{"id":1004577747,"date":"2022-04-22T12:24:35","date_gmt":"2022-04-22T20:24:35","guid":{"rendered":"https:\/\/www.commercialsearch.com\/news\/?p=1004577747"},"modified":"2023-01-27T09:18:42","modified_gmt":"2023-01-27T17:18:42","slug":"adaptive-reuse-or-new-construction-considerations-for-life-sciences","status":"publish","type":"post","link":"https:\/\/www.commercialsearch.com\/news\/adaptive-reuse-or-new-construction-considerations-for-life-sciences\/","title":{"rendered":"Adaptive Reuse or New Construction? Considerations for Life Sciences"},"content":{"rendered":"<div id=\"attachment_1004577750\" style=\"width: 310px\" class=\"wp-caption alignright\"><a href=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Brasell-Justin-2020.jpg\"><img loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-1004577750\" data-attachment-id=\"1004577750\" data-permalink=\"https:\/\/www.commercialsearch.com\/news\/adaptive-reuse-or-new-construction-considerations-for-life-sciences\/brasell-justin-2020\/\" data-orig-file=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Brasell-Justin-2020.jpg\" data-orig-size=\"4062,3250\" data-comments-opened=\"0\" data-image-meta=\"{&quot;aperture&quot;:&quot;1.8&quot;,&quot;credit&quot;:&quot;&quot;,&quot;camera&quot;:&quot;ILCE-7M2&quot;,&quot;caption&quot;:&quot;&quot;,&quot;created_timestamp&quot;:&quot;1601975853&quot;,&quot;copyright&quot;:&quot;&quot;,&quot;focal_length&quot;:&quot;50&quot;,&quot;iso&quot;:&quot;800&quot;,&quot;shutter_speed&quot;:&quot;0.0015625&quot;,&quot;title&quot;:&quot;&quot;,&quot;orientation&quot;:&quot;1&quot;}\" data-image-title=\"Brasell, Justin 2020\" data-image-description=\"\" data-image-caption=\"&lt;p&gt;Justin Brasell&lt;\/p&gt;\n\" data-large-file=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Brasell-Justin-2020.jpg?w=1024\" class=\"size-medium wp-image-1004577750\" src=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Brasell-Justin-2020.jpg?w=300\" alt=\"\" width=\"300\" height=\"240\" srcset=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Brasell-Justin-2020.jpg 4062w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Brasell-Justin-2020.jpg?resize=300,240 300w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Brasell-Justin-2020.jpg?resize=768,614 768w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Brasell-Justin-2020.jpg?resize=1024,819 1024w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Brasell-Justin-2020.jpg?resize=1536,1229 1536w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Brasell-Justin-2020.jpg?resize=2048,1639 2048w\" sizes=\"auto, (max-width: 300px) 100vw, 300px\" \/><\/a><p id=\"caption-attachment-1004577750\" class=\"wp-caption-text\">Justin Brasell<\/p><\/div>\n<p>Life sciences companies\u2014whether young startups receiving an influx of venture capital or mature entities with a long history in the industry\u2014are setting out in record numbers to find space for developing treatments that advance public health and improve lives. To do so, life sciences users require a combination of office, lab, collaboration and warehouse space within an amenity-rich environment.<\/p>\n<p>The demand for life sciences facilities\u2014exacerbated by the pandemic\u2014has skyrocketed and has been outpacing supply in markets such as San Francisco, Boston and San Diego for some time now. However, factors such as real estate availability, cost of living, access to STEM talent and proximity to major research institutions have paved the way for new emerging markets, including Houston, Raleigh-Durham, Washington, D.C., and New York City.<\/p>\n<p>In response to the demand, property investors and, in some cases, owner-occupiers are weighing the benefits of adaptive reuse versus ground-up development. Specifically, land-constrained markets with limited life sciences availabilities but unusually high office vacancy in the aftermath of the pandemic can offer attractive opportunities for adaptive reuse.<\/p>\n<p>When done correctly, adaptive reuse projects have the potential to meet the demand for life sciences space while breathing new life into a building. Case in point: the former Henkel North American headquarters turned <a href=\"https:\/\/transwestern.com\/property\/ilume\">Ilume Innovation Center<\/a> in Scottsdale, Ariz., and <a href=\"https:\/\/transwestern.com\/property\/biocubenorth\">BioCube<\/a> in San Jose, Calif., another office-to-life-sciences conversion. Also currently underway is the repositioning of an Atlanta office tower for <a href=\"https:\/\/transwestern.com\/news-detail\/transwestern-arranges-200-000-sf-lease-in-atlanta-for-first-global-health-innova\">The Center for Global Health Innovation<\/a>.<\/p>\n<div id=\"attachment_1004577751\" style=\"width: 224px\" class=\"wp-caption alignleft\"><a href=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Klein-David.jpg\"><img loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-1004577751\" data-attachment-id=\"1004577751\" data-permalink=\"https:\/\/www.commercialsearch.com\/news\/adaptive-reuse-or-new-construction-considerations-for-life-sciences\/klein-david\/\" data-orig-file=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Klein-David.jpg\" data-orig-size=\"1500,2100\" data-comments-opened=\"0\" data-image-meta=\"{&quot;aperture&quot;:&quot;11&quot;,&quot;credit&quot;:&quot;John Swanda&quot;,&quot;camera&quot;:&quot;NIKON D300&quot;,&quot;caption&quot;:&quot;\\u00a9 2019 John Swanda\\rSwanda \\u0026amp; Schindler Digital Photography\\rswandaschindler.com\\r415 982-4432\\r[#Beginning of Shooting Data Section]\\rImage Size:L (2848 x 4288)\\r2019\/04\/17 13:55:11.43\\rTime Zone and Date:UTC-8, DST:ON\\rJpeg Fine (8-bit)\\rImage Comment:JOHN_SWANDA                         \\rNikon D300\\rLens:85mm f\/1.8D\\rFocal Length:85mm\\rFocus Mode:AF-C\\rAF-Area Mode:Single\\rVR:\\rAF Fine Tune:OFF\\rAperture:f\/11\\rShutter Speed:1\/125s\\rExposure Mode:Manual\\rExposure Comp.:0EV\\rExposure Tuning:\\rMetering:Matrix\\rISO Sensitivity:ISO 200\\rDevice:\\rWhite Balance:Preset manual d-0, 0, 0\\rColor Space:Adobe RGB\\rHigh ISO NR:OFF\\rLong Exposure NR:OFF\\rActive D-Lighting:OFF\\rImage Authentication:OFF\\rVignette Control:\\rAuto Distortion Control:\\rPicture Control:[M1] D2XMODE1\\rBase:[M1] D2XMODE1\\rQuick Adjust:+1\\rSharpening:+3\\rContrast:+1\\rBrightness: 0\\rSaturation:+1\\rHue: 0\\rFilter Effects:\\rToning:\\rOptimize Image:\\rColor Mode:\\rTone Comp.:\\rHue Adjustment:\\rSaturation:\\rSharpening:\\rLatitude:\\rLongitude:\\rAltitude:\\rAltitude Reference:\\rHeading:\\rUTC:\\rMap Datum:\\r[#End of Shooting Data Section]&quot;,&quot;created_timestamp&quot;:&quot;1555509311&quot;,&quot;copyright&quot;:&quot;@2019 John Swanda&quot;,&quot;focal_length&quot;:&quot;85&quot;,&quot;iso&quot;:&quot;200&quot;,&quot;shutter_speed&quot;:&quot;0.008&quot;,&quot;title&quot;:&quot;&quot;,&quot;orientation&quot;:&quot;1&quot;}\" data-image-title=\"Klein, David\" data-image-description=\"\" data-image-caption=\"&lt;p&gt;David Klein&lt;\/p&gt;\n\" data-large-file=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Klein-David.jpg?w=731\" class=\"size-medium wp-image-1004577751\" src=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Klein-David.jpg?w=214\" alt=\"\" width=\"214\" height=\"300\" srcset=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Klein-David.jpg 1500w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Klein-David.jpg?resize=214,300 214w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Klein-David.jpg?resize=768,1075 768w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Klein-David.jpg?resize=731,1024 731w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Klein-David.jpg?resize=1097,1536 1097w, https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2022\/04\/Klein-David.jpg?resize=1463,2048 1463w\" sizes=\"auto, (max-width: 214px) 100vw, 214px\" \/><\/a><p id=\"caption-attachment-1004577751\" class=\"wp-caption-text\">David Klein<\/p><\/div>\n<p>However, office properties aren\u2019t the only candidates for conversion. In Houston, logistics and retail properties have been reimagined for life sciences use, as seen through a former <a href=\"https:\/\/transwestern.com\/property\/2450-holcombe-blvd\">Nabisco cookie plant<\/a>, an 80-year-old Sears department store and a Sam\u2019s Club.<\/p>\n<p>As for new builds, <a href=\"https:\/\/transwestern.com\/news-detail\/transwestern-development-co-appointed-development-manager-for-transformative-tmc\">TMC3, a 37-acre biomedical research hub<\/a> in Houston is considered one of the most transformative projects in the life sciences arena.<\/p>\n<p>Whether you\u2019re a developer in the sector, a building owner looking to attract life sciences tenants, or an established life sciences company contemplating whether to buy or lease, consider these factors when determining if you should pursue an adaptive reuse or new build.<\/p>\n<h2>Speed to Market<\/h2>\n<p>This is critical as life sciences companies are often ready to move into their space in as little as 60 days. Adaptive reuse projects often take one to two years to complete whereas ground-up construction can take anywhere from three to five years.<\/p>\n<h2>Infrastructure<\/h2>\n<p>Given the research that is conducted in labs, it\u2019s vital that a building\u2019s infrastructure support the needs of scientists, such as redundant power supply, appropriate ceiling heights, larger floorplates and sufficient floor loading for equipment and vibration control, to name a few. When evaluating a potential conversion project, you want to consider its existing HVAC and MEP systems. It can be difficult to replicate life sciences facilities in buildings\u2014especially older office assets\u2014that weren\u2019t designed for that use upfront.<\/p>\n<h2>Capital Investment<\/h2>\n<p>Assuming you own (or are acquiring a building with the proper infrastructure), a conversion has the potential to be more cost-efficient than a new build. However, a new build offers the opportunity to develop a top-of-the-line, flexible building from the start that can easily pivot based on a tenant\u2019s growing needs.<\/p>\n<h2>Zoning<\/h2>\n<p>Unlike your standard office building, laboratories are often subject to specific zoning requirements that may pose more construction challenges for conversion projects and operational challenges for the chemical and biowaste handling that life science tenants require. New builds take longer, but in the right municipality, are less restricted as developers can identify potential zoning challenges and adjacent competitive and conflicting uses before acquiring a site.<\/p>\n<h2>Amenities<\/h2>\n<p>Life sciences real estate requires a very specific ecosystem\u2014one that inspires innovation with access to in-demand amenities. On-site food service, collaboration spaces and fitness centers, as well as proximity to convenience goods and services create an environment that life sciences companies crave.<\/p>\n<p>Life sciences companies produce innovative solutions to the world\u2019s most pressing healthcare problems, and as such, require real estate that supports the science that\u2019s happening behind closed doors. Whether through adaptive reuse or new construction, consider your options when determining which approach works best for your business model and supports long-term innovation.<\/p>\n<hr \/>\n<p><a href=\"https:\/\/transwestern.com\/justin.brasell\"><em>Justin Brasell<\/em><\/a><em> is executive vice president &amp; managing director, Healthcare &amp; Life Sciences Advisory Services at Transwestern. Based in Houston, he specializes in providing real estate solutions to life sciences and medical office landlords and tenants. <\/em><\/p>\n<p><a href=\"https:\/\/transwestern.com\/david.klein\"><em>David Klein<\/em><\/a><em> is senior vice president, Tenant Advisory at Transwestern. Based in San Francisco, he specializes in tenant advisory and landlord representation and is deeply engrained in the life sciences sector through his conversion assignments for life science incubators, San Jose BioCube and LifeSpace Labs.<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Consider these five factors when determining which direction to pursue, advise Justin Brasell and David Klein of Transwestern.<\/p>\n","protected":false},"author":2821,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[21684],"tags":[33313],"class_list":["post-1004577747","post","type-post","status-publish","format-standard","hentry","category-viewpoint","tag-transwestern"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v23.4 (Yoast SEO v24.6) - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Adaptive Reuse or New Construction? 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