNOCCUPIED

CELLAR: ACID NEUTRALIZATION TANK/RISER LAB DUCTWORK RISERS

UNOCCUPIED RETAIL ENTRY

RETAIL

E. 59TH ST.

FREIGHT ELEVATOR

CELLAR: ACID NEUTRALIZATION TANK/RISER

RETAIL ENTRY

PROGRAM LEGEND LABORATORY

E. 59TH ST.

UTILIES ESTIMATED CONSTRUCTION COST: $9,827,300 $229/GSF GSF 42,809

LABORATORY SUPPORT

ESTIMATED CONSTRUCTION COST: $7,563,700 $254/GSF GSF 28,763

SPECIALTY COLLABORATION RETAIL SERVICE

Option 2: Infrastructure for Floors 10, 11, 12 6-4

This option assumes that the three (3) floors below the top three (3) of the building will be converted to office and laboratory at a ratio of 60%/40%. The infrastructure being installed in this option includes new air handling units on the roof with shaft ways within the building, a new chilled water plant and distribution (inclusive of cooling towers), new high dilution, high velocity plume exhaust fans (cannon fans), a new acid neutralization system and reuse of the existing spare generator capacity. This infrastructure will support the tenant’s needs for new chilled beam technology, a combination of wet and dry laboratories, offices, conference rooms, etc. within the floors as well as typical laboratory tenant needs for standby power and fume hood exhaust.

Perkins Eastman

PLANNING PRINCIPLES - DETAIL 3 SECTION 6. GENERAL GENERAL PLANNING PRINCIPLES - DETAIL 4A NEW EXISTINGPOST 1990 PRE 1990

NEW POST 1990

EXISTING PRE 1990

NEW MECHANICAL UNITS

16'-0" 12'-0"

15 UNOCCUPIED

LAB

11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 12'-0"

13 UNOCCUPIED 12 UNOCCUPIED 11 UNOCCUPIED 10 UNOCCUPIED

LAB

TOP OF BUILDING MER: (1) 120 TON CHILLER MEP EXCHANGERS HEAT

TOP OF BUILDING MER: (2) 100 TON CHILLER LAB DUCTWORK RISERS FUMEHOOD SHAFTS HEAT EXCHANGERS

LAB

DOUBLE HT

POTENTIAL BIOSCIENCE --TENANT/S

LAB - 2 LEVELS

DOUBLE HT

LAB - 2 LEVELS

9 LEASE SIGNED

LEASE SIGNED

8 OCCUPIED

OCCUPIED

7 OCCUPIED

LEASE SIGNED POTENTIAL BIOSCIENCE --LEASE SIGNED TENANT/S

MEP

3 BIOTECH ENTRY 2

4TH FLOOR MER: (2) 20,000 CFM AHU LAB DUCTWORK RISER FUMEHOOD SHAFTS

OCCUPIED

6 LEASE SIGNED 5 LEASE SIGNED

15'-0"

LAB

17'-0"

LAB

MEP

14 UNOCCUPIED

LAB NEW SHAFT

1 E. 60TH ST.

15'-8"

LAB

ROOFTOP EQUIPEMENT: (2) 30,000 CFM AHU (1) 600 TON TOWER FUMEHOOD EXHAUST

NEW SHAFT, EXACT LOCATION TBD

12'-0"

ROOFTOP EQUIPEMENT: (1) 600 TON TOWER FUMEHOOD EXHAUST

LAB

UNOCCUPIED RETAIL

UNOCCUPIED NEW INTAKE EXHAUST LOUVERS UNOCCUPIED

CELLAR: ACID NEUTRALIZATION TANK/RISER LAB DUCTWORK RISERS

UNOCCUPIED RETAIL ENTRY

RETAIL

E. 59TH ST.

UNOCCUPIED UTILIES FREIGHT ELEVATOR

This option assumes that the top six (6) floors of the building will be converted to office and laboratory at a ratio of 60%/40%. The infrastructure being installed in this Detail includes new air handling units on the roof with shaftways within the demised premises, a new chilled waterplant and distribution (inclusive of cooling towers), new high dilution, high velocity plume exhaust fans (cannon fans), a new acid neutralization system and reuse of the existing spare generator capacity. This infrastructure will support the tenant’s needs for new chilled beam technology, a combination of wet and dry laboratories, offices, conference rooms, etc. within the floors as well as typical laboratory tenant needs for standby power and fume hood exhaust.

6-5

Perkins Eastman

RETAIL ENTRY

Lab/Office Buildings: Marketing and Design Guidelines

PROGRAM LEGEND LABORATORY

E. 59TH ST.

UTILIES ESTIMATED CONSTRUCTION COST: $9,827,300 $229/GSF GSF 42,809

Option 3: Infrastructure for Floors 10 – 15

CELLAR: ACID NEUTRALIZATION TANK/RISER

LABORATORY SUPPORT

ESTIMATED CONSTRUCTION COST: $11,997,400 $204/GSF GSF 58,738

SPECIALTY COLLABORATION RETAIL SERVICE

PLANNING PRINCIPLES - DETAIL 4A SECTION 6. GENERAL GENERAL PLANNING PRINCIPLES - DETAIL 4A NEW POST 1990 EXISTING PRE 1990

NEW POST 1990

EXISTING PRE 1990 ROOFTOP EQUIPEMENT: (1) 600 TON TOWER FUMEHOOD EXHAUST

ROOFTOP EQUIPEMENT: (1) 600 TON TOWER FUMEHOOD EXHAUST

16'-0"

12'-0"

NEW SHAFT, EXACT LOCATION TBD

LAB

UNOCCUPIED

14 UNOCCUPIED

UNOCCUPIED

13 UNOCCUPIED

UNOCCUPIED

12 UNOCCUPIED

UNOCCUPIED

11 UNOCCUPIED

UNOCCUPIED

10 UNOCCUPIED

UNOCCUPIED

9 LEASE SIGNED

LEASE SIGNED

8 OCCUPIED

OCCUPIED

LEASE SIGNED POTENTIAL BIOSCIENCE LEASE SIGNED --TENANT/S

LEASE SIGNED 4

LAB

BIOTECH ENTRY 2

LAB NEW SHAFT

1 E. 60TH ST.

LAB

LAB FREIGHT ELEVATOR

MEP

RETAIL

UTILIES

POTENTIAL BIOSCIENCE --TENANT/S

NEW INTAKE EXHAUST MEP LOUVERS

LAB LAB

4TH FLOOR MER: (2) 20,000 CFM AHU LAB DUCTWORK RISER FUMEHOOD SHAFTS

OCCUPIED

6 LEASE SIGNED 5

15'-0"

LAB

17'-0"

LAB

MEP

7 OCCUPIED

15'-8"

LAB

11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 12'-0"

12'-0"

15 UNOCCUPIED

TOP OF BUILDING MER: (1) 120 TON CHILLER HEAT EXCHANGERS

TOP OF BUILDING MER: (1) 120 TON CHILLER MEP HEAT EXCHANGERS

NEW SHAFT RETAIL ENTRY

NEW INTAKE EXHAUST LOUVERS

LAB CELLAR: ACID NEUTRALIZATION TANK/RISER LAB DUCTWORK RISERS LAB

RETAIL

E. 59TH ST.

CELLAR: ACID NEUTRALIZATION TANK/RISER LAB DUCTWORK RISERS

RETAIL ENTRY

PROGRAM LEGEND LABORATORY

E. 59TH ST.

UTILIES ESTIMATED CONSTRUCTION COST: $9,827,300 $229/GSF GSF 42,809

LABORATORY SUPPORT

ESTIMATED CONSTRUCTION COST: $9,827,300 $229/GSF GSF 42,809

SPECIALTY COLLABORATION RETAIL SERVICE

Option 4: Infrastructure for Floors C-4 Interior Shafts 6-6

This option assumes that the bottom (5) floors of the building will be converted to office and laboratory at a ratio of 60%/40%. The infrastructure being installed in this Detail includes new air handling units on the Fourth Floor with shaftways within the demised premises, a new chilled water plant on the 15th floor and distribution (inclusive of cooling towers), new high dilution, high velocity plume exhaust fans (cannon fans) on the roof, a new acid neutralization system in the basement and reuse of the existing spare generator capacity. This infrastructure will support the tenant’s needs for new chilled beam technology, a combination of wet and dry laboratories, offices,

conference rooms, etc. within the floors as well as typical laboratory tenant needs for standby power and fume hood exhaust. The fume hood exhaust shafts will be routed from the C-4 Floors to the roof within the building in an area to be determined so as to minimize the disruption to the existing tenants. This option provides the maximum flexibility to potential laboratory tenants on the lower floors of the building.

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PLANNING PRINCIPLES - DETAIL 5A SECTION 6. GENERAL GENERAL PLANNING PRINCIPLES - DETAIL 5A NEW POST 1990 EXISTING PRE 1990

NEW POST 1990

16'-0"

12'-0"

NEW SHAFT, EXACT LOCATION TBD

12'-0"

LAB

POTENTIAL BIOSCIENCE --TENANT/S

POTENTIAL BIOSCIENCE --TENANT/S LAB - 2 LEVELS

DOUBLE HT

TOP OF BUILDING MER: (1) 300 TON CHILLER LAB DUCTWORK RISERS FUMEHOOD SHAFTS HEAT EXCHANGERS

TOP OF BUILDING MER: (1) 300 TON CHILLER MEP LAB DUCTWORK RISERS FUMEHOOD SHAFTS HEAT EXCHANGERS

LAB LAB

12 LAB - 2 LEVELS 11

DOUBLE HT 10 LAB - 2 LEVELS 9 LEASE SIGNED

LAB - 2 LEVELS LEASE SIGNED

8 OCCUPIED 7 OCCUPIED

OCCUPIED

LEASE SIGNED 4 3 BIOTECH ENTRY 2

LEASE SIGNED POTENTIAL BIOSCIENCE LEASE SIGNED --TENANT/S

POTENTIAL BIOSCIENCE --TENANT/S

LAB LAB

LAB NEW SHAFT

1 E. 60TH ST.

LAB

4TH FLOOR MER: (2) 20,000 CFM AHU LAB DUCTWORK RISER FUMEHOOD SHAFTS

OCCUPIED

6 LEASE SIGNED 5

15'-8"

LAB

11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 12'-0"

LAB

MEP

14 13

15'-0"

LAB

17'-0"

LE HT

LAB

ROOFTOP EQUIPEMENT: (2) 30,000 CFM AHU (2) 600 TON TOWER FUMEHOOD EXHAUST GENERATOR (NEW)

NEW MECHANICAL UNITS

UNITS

LE HT

EXISTING PRE 1990

LAB LAB

RETAIL

NEW SHAFT RETAIL ENTRY

E. 59TH ST.

UTILIES

FREIGHT ELEVATOR

LAB CELLAR: ACID NEUTRALIZATION TANK/RISER LAB DUCTWORK RISERS LAB FUEL OIL STORAGE RETAIL NEW STEAM RISER FOR STERILIZATION ENTRY RETAIL E. 59TH ST. UTILIES ESTIMATED CONSTRUCTION COST: $24,054,100 $236/GSF GSF 101,547

CELLAR: ACID NEUTRALIZATION TANK/RISER LAB DUCTWORK RISERS FUEL OIL STORAGE NEW STEAM RISER FOR STERILIZATION PROGRAM LEGEND LABORATORY LABORATORY SUPPORT

ESTIMATED CONSTRUCTION COST: $24,054,100 $236/GSF GSF 101,547

Option 5: Infrastructure for Whole Building (C-4, 10-15) 6-9

This option assumes that the full (11) floors of the building will be converted to office and laboratory at a ratio of 60%/40%. The infrastructure being installed in this Detail includes new air handling units on the Roof and Fourth Floor with shaftways within the demised premises, a new chilled water plant on the 15th floor and distribution (inclusive of cooling towers), new high dilution, high velocity plume exhaust fans (cannon fans) on the roof, a new acid neutralization system in the basement and reuse of the existing spare generator capacity. This infrastructure will support the tenant’s needs for new chilled beam technology, a combination of wet and dry laboratories,

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offices, conference rooms, etc. within the floors as well as typical laboratory tenant needs for standby power and fume hood exhaust. The fume hood exhaust shafts will be route from the C-4 Floors to the roof within the building in an area to be determined so as to minimize the disruption to the existing tenants. This option provides the maximum flexibility to potential laboratory tenants on the lower floors of the building.

Lab/Office Buildings: Marketing and Design Guidelines

SPECIALTY COLLABORATION RETAIL SERVICE

NEW POST 1990

EXISTING PRE 1990

LEGEND:

16'-0"

15'-8"

BIOTECH ENTRY

17'-0"

15'-0"

11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 12'-0"

12'-0"

100/+ PSF

13 12 DOUBLE HT

11 10 9 8 7 6 5 4 3 2 RETAIL ENTRY

1 E. 60TH ST.

E. 59TH ST.

C FREIGHT ELEVATOR

Structure The existing building structure has the capacity to support the change in occupancy to scientific laboratories for mechanical, electrical, and plumbing purposes that do not meet today’s guidelines from the American Institute of Steel Construction; these openings should be reinforced to meet these guidelines with the change in occupancy. The proposed floor openings to provide double height spaces will require reinforcing of existing steel beams to support the facade and remaining floor. Any openings to be placed in floors will require support of slab edges along with any openings placed within steel beam webs will require reinforcement to resist the design loads. The addition of a 105,000 lbs generator placed on the roof will require steel beam reinforcing to support the increased load from the generator.

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Architectural Design & Technical Criteria The following is a description of site evaluation criteria, applicable planning principles and an evaluation process for new, renovated or adaptive re-use facilities.

Prime neighborhood location • Proximity and access to transit • Convenient access to research universities, hospitals, research and development labs, incubators etc. • Quality of Street frontage and potential incorporating synergistic uses that support R&D tenants • Appropriate Zoning for lab use • Appropriately sized floor plates suitable for single tenant and flexible shared lab spaces

Building Assessment And Potential Adaptive Re-Use Challenges (Subsequent sections describe required design and technical criteria applicable to the following categories). • Will a Change of Use application to amend Certificate of Occupancy be required for lab uses? • Adequate Floor to Floor heights • Adequate mechanical, electrical & plumbing service to building (Electric and steam often require upgrades).

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• Adequate space for significant HVAC equipment and riser locations for vertical distribution • Adequate space for significant discharge systems, riser locations for vertical distribution and appropriate relation to lab exhaust to adjacent buildings • Adequate noise control of mechanical equipment relative to adjacent buildings • Adequate emergency power • Adequate lab plumbing systems including acid waste and vent • Existing structural capacity for lab live loads and slab rigidity for lab use

Blocking & Stacking – Test Fits Typical floor concepts are evaluated. Following the selection of a preferred typical floor concept, preliminary testfit blocking and stacking diagrams are developed focusing on laboratory functional adjacencies and work-flow for the full building program.

Lab/Office Buildings: Marketing and Design Guidelines

Lab Concept Planning

Open Lab Plan

The organization of each floor is based upon a functional laboratory module. Typical concept floor plans organizing lab, lab support, administration, and building support were developed based upon the lab planning principles.

The open, contiguous lab plan provides for the flow of staff and specimens through-out the lab without having to move outside the protected environment of the laboratory space. Lab support is contiguous with the lab area it serves, minimizing redundant circulation and maximizing usable bench space.

Standard Open Lab Module The typical floor plate is organized around a standard dimensional lab module, allowing for flexibility and adaptability of lab and non-lab spaces alike. The flexibility of the proposed concept design is further enhanced by utilizing fully movable and adaptable lab furniture in an open, contiguous lab setting.

In addition to the functional advantages provided by this planning approach, the open lab will foster collaboration and communication among section personnel that might otherwise be “siloed” in a more sub-divided layout. The typical planning is developed to maximize transparency between Lab & Computational areas and to provide natural daylight in the maximum amount of floor area.

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7 1. USC Harlyne J. Norris Cancer

5. UCLA Gonda (Goldschmied)

Research Tower

Neuroscience and Genetics

Los Angeles, CA, USA

Research Center

2. New York City OCME

Los Angeles, CA, USA

DNA Forensics Biology Laboratory

6. NYU Langone Winthrop

New York, NY, USA

Research and Academic Center

3. University of Chicago Albert

Mineola, NY, USA

Michelson Center for Physics Chicago, IL, USA 4. MSK David Koch Center

7. UC Davis Center for Health and Technology Sacramento, CA, USA

for Cancer Care New York, NY, USA Perkins Eastman

Insights and Research from: NY Life Sciences Research Report by CBRE and NJ Kelley + Associates Graphic design by: Rebecca Spangler PHOTO CREDITS Cover: Adobe Stock Page 1: © Benny Chan/Fotoworks Page 3: Perkins Eastman © Sarah Mechling Page 4: © Chris Cooper Page 9: Perkins Eastman © Sarah Mechling Page 11: Perkins Eastman © Sarah Mechling

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Contact For more information please reach out to our leaders in the Science and Technology practice area.

STEVEN GIFFORD AIA, NCARB Principal | Practice Area Leader Science and Technology s.gif ford@perkinseastman.com

SHEFALI RAICHAUDHURI AIA, LEED AP Associate Principal s.raichaudhuri@perkinseastman.com