At a San Francisco Chamber of Commerce breakfast last month, Mayor London Breed made a curious pitch for the future of the troubled Westfield San Francisco Centre in Downtown.

“We have to look at Westfield mall, not as a mall losing stores, which probably most people didn’t even shop in, but as a place ripe for reimagining from science to technology to lab space,” Breed said. 

She echoed those statements during a radio interview last week, noting the potential for the property—a 1.2 million-square-foot mall in the middle of Market Street—to be used by higher education.

In retrospect, the comments read as softening the blow of Westfield’s decision, revealed days later, to give up the property because of declining sales, foot traffic and occupancy. 

READ MORE: Mayor Breed Accused of Gutting San Francisco Ethics Commission After FBI Probe

Part of Breed’s argument is that lab and research and development space have far lower vacancy rates than the broader office market. San Francisco’s 1 million square feet of lab inventory pales in comparison with traditional life science centers like the Peninsula (17 million square feet) or even Oakland (7.8 million square feet).

But is converting a major Downtown mall into a science hub feasible? The Standard consulted a number of life science brokers and developers, and the general consensus is that the concept is pretty much a nonstarter.

A employee at Westfield Mall cleans a staircase wall on the second level on Market Street in Downtown San Francisco on May 4, 2023. | RJ Mickelson/The Standard

One longtime developer of lab space said that life science companies and development thrive in specific clusters like Mission Bay and South San Francisco. Pitching a life sciences or lab space development in a notably troubled stretch of Market Street would be especially difficult, the developer said. 

There are also significant engineering and architectural barriers for life science conversions, which adds to the sheer cost of making space suitable for use as a research facility.

A life science conversions checklist put together by real estate firm Cushman & Wakefield included criteria like high load capacities for heavy equipment, specialized HVAC, plumbing and electricity capacity, as well as high floor clearances.

Discussions of how to transform the declining mall had been in the works for years. The owners previously proposed a plan to turn around 50,000 square feet of retail space into offices, but those plans stalled due to Covid. 

When it comes to conversions into lab space, though, developers are often hunting for low-rise office buildings rather than a vertical shopping mall. 

“The quantities of hazardous materials allowed in a building decreases as the building height increases, which makes a life sciences conversion difficult in a high-rise office building,” said Gregg Domanico, who helps lead the life sciences practice for real estate firm CBRE in the Bay Area.

There’s also the fact that the economics of San Francisco’s real estate market are still not particularly favorable for developers interested in conversions. 

“There have not yet been any sellers of highly vacant office buildings in downtown San Francisco at a low enough price to make a conversion financially feasible for a developer,” Domanico said.

A proposal from Breed and Supervisor Aaron Peskin to lower the planning and zoning barriers for conversions in the city’s Downtown is still going through the legislative process. 

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Jason James, a former industrial and office broker with TRI Commercial who is now the president of Context Commercial Real Estate, said there are a number of properties in San Francisco currently struggling to garner interest as potential life science conversion projects. Turning a shopping mall into a lab space would be an even more significant challenge with a huge price tag.

James said the types of properties most in demand by tenants are new ground-up developments that “have all the bells and whistles a lab user would want. 

“I don’t want to be the guy telling the mayor she’s wrong, but I think she’s reaching for straws,” James said.

Editor’s Note: A previous version of this article stated Jason James was still working as a broker for TRI Commercial. He recently left to start his own company Context Commercial Real Estate.

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SAN FRANCISCO (AP) — Jesalyn Harper, the only full-time code enforcement officer for the small, agricultural city of Reedley in California’s Central Valley, was responding to a complaint about vehicles parked in the loading dock of a cold-storage warehouse when she noticed a foul smell and saw a garden hose snaking into the old building.

A woman in a lab coat answered her knock, and behind her were two others in plastic gloves and blue surgical masks, packing pregnancy tests for shipping. Harper said they spoke broken English and told her they were from China. Walking through the lab, she found dozens of refrigerators and ultralow-temperature freezers hooked to illegal wiring; vials of blood and jars of urine in shelves and plastic containers; and about 1,000 white lab mice being kept in crowded, soiled containers.

The women said the owner lived in China, provided a phone number and email address and asked her to leave. Alarmed by what she saw, Harper, whose work mostly entails ensuring people have permits for yard sales and are keeping their lawns mowed, contacted Fresno County health officials and then the FBI.

The discovery last December launched investigations by federal, state and local authorities who found no criminal activity at the medical lab owned by Prestige Biotech Inc., a company registered in Las Vegas, and no evidence of a threat to public health or national security. Nonetheless, it was just the beginning of a case that this summer fueled fears, rumors and conspiracy theories online about China purportedly trying to engineer biological weapons in rural America.

During a March inspection of the lab in Reedley, a city of about 25,000 people some 200 miles (320 kilometers) southeast of San Francisco, officials did find infectious agents in the refrigerators including E. coli, coronavirus, malaria, hepatitis B and C, dengue, chlamydia, human herpes, rubella and HIV.

But the federal Centers for Disease Control and Prevention said there was no sign that the lab was illegally in possession of the materials or had select agents or toxins that could be used as bioweapons.

“CDC has taken no further action in this matter,” the agency said in an email to The Associated Press, referring further questions to county and state officials.

After company representatives stopped communicating with city and county officials, they got a court order to shut down the operation, euthanized the mice and cleaned the biological materials. Officials thought that would be the end of it.

Then on July 25, the Mid Valley Times, a local online news outlet, published a story about the lab that quoted court documents saying a representative of Prestige Biotech, which makes pregnancy and coronavirus tests sold online, told officials in March that the mice had been genetically modified to catch and carry the virus that causes COVID-19.

That was likely a miscommunication by Prestige Biotech representative Wang Zhaolin, whose English is not perfect, Harper said.

“She stated that the mice were bred, and then she hesitated and said they were modified to carry COVID,” Harper said Zhaolin told her and other officials. After the lab was shut down, she added, Wang stopped cooperating with them.

Wang’s comment prompted Reedley authorities to hire Nina Hahn, an attending veterinarian at the Lawrence Berkeley National Laboratory, to examine the mice. Hahn found they had not been injected with any infectious agent and were simply used to grow COVID-19 antibody cells to make testing kits. She also determined they were not subjected to experimentation, Harper said.

But that hasn’t stopped the furor, however.

After the Mid Valley Times article, national media outlets published stories saying the lab had bioengineered mice to carry COVID-19. A Fresno city official questioned the lab’s proximity to Lemoore Naval Air Station, about 35 miles (55 kilometers) away in neighboring Kings County. In a war with China, the official said, fighter jets would deploy from the base.

Last week House Speaker Kevin McCarthy, a California Republican who represents a Congressional district neighboring Reedley’s, said during a visit to a nearby town that he plans to raise concerns over the “very disturbing” case with colleagues on the Select Committee on China and follow up with the FBI.

“My concern is to get to the bottom of what happened here but to also look at where this is happening in other parts of this country as well,” McCarthy said.

Lok Siu, a professor of Asian American and Asian diaspora studies at the University of California, Berkeley, said the fears being fanned online reflect anti-Chinese sentiments that have existed in the United States for centuries and were heightened during the pandemic.

“Ultimately all Chinese people are connected to the Chinese state. They’re not given the ability to act as responsible or irresponsible individuals and they are seen as agents, and the only reason for that is because ethnic Chinese people are seen as not loyal and always foreign,” Siu said.

In Reedley, where the laboratory failed to officially register, officials took a dim view of the operation.

“They were bad actors. They never came to the city and they moved in in the middle of the night. Those are pretty big elements that tell us they did not want us to know they were here,” said Nicole Zieba, Reedley’s city manager.

The California Department of Public Health said in a statement that all clinical laboratories must get state and federal licenses to operate, and it is still investigating whether Prestige Biotech has a state license. Federal officials said they found no illegalities.

Several Prestige Biotech representatives including attorney Michael Lin in Las Vegas did not respond to emailed requests for comment sent by AP.

There were also questions from some about why the federal investigation was not made public until the Mid Valley Times reported on it.

Zieba said that early on, state and federal officials advised the city to not share information with the public about the lab, which had been operating illegally in the city since October 22, because the investigation was still ongoing.

And after California’s Department of Toxic Substances Control checked the air and water and found no threat, she decided to heed that advice.

“It was fairly quickly apparent to us that there was nothing airborne, nothing in the water, nothing in the sewer system, so our public was safe,” Zieba said. “Had there been any hazard to their safety, we would have immediately notified the public.”

Reedley officials said what has been most concerning about the discovery was finding out there is no single government entity overseeing private medical laboratories.

“What’s frustrating is that we’re focusing on these myths, bioengineered weapons and stuff like that, rather than the real issue, the lack of regulation of these private labs,” Harper said.

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At a San Francisco Chamber of Commerce breakfast last month, Mayor London Breed made an odd proposition for the future of downtown’s troubled Westfield San Francisco Center.

“We need to think of Westfield Mall not as a mall that’s losing stores that probably most people haven’t even shopped in, but as a place ripe for a reinterpretation from science to technology to lab space,” said breed

She repeated those statements in a radio interview last week, citing the potential of the property — a 1.2-million-square-foot mall in the middle of Market Street — for college use.

In hindsight, the comments seemed to soften the blow of Westfield’s decision, revealed days later, to abandon the property due to declining sales, foot traffic, and occupancy.

Part of Breed’s reasoning is that laboratory, research and development space has far lower vacancy rates than the broader office market. San Francisco’s 1 million square foot lab inventory pales in comparison to traditional life science centers like the Peninsula (17 million square feet) or even Oakland (7.8 million square feet).

But is converting a large downtown mall into a science center feasible? The standard has consulted a number of life sciences brokers and developers and the general consensus is that the concept is hardly new.

A Westfield Mall employee cleans a stair wall on the second level of Market Street in downtown San Francisco on Thursday, May 4, 2023. | RJ Mickelson/The Standard

A longtime lab space developer said life sciences businesses and development are thriving in certain clusters like Mission Bay and South San Francisco. Planning a life sciences or laboratory space development in a particularly troubled part of Market Street is particularly difficult, the developer said.

Additionally, there are significant engineering and architectural hurdles to life sciences conversions, increasing the sheer cost of repurposing space for use as a research facility.

A life science remodel checklist compiled by real estate firm Cushman & Wakefield included criteria such as high loading capacities for heavy equipment, special HVAC, plumbing and power capacities, and high ground clearances.

For years there has been discussion about how the run-down shopping center can be redesigned. The owners had previously proposed a plan to convert around 50,000 square meters of retail space into offices but those plans fell through due to Covid.

However, when it comes to converting into laboratory space, developers often look for low-rise office buildings rather than a vertical mall.

“The levels of hazardous materials allowed in a building decrease as the building rises, making the life sciences transition in a high-rise office building more difficult,” said Gregg Domanico, who heads the life sciences practice at real estate company CBRE in the Bay Area.

In addition, the economic situation in the real estate market in San Francisco is still not particularly favorable for developers interested in remodeling.

“There have never been sellers of heavily vacant downtown San Francisco office buildings at a price low enough to make a remodel financially feasible for a developer,” Domanico said.

A proposal by Breed and Supervisor Aaron Peskin to lower planning and zoning barriers for downtown redevelopments is still in the legislative process.

Jason James, a veteran industrial and office broker at TRI Commercial, said there are a number of properties in San Francisco right now that are struggling to generate interest as potential life science conversion projects. Converting a mall into a lab space would be even more of a challenge, and at a huge cost.

James said the property types most sought after by renters are new, built from the ground up buildings that “have all the bells and whistles a lab user would want.”

“I don’t want to be the guy who tells the mayor she’s wrong, but I think she’s grasping at straws,” James said.

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For 45 years, a small marine lab on a mile-long stretch of Marin County Bay has been developing big ideas for the San Francisco Bay Area.

Researchers at Tiburon’s Estuary and Ocean Science Center, operated by San Francisco State University, have shown how endangered sea otters might be returning to northern California, why algal blooms have proliferated in bay waters, and how seagrass beds can cushion sea-level rise.

Now the center and its 15 faculty members are at risk of losing the funds they need to operate, and the future of the lab and its work is in question. The San Francisco state administration says it cannot afford to keep the site up given the general financial problems within the university system, and it wants the institute to find a way to support itself.

“Yes, it’s an ultimatum,” said Kathy Boyer, a biology professor who serves as the research center’s interim executive director. “We’re looking at every type of option and everything we can think of to cover our costs so we can move forward.”

The alternative that no one wants to see is closure.

Boyer and her colleagues are working on a financial proposal to present to the university this month, one that includes creative revenue-generating strategies such as building housing on the site.

The university administration, together with the Office of the Chancellor of California State University, will make a final evaluation of the proposal and decide whether and how to include it in their budget. This decision is expected this summer. Lab directors are also seeking state and federal support and are exploring partnerships with private companies.

The Delta Hall at the Estuary and Ocean Science Center in Tiburon. The future of the site is uncertain due to a financial crisis.

Felix Uribe/Special on The Chronicle

“The desire, of course, is to continue to support the center,” said Carmen Domingo, dean of the College of Science and Engineering at San Francisco State. But “it has become more difficult to find a financial way to maintain the site.”

The university has not discussed what would happen to the site if the center were to close.

Known as the Romberg Tiburon Campus, the property is inherently difficult to manage. The 53-acre site is a former US Navy base. Today’s labs, classrooms, offices, and conference centers are housed in old military buildings, many of which are dilapidated and unusable.

Still, some of the characteristics that made the site a good place for the Navy – a deep water harbor for large boats and large buildings for space and storage – are ideal for research. Faculty members note that the center is the only marine and environmental science laboratory on the San Francisco Bay area, allowing research vessels to easily cruise to study sites on the Bay and in the nearby Sacramento-San Joaquin River Delta.

Approximately 35 doctoral students study at the center, which is known not only for its research but also as a focal point for environmental professionals moving into regulatory and natural resource positions with government and non-profit organizations. Undergraduates are also an integral part of the lab, taking classes on topics such as wetland ecology and physical oceanography.

The San Francisco Bay National Estuarine Research Reserve and the Smithsonian Environmental Research Center also operate at the site.

Lab coats hang in the Delta Hall of the Estuary and Ocean Science Center in Tiburon.

Felix Uribe/Special on The Chronicle

According to the faculty, the center’s ongoing costs are approximately $2.5 million per year. Boyer and her colleagues plan to secure a steady stream of independent funding for operations and raise millions more for upgrades.

Her ultimate vision is to renovate two large former naval barracks for $20 million each and rebuild the old pier for another $20 million. They anticipate that such investments will lead to new, profitable businesses for the center, such as affordable housing.

The State of San Francisco has operated a marine laboratory on the site since 1978, when it began acquiring the land from the federal government at virtually no cost, on the condition that the site be used for educational purposes.

Boyer says it would be a shame to let go of such a valuable piece of real estate, especially as scientific know-how becomes increasingly valuable in the face of climate change for the San Francisco Bay Area and California.

“The community and the region recognize the values ​​in what we do and they want to see a way forward,” she said. “We just don’t know what that is yet.”

Reach Kurtis Alexander: kalexander@sfchronicle.com

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SOUTHLAKE, TX, April 17, 2023 /PRNewswire/ — Flagship Facility Services is pleased to announce the acquisition of Biotechnical Services, Inc. (BTS) – an independent laboratory services company headquartered in San Diego, California.

BTS provides ongoing quality services and support to sustain innovation in biotechnology. The company’s main services are repair, calibration and maintenance of laboratory equipment. The integration of BTS’ services with Flagship’s laboratory services capabilities will provide biotech clients with the latest technology and a comprehensive asset management system along with skilled engineers.

Biotechnical Services, Inc.

BTS will become part of Flagship Lab Services, the business unit focused on serving the needs of early-stage biotechs on the East and West Coasts. This acquisition will expand its biotech/laboratory services portfolio and provide additional laboratory equipment support to customers across the country.

“BTS and its employees are excited to be part of Flagship Lab Services,” he said Phil Parker, CEO of BTS. “Flagship’s reputation in facility services is second to none and we are pleased to bring BTS’s expertise in laboratory equipment repair and maintenance into the mix. Our culture of innovation and customer focus aligns well with Flagship’s culture and we look forward to working closely with our new colleagues.”

“Flagship Lab Services supports early-stage biotechs throughout their development and funding rounds,” said Dave Pasek, Flagship’s CEO. “We have deep insights into the challenges these researchers face, and we are committed to providing them with the resources and expertise they need to be successful at every stage of their journey. This latest acquisition puts us in an even better position to be that single-source provider for these biotechs.”

ABOUT FLAGGSHIP FACILITY SERVICES

Flagship has over 6,000 highly qualified employees dedicated to creating and maintaining safe and healthy facilities for customers. Whether it’s building maintenance for a corporate, manufacturing, biotech, private education or Class A high-tech campus, Flagship offers a comprehensive portfolio of building services available on an a la carte basis, including janitorial, building services, HVAC and boiler maintenance , project and supplier management, environmental health and safety services, mechanical/electrical/plumbing, space management, and culinary services for organizations in the US and Canada.

ABOUT BIOTECHNICAL SERVICES, INC.

Biotechnical Services, Inc. is an independent sales and service company with over 31 years of successful calibration, repair, validation and maintenance of a wide variety of laboratory equipment. BTS offers the best lab equipment services to keep its customers’ lab equipment online so they can focus on experimentation and manufacturing. BTS is currently serving San Diego, san franciscoAnd The angel as well as Arizona, NevadaAnd Utah.

For more information on both companies, visit flagshipinc.com or biotechserv.com.

MEDIA CONTACT:
Mary MadrigalVice President/Human Resources
Flagship Facility Services
405 S. Kimball Avenue.
South Lake, Texas 76092
972-574-9702, extension 319

SOURCE Flagship Facility Services

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New Texas The facility will be 700 percent larger, allowing ECL to offer a wider range of products
Services to meet growing demand

SAN FRANCISCO, February 28, 2023 /PRNewswire/ — Emerald Cloud Laboratory (ECL), the first highly automated, secure and centralized cloud lab, today announced it has moved to a new facility in New York Austin, Texas. The new facility will enable ECL to offer pharmaceutical, biotechnology and life science research clients a wider choice of experimentation services and higher throughput.

ECL offers customers remote access to the company’s state-of-the-art cloud laboratory, where scientists can run multiple experiments in parallel, 24 hours a day, 365 days a year from anywhere on earth. This new approach allows researchers to spend less time managing their lab and more time developing and analyzing new experiments and data.

Emerald Cloud Lab announces the move to a new facility in Austin, Texas

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‘Our mission at ECL has always been to equip scientists with the tools they need to conduct breakthrough research,’ he said Brian Frezzaco-founder of Emerald Cloud Laboratory. “We are pleased that this move will allow us to further increase laboratory productivity and address reproducibility challenges with an even greater capacity than before.”

“The austin Area is emerging as one of the fastest growing life sciences centers in The United States‘ adds ECL co-founder DJ Kleinbaum.Austin’s The Chamber of Commerce estimates that the region is home to 300 life science companies and over 18,000 specialized workers. We look forward to making a real impact on both the economy and the scientific ecosystem here.”

The 105,000 square foot facility will house over 230 unique types of instruments needed to perform most experiments, all controlled by a single unified software interface, the ECL Command Center®. ECL’s platform gives researchers access to over 4,500 different functions, including machine learning, image processing and multidimensional analysis.

Since the launch of ECL in 2016, the concept of cloud labs has grown in popularity. In 2021, ECL and Carnegie Mellon University has partnered to build the world’s first cloud lab in an academic setting, scheduled to open in fall 2023.

Emerald Cloud Laboratory intends to open the new facility in July 2023. The company is also developing new, highly automated technologies to expand the workflows of numerous scientific disciplines, including cell biology and organic chemistry.

Around Emerald Cloud Laboratory

ECL was founded by scientists for scientists. Our vision is to build a system that sweeps aside the lab routine of scientists and allows day-to-day work to focus on orchestrating science. There is transformative potential in a world where scientific ideas have a more direct path to realization, and where advances in science and medicine are driven more by the strength of our ideas than by our work in the laboratory. The success of this mission has the opportunity to provide scientists worldwide with unprecedented leverage and autonomy, thereby accelerating progress in pharmaceutical research, materials science, medical diagnostics and agriculture.

Emerald Cloud Lab media contact:

[email protected]

SOURCE Emerald Cloud Laboratory

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333 Oyster Point Blvd. as of November 2020

NGM Biopharmaceuticals Inc. re-upped its 120K SF lease at 333 Oyster Point Blvd. for nearly a decade, according to a recent Securities and Exchange Commission filing.

HCP BTC LLC, which is controlled by Healthpeak Properties, owns the building. The current lease is set to expire at the end of 2023.

NGM will be locked into a lease period of just under 10 years beginning Jan. 1, 2024. Base rent for the first year of the initial term clocks in at just over $900K, increasing at a rate of 3.5% each year.

Founded in 2007, NGM develops drugs that treat conditions relating to the gastrointestinal endocrine system. Biotech and life sciences companies are growing rapidly in Silicon Valley and in pockets across the US, helping make available laboratory space more difficult to find.

Developers struggled to keep up with the growing demand, hampered in part by the high cost of building specialized lab and research and development space.

As part of its new lease, NGM was granted a $4.9M allowance for tenant improvements. Such allowances are increasingly common, as high-tech tenants demand updated space to facilitate the use of new technologies, as well as enhancements to utilities like electricity and plumbing.

The Oyster Point Boulevard block has been a hotbed of life sciences activity in recent months. Genetics testing company 23andMe recently trimmed its office usage in Sunnyvale, with plans to relocate to a smaller space at 349 Oyster Point Blvd., upping its lease from 31K SF to 65K SF through Kidder Mathews last year.

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Company Will Continue Strategic Expansion in 2022 With 60+ Team Additions

SAN FRANCISCO, March 31, 2022 /PRNewswire/ — Totus Medicines, the drug discovery company harnessing proprietary chemical biology and AI to address previously untreatable cancers, today announced the relocation of its headquarters to Emeryville, California. The company is investing heavily in R&D in the coming months, including hiring for 60+ roles across several disciplines, including data science, machine learning, clinical development, and chemistry.

Totus Medicines’ platform uses proprietary molecular tags that track drug binding in individual cells to screen billions of drug molecules across thousands of genes in parallel. By combining this approach with breakthrough machine learning techniques, the company has developed the next generation of cellular analysis. Totus aims to screen two billion compounds throughout the human genome within the next two years to unlock precise, effective drugs across hundreds of high-value drug targets.

“We are thrilled to announce our move to the Bay Area, a transition that sets the stage for our planned rapid growth,” said Totus CEO and founder Neil Dhawan, Ph.D. “The Bay Area is a hub of innovation with a wealth of high-impact talent. I am confident that this new base for our growing team will provide a solid foundation as we further advance and scale our drug discovery platform.”

Totus Medicines’ new 35,000-square-foot facility will include office and lab space for the company’s research and development efforts. The company plans to fill 60+ new roles in R&D, data architecture, machine learning and AI, computational chemistry, and clinical development. Totus’ first drug program, TOS-358, will enter clinical trials in 2022. TOS-358 targets the PI3Kα mutation, which impacts more than 500,000 people in the US every year and drives a significant percentage of breast, colon, lung, bladder, stomach, and other cancers.

“Team Totus is composed of the best and brightest in the life sciences field that embody our values ​​— humility, collaboration, urgency, focus and agility,” said Totus Chief People Officer Daisy Chhokar. “We greatly look forward to expanding our team of industry leaders in the Bay Area, and in doing so, bring the world one step closer to finding treatments for the world’s most complex and hard-to-treat diseases.”

About Totus Medicines

Founded in 2019, Totus Medicines uses the next generation of cellular analysis to create life-changing therapies to treat previously untreatable diseases through proprietary molecular tags that track drug binding in individual cells to screen billions of drug molecules across thousands of genes in parallel. Totus is based in the San Francisco Bay Area.

For more information, please visit totusmedicines.com and follow Totus on LinkedIn and Twitter.

SOURCE Totus Medicines

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