From Parachutes to Labs: Converting a Former Factory into a Lab Building
When you think about life science hubs, Boston, San Diego, and Research Triangle probably spring to mind. But soon you may add New York City to that list.
Longfellow Real Estate Partners, a real estate investment company that specializes in life sciences, sees great potential for this industry in the city, thanks to the many hospitals and research institutions located there and its outstanding talent pool. With this potential in mind, Longfellow recently purchased its first property in New York City -- a former parachute factory in Long Island City, Queens -- and converted it into a lab building called Hatch Life Sciences.
The location, near vibrant Court Square, is ideal. And the building, which was built in the 1920s, has many features that facilitated a conversion. According to Matt Lerner, project executive at Longfellow, these included a rigid cast-in-place structure, which minimizes vibration, and viable floorplates, ceiling heights, and column spacing.
Before Longfellow purchased the property, Syska had just completed the design and construction to repurpose the property into a spec office building.
On the engineering front, however, there were more obstacles to overcome. Matt Manaloto, Syska’s project manager, says that the 1920s-era mechanical systems had to be completely overhauled. Before Longfellow purchased the property, Syska had just completed the design and construction to repurpose the property into a spec office building. But after Longfellow’s acquisition with the intent to create a lab building instead, Syska had to upgrade all the newly installed mechanical systems, which are more stringent for labs than for office space: Labs require more air supply and exhaust.
More mechanical equipment means more electricity, Matt M. explains. So Syska worked closely with ConEdison (the local utility) to upgrade the electrical service. Syska also added a second generator and associated transfer switches and distribution to increase the capacity of the existing standby generator plant– another must for labs.
"We ended up putting the mechanical shafts on the exterior of the building above the building’s private courtyard."
The next obstacle arose when the team was ready to add in vertical mechanical shafts, which would have used up an excessive amount of floor space, leading to inefficiencies in circulation and operations. “So we got creative,” Matt L. reports. “We ended up putting the mechanical shafts on the exterior of the building above the building’s private courtyard.” This process was straightforward – no zoning approval or decorative cladding required, and the end-result is a clear space for lab tenants to work in.
Matt L. is pleased with the outcome, noting that Syska and architect Gensler were able to address many challenges along the way. He is also pleased that the upgrades to the systems helped the building attain LEED Silver certification, thanks to efficiency in cooling and heating, advanced metering, and commissioning. Additional contributions to the certification included improvements to the exterior envelopes and replacement of all windows.
An area called “Elevate Space” on the ground floor further enhances the atmosphere and plays host to Longfellow’s proprietary amenity platform, ElevateTM.
The new double-glazed windows offer not only energy efficiency, but also acoustic benefits. As Matt L. notes, although the building is near the elevated 7 subway line, the atmosphere is very quiet. “It’s nice and soothing,” he says.
An area called “Elevate Space” on the ground floor further enhances the atmosphere and plays host to Longfellow’s proprietary amenity platform, ElevateTM . It encompasses a conference room, bar, indoor fireplace, and a lounge. Here tenants conduct interviews of prospective employees because the area appeals to talent. “These scientists are there from dusk till dawn,” Matt L. points out. “That’s why they appreciate a set of amenities under one roof that they can enjoy throughout their workday.
It’s hard to visualize a lab space in an old shell of a 1920s manufacturing building. But when people walk through the pre-built suites they can easily see themselves operating in the location.
At this stage, Longfellow is focusing on marketing 70,000 square feet of pre-built space across two floors. The suites are attracting a great deal of interest because they represent proof of concept, according to Matt L. “It’s hard to visualize a lab space in an old shell of a 1920s manufacturing building,” he says. “But when people walk through the pre-built suites they can easily see themselves operating in the location.”
Matt M. adds that the pre-built suites are truly move-in ready. “All the infrastructure and MEP and fire protection systems are ready to go. No one needs to worry about installation. Everything’s running.”
Matt M. enjoys working with Longfellow, and Longfellow feels the same about Syska and the design team. Matt L. states: “This is one of the strongest and most cohesive teams I’ve ever been a part of. The people that were involved really helped make what Hatch is today.”
Will other developers follow the example of Hatch and turn their properties into lab buildings? The “Matts” believe so. And if these developers plan and design carefully, they won’t even need a parachute.
"This is one of the strongest and most cohesive teams I’ve ever been a part of. The people that were involved really helped make what Hatch is today."
Photos courtesy of Longfellow Real Estate Partners