Innovation Districts: Designing for Innovation at Ayers Saint Gross

INNOVATION DISTRICTS Designing for Innovation at Ayers Saint Gross

Innovation Ecosystem Ayers Saint Gross designs vibrant innovation district master plans that bring together universities, cities, and businesses to generate growth. Innovation districts are thriving, resilient mixed-use ecosystems strategically built to foster creative collaboration, establish a sense of community, and attract a talent pool of knowledge workers. They combine flexible research spaces, lab spaces, maker spaces, co-working spaces, incubators, and collaborative office space with housing, hotels, restaurants, retail, entertainment, and community spaces. A well-designed public realm—streets, parks, and plazas—connects everything and spurs creative interactions and intellectual buzz.

SUCCESSFUL INNOVATION DISTRICTS ARE DENSE, AMENITIZED, AND HIGHLY CONNECTED COMMUNITIES

Co-W orkin g

eets t Str Grea

We tL ab s

tel o H

g sin u Ho

Social Space

Dr yR Sp esea ac rc e h

s Park

Mak er Sp ace

Innovation Ecosystem

Retail

Innovation districts leverage the power of

MAXIMIZING CONNECTIONS, EXPANDING RELATIONSHIPS, & GROWING KNOWLEDGE.

CITIES

PEOPLE START-UPS & ENTREPRENEURS TALENT

UNIVERSITY PARTNERS IDEAS VENTURE CAPITAL

JOBS

COMPANIES

INTELLECTUAL CAPITAL

INVENTIONS

COMMERCIAL MARKETS

LOCAL ECONOMIES

THINKERS

CHALLENGES

GLOBAL ECONOMIES

MAKERS

SOLUTIONS

Thriving, resilient innovation ecosystems require a critical mass and diversity of talent and ideas. Cities, universities, research institutions, and companies are realizing that in the global competition for human capital, place matters as much as ever.

16 TECH INNOVATION DISTRICT INDIANAPOLIS, INDIANA

The Innovation Pipeline

DISCOVER

INCUBATE

With teaching and research, universities foster the creation of new knowledge.

An idea with broad potential impact is explored.

ACCELERATE

GROW

PARTNER

Completion of a focused program builds promising ideas into companies.

Early stage companies scale their vision, adding new employees and expanding impact.

Mature companies establish mutuallybeneficial relationships with research universities.

Implementation Our designs provide a roadmap for implementation. We understand how to leverage existing resources and how to target and prioritize new construction, open space, and infrastructure improvements. We understand the metrics to attract science and technology companies—the way a building’s footprint affects its use, floor-to-floor heights, and critical adjacencies. We understand how to locate social and residential spaces so interactions and creative collisions occur organically. These all lead to success.

PROVIDENCE INNOVATION DISTRICT PROVIDENCE, RHODE ISLAND

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INNOVATION DISTRICTS

SEVENTEEN INNOVATION DISTRICTS Designed by Ayers Saint Gross

CHARLOTTE KNOWLEDGE COMMUNITY CHARLOTTE, NORTH CAROLINA

Providence Innovation District Wexford Science + Technology Providence, Rhode Island Ayers Saint Gross has been working with Wexford Science + Technology, the City of Providence, the I-195 Comission, and Brown University to develop a master plan envisioning a million-square-foot mixed-use community containing tech start-up spaces, labs, research space, housing, a new hotel, and retail. The plan calls for dynamic architecture with movement on the façades that echo the vibrancy and excitement within the district.

Before

Implementation has begun. A pedestrian bridge over the Providence River, repurposing the infrastructure of the former I-195 bridge and connecting the city, as well as several buildings housing classrooms, laboratories, residential units, dining options, offices, and public space have been completed. The momentum continues as more buildings are in design and slated to open soon.

After

Proposed Innovation District Buildings Brown University Buildings

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INNOVATION DISTRICTS

Rhode Island School of Design

Brown University

Central Business District

Master Plan Area Aloft Hotel

1,200 Space Garage

Pedestrian Bridge

Completed 2020

Completed 2019

Completed 2018

Point225 Innovation Building Building 2

Completed 2018

Parking Garage Completed 2017

South Street Landing Completed 2017

Brown University Medical School

2/3 Davol Square

DESIGNING FOR INNOVATION

River House Graduate Housing

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North Elevation Point225

INNOVATION SPACE

ACADEMIC SPACE VENTURE CAFE DISTRICT HALL MEETING SPACE NORTH ELEVATION

East Elevation Point225

INNOVATION SPACE

ACADEMIC SPACE

VENTURE CAFE MULTIPURPOSE ROOM DISTRICT HALL RESTAURANT EAST ELEVATION

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INNOVATION DISTRICTS

Point225, the anchor for the Providence Innovation District, is the catalyst for companies, universities, and makers to conduct research, exchange knowledge, build relationships, and make ideas happen. Open to the public, District Hall, a vibrant meeting space on the ground floor, fosters collaboration.

The design of the building’s façade prioritizes sweeping views of this amenity-rich district and the city beyond.

The building houses Brown University’s School of Professional Studies and Cambridge Innovation Center—a company that provides incubator space for start-ups, entrepreneurs, and innovators­­—among others. Together, these anchor tenants foster innovation, research, and development.

DESIGNING FOR INNOVATION

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INNOVATION DISTRICTS

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Ayers Saint Gross continues to evaluate adjacent sites for future additions—including a 250,000 SF building with office and lab space. These signature buildings will act as a gateway, welcoming visitors, residents, and employees into the district with street-level retail and a lively streetscape.

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INNOVATION DISTRICTS

DESIGNING FOR INNOVATION

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Charlotte Knowledge Community Atrium Health, Wake Forest University, and Wexford Science + Technology Charlotte, North Carolina Ayers Saint Gross has been collaborating with Atrium Health, Wake Forest University, and Wexford Science and Technology to design and create a dynamic mixed-use innovation district in the Midtown area of Charlotte. The district will be anchored by a 300,000 SF academic building, which will include a second location of Wake Forest School of Medicine and the city’s first four-year medical school. The site of the innovation district is in a prime Midtown location with opportunities to improve broader

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INNOVATION DISTRICTS

civic, economic, and social connections. The plan sites a large public plaza at the heart of the district to be an outdoor living room for students, faculty, researchers, entrepreneurs, visitors, and the local community to interact. A network of new multi-modal streets, lined with active ground floors, will link the district to adjacent neighborhoods and key destinations.

Proposed new development includes a mix of innovation, office, lab, housing, hotel, and retail spaces.

DESIGNING FOR INNOVATION

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INNOVATION DISTRICTS

100 Forge at Arsenal Yards Boylston Propoerties Watertown, Massachusetts 100 Forge is the first purpose-built lab building in Watertown, Massachusetts, and a destination for life science businesses in search of a landmark HQ. Located within Arsenal Yards—an amenity-rich, mixed-use development—this state-of-the-art, nine– story building includes 165,600 GSF of leasable space. On the first floor, shared amenities include spacious conference rooms, semi-private pods that vary in size, and an outdoor patio.

DESIGNING FOR INNOVATION

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DESIGNING FOR INNOVATION

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16 Tech Master Plan & Design Guidelines Browning Investments, Indiana Biosciences Research Institute (IBRI), and 16Tech Community Corporation Indianapolis, Indiana Sited on the former home of the water agency for the City of Indianapolis, the plan for 16 Tech re-envisions 70 acres of brownfield land into a high-profile, mixed-use innovation district that entices the target sectors of science, software, sports, logistics, and advanced manufacturing. Activating the riverfront with a new park and maximizing connections into the district, new roads, bridges, and public spaces re-stitch the urban fabric of the area.

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INNOVATION DISTRICTS

Existing Site

Renovated Building New Building

1

Innovation Hub Opening January 2021 109,000 GSF of maker space, artisan food marketplace, business incubator, and flexible office space

2

Gent Avenue Extension Completed

3

Innovation Building 1 Opening in June 2020 120,000 GSF of flexible office and lab space for tenants including Indiana Biosciences Resaerch Institute, Indiana University School of Medicine researchers, and the Central Indiana Corporate Partnership

4

Innovation Building 2 Project Opening in 2022 140,000 GSF of multi-tenant office and lab space with groundfloor food and beverage

5

Fall Creek Bridge Funded, Design Competition in Spring 2020

2

1

3 4

5

SECTION 2 : STREETSCAPE Street Types - ‘C’ Streets - The Central Woonerf (C1) A ‘woonerf’ is a low-speed, shared-surface, complete street that supports traffic calming and establishes a unique sense of place.

Equal priority is given to all modes of transportation including automobiles, bicycles, and pedestrians along its length. It is designed without a standard curb and gutter and instead utilizes unit pavers or natural stone to create a sense of a shared, single space. Bollards, street lights, and subtle changes in materials can be used to distinguish drive lanes.

Woonerf Alternatives While the Type ‘C1’ streetscape condition is designed to utilize pavers or natural stone, an alternate option may include a combination of pavers and stamped or scored decorative concrete to achieve a similar high-quality aesthetic. Stamped or scored decorative concrete should complement the paver color and finish and may be used in no more than two of the following zones:

ROW

ROW

§ Pedestrian Sidewalk § Parking Lane § Travel Lane

C1 - 81’ ROW

§ 11’ Travel Lanes § 8’ Parallel Parking/Landscape Bump-out 12

16 Tech Design Standards

DESIGNING FOR INNOVATION

§ 10’ Multi-use Trail § Sidewalk (Varies per adjacent property)

Character of successful woonerfs.

Streetscape

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The vision calls for adaptive re-use and new construction centered around a main plaza and park space and a pedestrian-friendly street network. A key anchor tenant, the Indiana Biosciences Research Institute, is locating their new headquarters in the district. The building is fully leased, and construction of new infrastructure is underway.

DESIGNING FOR INNOVATION

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University City District University of Pennsylvania, Drexel University, Wexford Science + Technology Philadelphia, Pennsylvania Surrounded by Drexel University, University of Pennsylvania, Hahnemann University Hospital, and a mixed-use research park named Science Center, this site is actively under construction­—including new streets, public plazas, and buildings. A community center will connect these disparate pieces.

At full build-out, the site will consist of 2.5 million square feet of retail, office, and residential wrapped around parking. The retail consists of a 50,000-square-foot grocery store, which is a much-needed addition to this food desert community. A K-8 school is planned to be adjacent to Drexel University’s new School of Education to encourage a symbiotic relationship. The end result is a pedestrian-focused plan with realistic phased implementation strategies.

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After New roads identified in the plan successfully enhanced the vibrancy of the district. Now, 71% of residents walk, bike, or take public transit. This connectivity is paying off economically as statistics show 75,000 jobs in the district.

Before

DESIGNING FOR INNOVATION

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DESIGNING FOR INNOVATION

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Cortex Innovation Community Wexford Science + Technology St. Louis, Missouri

Research/Office Mixed Use/Hotel Residential Retail Institutional Partner Development Site

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The Cortex Innovation Community is home to a 200-acre technology district integrated into St. Louis’ historic district Central West End and Forest Park Southeast residential neighborhoods. Located among nationally ranked universities and medical centers, Cortex is bordered by Wexford Science + Technology’s university partner, Washington University in St. Louis, and other demand drivers including the campuses of Saint Louis University and Barnes-Jewish Hospital. Two other institutional partners, University of Missouri–St. Louis and the Missouri Botanical Garden, are nearby. Cortex is thoughtfully designed to become an urban neighborhood full of 24/7 activity. Housing, retail, hotels, open spaces, and public amenities are all part of the development to attract young entrepreneurs and small companies in addition to seasoned scientists, large corporations, and local residents.

Forest Park Central West End BJC HealthCare and Washington University Medical Center

St. Louis University Innovation Hub

Mixed-Use Corridor

Light Rail Forest Park Southeast

DESIGNING FOR INNOVATION

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Shuttle Stop

MetroLink Station

Shuttle Route

MetroLink Line

Connection to BJC HealthCare and Washington University Medical Center Future Connection

Since the completion of the plan, new tenants include major companies like IKEA and Microsoft. They join Cambridge Innovation Center­—part of a growing network of incubators and open-access maker spaces that have been critical to building an entrepreneurial environment at Cortex. Within three years of the completion of the master plan, the rapidly growing district has helped to propel St. Louis to become one of the fastest growing start-up cities in the country, averaging 5.6 percent growth. Cortex has catalyzed more than $1.1 billion in investments—both within Cortex and in the surrounding neighborhoods.

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On-Street Bike Lane Dedicated Bike Lane Open Space/Parks

Cortex is now home to a network of 200 companies (nearly 150 are start-ups), over $500 million in investment, and 3,600 new jobs. The district is based around a central green, adjacent to a light rail stop, and newly landscapped streets and sidewalks. The anchor institutions have experienced a boost in recruitment of faculty and graduate students to St. Louis, and the plan has initiated a massive neighborhood revitalization. A full build-out of the Cortex Innovation Community is expected to create 13,000 permanent technologyrelated jobs.

Before

After

DESIGNING FOR INNOVATION

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Discovery Park District Purdue University, Browning Investments West Lafayette, Indiana A large land area west of campus presents a major opportunity for Purdue University, the City of West Lafayette, and the Greater Lafayette region to create a unique district that supports the university’s mission, expands the area’s knowledge-based economy, and enhances the quality of life in West Lafayette.

The Discovery Park District Master Plan vision calls for the area to become a dense, well-connected, amenity-rich, mixed-use place that leverages proximity to the university, encourages creative interactions, and accommodates a wide range of activities.

The project team arrived at a final framework that balances the influences of site constraints, development goals, stakeholder aspirations, resource efficiency, market conditions, and best planning and design practices.

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DESIGNING FOR INNOVATION

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1

2 Horticulture Park

3

Aspire

Convergence

Continuum

Squirrel Park

Residential Village 4

New streets have been laid out; the innovation building and a residential village are under construction. As implementation continues, this project demonstrates the importance of an intellectual anchor for an innovation district.

With the access to start-ups, intellectual property, and a great talent pool, along with the improvements to infrastructure, West Lafayette is proving to be as vibrant of an innovation hub and any city. Even more, it is bringing economic development to opportunity zones, enhancing the reach of the district.

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Future District Expansion

Provenance

1

Aspire Completed in 2019 831-bed student housing community

2

Convergence Completed in 2020 145,000 GSF of mixed-use, multi-tenant flexible office and research space

3

Continuum Opening in 2021 250 unit mixed-use apartment building

4

Provenance Phase 1 Starting in 2020 Walkable mixed residential community

DESIGNING FOR INNOVATION

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Converge Square University of Miami, Wexford Science + Technology Miami, Florida The University of Miami (UM) and Wexford Science + Technology have partnered to create an innovation district within Miami’s Health District. The site is in an advantageous location near numerous hospitals and the UM Medical School, I-95, and the neighborhood of Wynwood, the city’s burgeoning arts district.

The concept master plan calls for a dense collection of mixed-use research and residential buildings organized along a pedestrian promenade that will link the heart of the Health District and UM Medical School campus to Converge Square, the main public space of the innovation district. The promenade will be lined with retail and active uses and feature a continuous, sculptural canopy to protect people from Miami’s sun and rain. The new connection will reduce the distance and travel time to the innovation district and facilitate the desired collaboration among researchers, entrepreneurs, clinicians, professors, students, and other innovation district players.

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INNOVATION DISTRICTS

Converge Square

DESIGNING FOR INNOVATION

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Transit Hub / Entry into the District

Social / Event / Gathering Space

Open Lawn / Recreation Fields / Community Gardens / Leisure Activities

Multi-Modal Path

Front-Lawn Meadow

39 North Master Plan Washington University in St. Louis, St. Louis Economic Development Partnership St. Louis, Missouri The 39 North Master Plan establishes a comprehensive framework to support a thriving and connected district that drives economic growth by promoting the region’s global leadership in plant and life sciences.

The plan defines a strategic mix of active uses and guides the density and scale of future development. Included in the 575-acre study area is the Danforth Plant Science Center and the Bio-Research and Development Growth (BRDG) Park properties to the north and west and the Monsanto Campus to the south.

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DESIGNING FOR INNOVATION

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Innovation Space Planning University of North Carolina Chapel Hill, North Carolina The Innovation Space Planning resulted from a collaborative effort among Innovate Carolina (a grouping of a number of UNC and development partners), Facilities Services, and the Real Estate Development office. This involved a detailed programming and planning process. Ayers Saint Gross articulated a shared vision for innovation space, quantifying immediate and future space needs, and developing strategies for location, adjacencies, and operation. This included office space renovation, wet lab renovation, and a master plan for the Porthole Alley area connecting Franklin Street to UNC’s campus to improve pedestrian, bicycle, and vehicular access and create a vision to further activate the area as an intersection of arts, music, and innovation. The Plan also develops a vision for a new Campus South Hub, a transit-oriented mixed-use development with capacity for new buildings that advance translational research and accommodate corporate partners.

The urban design framework establishes a transformational vision for this area of campus and reflects integrated interdisciplinary thinking about ecological assets, topography, multimodal access and connectivity, open space, program and land use, and building design.

DESIGNING FOR INNOVATION

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Existing BioPark Building Proposed BioPark Building

BioPark

University of Maryland, Baltimore

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INNOVATION DISTRICTS

BioPark Master Plan University of Maryland, Baltimore Baltimore, Maryland The 12-acre BioPark is a vibrant science and research district serving as a model for campus planning in a complex urban setting. Situated between downtown, a major tourist area, and a challenged neighborhood, the plan creates an identifiable campus that is recognizable but not separate from the larger community and positions the university as a catalyst for social betterment.

The BioPark brings vitality to a struggling section of Baltimore, creates numerous local jobs, increases revenue to the university and the city, and helps meet local need for flexible research space. Not only has the plan enhanced public streets and pedestrian safety at the heart of campus, it has led to improvements to the edge of the campus.

DESIGNING FOR INNOVATION

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Discovery District University of Maryland Terrapin Ventures, Brandywine Realty Trust College Park, Maryland Ayers Saint Gross is working with the University of Maryland Terrapin Ventures and Brandywine Realty Trust to develop an innovation district to ignite entrepreneurial spirit, commercialize technologies, and foster collaboration.

Discovery District provides an important link between the residential and commercial districts of College Park. Ideally located between the edge of campus and a research park, Discovery District has easy access to major interstates and is the site of a new Metro station. Ayers Saint Gross is working with Brandywine and the university to provide a programmatic framework that will support the university’s three-part mission of research, teaching, and services to the community and region. The mix of uses will encourage a 24-hour district and include workplaces, dining, retail, housing, and other amenities.

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INNOVATION DISTRICTS

Retail

Active Ground Floor Use

Building Core

Lobby

Community/Arts Function

Back of House

Ground Floor Uses

DESIGNING FOR INNOVATION

Pedestrian Activity

Ground Floor Uses

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University of Pittsburgh Knowledge Community Master Plan University of Pittsburgh, Wexford Science + Technology University of Pittsburgh Medical Center Pittsburgh, Pennsylvania Fifth Avenue and Forbes Avenue run parallel through the heart of the Pittsburgh’s Oakland neighborhood, the city’s successful and growing “eds-and-meds” district. Ayers Saint Gross partnered with the University of Pittsburgh and Wexford Science + Technology to study infill and redevelopment opportunities along this key regional transit corridor and bustling employment hub. The planning study identified opportunities for dense, mixeduse, innovation-oriented development to enhance synergies between the university, the medical center, private industry, and start-up companies.

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DESIGNING FOR INNOVATION

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INNOVATION DISTRICTS

DESIGNING FOR INNOVATION

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Columbia Gateway Innovation Vision Plan Howard County Economic Development Authority, Corporate Office Properties Trust, Abrams Development Columbia, Maryland

Existing

This Innovation Vision Plan is designed to transform the traditional single-use corporate office park that has become an officeoriented and car-dependent environment into a mixed-use community with an innovation focus. To support that, the Maryland Center for Entrepreneurship will be relocated to Columbia Gateway serving as an anchor and innovation hub. The Columbia Gateway Innovation Plan builds a consensus vision for the future among the various property owners and generates support from the local Howard County government. The plan increases density, diversity, and connectivity to respond to changing economic trends, evolving real estate development practices, and the growing preference for dynamic live/work/learn/play environments.

Proposed

Health Sciences Knowledge Community University of Southern California, Wexford Science + Technology Los Angeles, California Having previously completed the Health Sciences Campus Master Plan, Ayers Saint Gross assisted Wexford Science + Technology in planning and visualizing this mixed-use knowledge community. Located three miles northeast of downtown Los Angeles and seven miles from the main University Park campus, the 79-acre campus is bordered on the west and south by two major freeways, to the north by railroad lines with a public park beyond, and to the east by a working-class residential neighborhood. The campus is also adjacent to LAC+USC Medical Center, one of the largest teaching and trauma hospitals in the United States. Planned spaces include residential, retail, and research for both collaborative innovators and USC.

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INNOVATION DISTRICTS

Wake Forest Innovation Quarter Wexford Science + Technology Wake Forest, North Carolina Wake Forest Innovation Quarter is an urban research park consisting of 145 developable acres capable of supporting an estimated six million square feet of space. It is located in the heart of the dynamic urban area of Winston-Salem, North Carolina and is adjacent to six major academic institutions including Wake Forest University. Wake Forest Innovation Quarter is a hub for innovation in biomedical science, technical research, and information technology. Located in the Piedmont Triad, it gives businesses access to some of the brightest minds in North Carolina, a place that has earned national recognition for its high-tech success and low cost of living.

The entire redevelopment will convert a total of 1.1 million square feet of rehabbed R.J. Reynolds historic tobacco warehouses and other historic buildings into a vibrant, urban community with Wake Forest as the primary driver.

Innovation District The Ohio State University Columbus, Ohio A recommendation from the Framework 2.0 Plan, also completed by Ayers Saint Gross, this research and innovation cooridor and mixeduse development will transform the West Campus at The Ohio State University.

Taking careful consideration of the needs of the client, this district creates a vibrant public realm with active streets, courtyards, and housing. Additional features include a hotel, offices, clinical spaces, retail, as well as an interdisciplinary research facility.

DESIGNING FOR INNOVATION

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Clients, Partners, and Collaborators 16Tech Community Corporation Abrams Development Atrium Health Barnes-Jewish Hospital, Saint Louis Boylston Properties Brandywine Realty Trust Brown University Browning Investments Cambridge Innovation Center Corporate Office Properties Trust Cortex Drexel University Howard County Economic Development Authority Indiana Bioscience Research Institute LabCentral Montgomery College Saint Louis University The Ohio State University Purdue University University City University of Maryland, Baltimore University of Maryland, College Park University of Miami University of North Carolina at Chapel Hill University of Pennsylvania University of Pittsburgh University of Southern California Wake Forest Innovation Quarter Wake Forest University Washington University in St. Louis Wexford Science + Technology

SEE SOMETHING YOU LIKE? Ayers Saint Gross is always on the look out for new and interesting collaborations.

PLEASE CONTACT: Gintas Civinskas, AIA, LEED AP phone 410 347 8500 email gcivinskas@ayerssaintgross.com

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