Awford: The most significant trend that BNBuilders is seeing in the marketplace is an increasing number of research institutions creating "open" laboratories to support team-based work that is significantly different than the "closed" laboratories of the past. This includes laboratories for chemistry, biology, imaging, biomedical, bioscience, physical science, etc., as well as BSL-3, vivarium, clean rooms, cold storage, NMR, data centers and central plants with very specialized systems in highly sensitive and secured environments. In open laboratories, researchers share not only the space itself, but also equipment, bench space and support areas that facilitate communication and collaboration between researchers. The new space is providing flexible, adaptable and collaborative environments that can change over time. Flexible systems—supply and exhaust air, water, electricity, voice/data, compressed air and vacuum systems—are extremely important to most laboratories. Also, laboratories must have easy connects/disconnects at the walls and ceiling to allow for fast, affordable hookups of equipment. The systems may need to be designed to enable fume hoods to be removed or added, to allow the space to be changed from a laboratory environment to an office or other space and back again, as well as to allow maintenance of the controls outside the building.

Another significant trend that we're seeing is generic laboratories where the user is not yet identified. Mobile casework to allow flexibility as technology advances, affordable storage space, overhead service carriers and ceiling utility panels to accommodate a variety of equipment and locations are all important in a generic lab. Another key component is the furniture must be designed with the computer in mind to accommodate cabling and flexibility to be rearranged to meet the current and future needs of the space. We are seeing this with many of our clients, including Illumina, Vertex, Gilead, Otonomy, BioLegend and other local biotech companies that are investing in San Diego, as well as UC San Diego and San Diego State University.

Lastly, we are seeing biotech companies building cool, progressive space with amenities for their employees. These modern amenities include collaboration space, learning laboratories, sustainable food service, fitness centers and meeting space, as well as interactive outdoor spaces in which their staff can work, relax and embrace the great San Diego weather.

GlobeSt.com: How do you approach highly technical and complex build-outs such as this one?

Awford: Having built more than 2.5 million square feet of laboratory space in the past 10 years, we have highly trained and experienced staff to provide valuable input from a builder's perspective during the design phase. This enables us to solve critical issues prior to starting construction that can drive up costs or impact the overall schedule for construction. As part of our staff, we have in-house MEP (mechanical/electrical/plumbing) experts who understand the laboratory systems and equipment that typically make up to 40% of the overall project costs. In addition, these systems and specialized laboratory equipment need to be carefully coordinated to fit within the building structure with specific performance requirements, as well as fully commissioned to operate as intended. Our clients have critical research that is dependent on the new space and equipment being completely ready for occupancy, and we have proven methods for ensuring all systems are fully operational when our clients move in. As part of our approach, we utilize Building Information Modeling for design visualization, interdisciplinary coordination of systems, and virtually build the project prior to starting construction. In addition, we utilize laser-scanning and ground-penetrating radar to understand existing conditions that can be integrated into the design process and reduce risk for unforeseen conditions. This approach provides clarity to make informed decisions with confidence and reduces unknowns and contingencies for areas that may not be clearly defined. With speed to market being a critical factor for most biotech companies, most of our biotech projects are fast-track schedules to allow for the earliest completion possible.

GlobeSt.com: What else should our readers know about this project?

Awford: The Illumina B6 project is the interior build-out of a new 300,000-square-foot facility to expand Illumina's existing San Diego operations. DGA is the architect that designed the site, core and shell for the building. Ewing Cole designed the tenant-improvement spaces. The project will include the manufacturing facility, warehouse, laboratories, offices, and general support space, as well as expansion of the central plant. Construction is to be completed in late 2016. This is a fast-track project that showcases our staff's expertise, technical skills, and use of innovation.