LIFE SCIENCES
A Bio Parks
Checklist
Checklist
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kay, what was the first thing that came to mind?
• A large expanse of land?
• Scientists doing experiments?
• College students?
• Beautiful tree-lined boulevards?
• Or was it fume hoods, wet labs and small incubator spaces?
Well, it's a little of all of these things, and much, much more.
As a general contractor with an architectural background, I can tell you that outlooks change. These days, the maxim is "Think locally, act globally." This is especially true in the emerging biotech and life sciences fields.
If you are a company looking for research-and-development space for this kind of work, there are several things you should keep in mind that will help ensure that your needs are met, both now and in the future.
Research parks can be the catalyst for completely new industries to be born. This can significantly impact the economic outlook and moneymaking opportunities in an area. Successful parks are actively tied to ongoing government and university research.
However, biotech companies often have a problem trying to predict their growth rate, making it sometimes difficult to find landlords who will be flexible with space requirements. State and local incentives that promote and support both new and established industries and companies help make a location suitable for this type of work.
Typically, backup generators and uninterrupted power supply (UPS) systems are added as tenant improvements, but many parks are now including them as extras. Other items that many parks are adding for these clients include back-flow valves to prevent water from accumulating in system pipes, work-force amenities for recreation, energy-efficient and flexible HVAC systems and state-of-the-art fire suppression systems. T1 lines are being replaced by more efficient fiber-optics communication lines.
A campus setting is becoming a more common design, and smart-growth principles are being used to create a sense of community.
One of the most interesting examples of a successful park is the University of Arizona Science and Technology Park (www.uatechpark.org). In 2001, the Association of University Research Parks named it No. 1 in the nation. In May 2002, the park broke ground for additional commercial space and for new and expanding companies.
Both large and startup companies are located in the park, which is situated in a federal Empowerment Zone that provides companies with tax benefits and employees with wage credits.
John D. Grabo, CEcD, director of marketing and international programs for the park, says, "One of our great assets is that we are essentially a municipality unto ourselves. We are our own permitting entity — the only permit we need is from the state fire marshal. It's an internal affair, which means things happen a whole lot quicker."
If your company is looking to develop a habitat for research and technology, here are some important attributes to look for in a possible location:
Community leadership and commitment. Many cities and metropolitan areas are interested in promoting themselves as "science cities." These areas have a vested interest in cultivating emerging industries and innovative research.
Tax benefits. Often, in an effort to encourage business growth, local governments may offer tax incentives to biotech companies. For example, the University of Arizona Science and Technology Park is located in the Tucson/Pima County Enterprise Zone, which offers employment tax credits and real and personal property tax reductions.
In addition, in Arizona and some other states, a designated research park can offer abatement from real property tax on land and improvements.
A sense of community. Look for a synergy with other participants and proponents of the park. Check whether or not there are peer companies already located there. See if there are residential and recreational areas nearby for your employees. Ask other companies in the park how they feel about coming to work there every day. Seek an area that supports and encourages multi-culturalism.
With a continued influx of engineers and scientists from other countries, being able to attract and keep a diverse work force makes your company more vibrant in the long run.
"In the old days," Grabo says, "everybody ran around the country purely chasing companies. Today, you need to be able to attract people if you're going to attract companies."
University commitment. Partnerships with universities provide opportunities to share research and laboratory services, foster technology transfer and development, and give companies access to a highly skilled, well-educated, multi-cultural work force.
Venture capital sources. It almost goes without saying that access to adequate funding sources can make the difference between creating a technology hub or just another failed startup.
Water. Depending on the type of research your company does, you may require special types of water (i.e., de-ionized, polished, purified, etc.). Check to see that your proposed location can handle your requirements in this area.
Infrastructure. Make sure that the buildings in your proposed location can handle what you plan to equip them with — a building constructed for office space may not be able to handle lab equipment. Discuss with your potential landlord any specific needs you have for heating and cooling, energy usage and communications.
"What was the changing face of the company?" he continues, "What were the changing demands on space being made by these companies? Wet lab space is huge right now, and it is at least twice as expensive as normal lab space. So you rarely see any spec wet lab space on the market, that's for sure."
Grabo further points out, "When we talk about future amenities, they become more geared towards speed and innovation."
As our economy and our world come to depend more and more on continuing technological innovations, local governments and developers will cater to the needs of the emerging biotech industry in order to stay competitive.
This means that now is an excellent time to find and develop the perfect location for your life sciences company to grow into the future.
• A large expanse of land?
• Scientists doing experiments?
• College students?
• Beautiful tree-lined boulevards?
• Or was it fume hoods, wet labs and small incubator spaces?
Well, it's a little of all of these things, and much, much more.
As a general contractor with an architectural background, I can tell you that outlooks change. These days, the maxim is "Think locally, act globally." This is especially true in the emerging biotech and life sciences fields.
If you are a company looking for research-and-development space for this kind of work, there are several things you should keep in mind that will help ensure that your needs are met, both now and in the future.
Research parks can be the catalyst for completely new industries to be born. This can significantly impact the economic outlook and moneymaking opportunities in an area. Successful parks are actively tied to ongoing government and university research.
However, biotech companies often have a problem trying to predict their growth rate, making it sometimes difficult to find landlords who will be flexible with space requirements. State and local incentives that promote and support both new and established industries and companies help make a location suitable for this type of work.
Typically, backup generators and uninterrupted power supply (UPS) systems are added as tenant improvements, but many parks are now including them as extras. Other items that many parks are adding for these clients include back-flow valves to prevent water from accumulating in system pipes, work-force amenities for recreation, energy-efficient and flexible HVAC systems and state-of-the-art fire suppression systems. T1 lines are being replaced by more efficient fiber-optics communication lines.
A campus setting is becoming a more common design, and smart-growth principles are being used to create a sense of community.
One of the most interesting examples of a successful park is the University of Arizona Science and Technology Park (www.uatechpark.org). In 2001, the Association of University Research Parks named it No. 1 in the nation. In May 2002, the park broke ground for additional commercial space and for new and expanding companies.
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Both large and startup companies are located in the park, which is situated in a federal Empowerment Zone that provides companies with tax benefits and employees with wage credits.
John D. Grabo, CEcD, director of marketing and international programs for the park, says, "One of our great assets is that we are essentially a municipality unto ourselves. We are our own permitting entity — the only permit we need is from the state fire marshal. It's an internal affair, which means things happen a whole lot quicker."
If your company is looking to develop a habitat for research and technology, here are some important attributes to look for in a possible location:
Community leadership and commitment. Many cities and metropolitan areas are interested in promoting themselves as "science cities." These areas have a vested interest in cultivating emerging industries and innovative research.
Tax benefits. Often, in an effort to encourage business growth, local governments may offer tax incentives to biotech companies. For example, the University of Arizona Science and Technology Park is located in the Tucson/Pima County Enterprise Zone, which offers employment tax credits and real and personal property tax reductions.
In addition, in Arizona and some other states, a designated research park can offer abatement from real property tax on land and improvements.
A sense of community. Look for a synergy with other participants and proponents of the park. Check whether or not there are peer companies already located there. See if there are residential and recreational areas nearby for your employees. Ask other companies in the park how they feel about coming to work there every day. Seek an area that supports and encourages multi-culturalism.
With a continued influx of engineers and scientists from other countries, being able to attract and keep a diverse work force makes your company more vibrant in the long run.
"In the old days," Grabo says, "everybody ran around the country purely chasing companies. Today, you need to be able to attract people if you're going to attract companies."
University commitment. Partnerships with universities provide opportunities to share research and laboratory services, foster technology transfer and development, and give companies access to a highly skilled, well-educated, multi-cultural work force.
Venture capital sources. It almost goes without saying that access to adequate funding sources can make the difference between creating a technology hub or just another failed startup.
Water. Depending on the type of research your company does, you may require special types of water (i.e., de-ionized, polished, purified, etc.). Check to see that your proposed location can handle your requirements in this area.
Infrastructure. Make sure that the buildings in your proposed location can handle what you plan to equip them with — a building constructed for office space may not be able to handle lab equipment. Discuss with your potential landlord any specific needs you have for heating and cooling, energy usage and communications.
Flexible Space and Flexible Minds
As he and his colleagues were touring top research parks around the world, Grabo says, "We didn't just look at bricks and mortar, we looked at how these parks are adjusting to changing needs."What was the changing face of the company?" he continues, "What were the changing demands on space being made by these companies? Wet lab space is huge right now, and it is at least twice as expensive as normal lab space. So you rarely see any spec wet lab space on the market, that's for sure."
Grabo further points out, "When we talk about future amenities, they become more geared towards speed and innovation."
As our economy and our world come to depend more and more on continuing technological innovations, local governments and developers will cater to the needs of the emerging biotech industry in order to stay competitive.
This means that now is an excellent time to find and develop the perfect location for your life sciences company to grow into the future.
J. Patrick McKee is director of business at McGough Construction, based in Phoenix, Ariz. He is a charter member of both the Site Selection Editorial Advisory Board and the Board of Directors of the Industrial Asset Management Council.