Massachusetts
Alexandria Founder Talks Takeda, Massachusetts, NYC, and 30th Anniversary
Alexandria Real Estate Equities (ARE) executive chairman & founder Joel S. Marcus, joined by Whitney Snider, MD, vice president of science and technology for Alexandria Venture Investments, the venture capital arm of ARE, recently sat down with GEN Edge for an exclusive interview. The pair discussed the transformative impact of artificial intelligence (AI) on biopharma and on Alexandria in Part I.
In Part II of this interview, Marcus discusses Takeda Pharmaceutical’s recent decision to renew its lease and expand its space in Cambridge, MA; his perspective on Massachusetts’ proposed $1 billion extension of the Commonwealth’s bonding authority and tax credits to support life sciences industry growth; and Alexandria’s perspective on where biopharma will grow in New York City given its recent sell-off of a property in Long Island City, Queens.
This interview has been lightly edited for length and clarity.
GEN Edge: Alexandria recently announced an early renewal and expansion lease agreement with Takeda Pharma in Cambridge, MA. Why was Takeda pursuing an early renewal? And how did Alexandria help keep the company in Kendall Square?
Joel Marcus: Takeda is one of the top 20 pharmaceutical companies in the world, based in Osaka, Japan. Japanese companies have long-term thinking. They have made a decision, both in the past and now, to keep Cambridge as their worldwide R&D center outside of their home in Osaka.
As part of that plan, they came to us six years early and asked us, would we be amenable to tying down their current space in the Alexandria campus at Kendall Square, about 225,000 square feet, for a decade beyond the end of the current term, which takes it through 2040. This is unusual in a sense, but this is a Japanese pharma company wanting to ensure they’re in the world’s number one market for collaboration, certainly for recruitment and retention of the best scientists, and life science workforce, in the world. That was their strategic decision. And then they felt this building was particularly suited. They inherited this building through the acquisition of Ariad Pharmaceuticals and their oncology portfolio [in 2017 for $5.2 billion].
At the end of this lease—it was a 15-year lease that started in 2015—we re-set the rent at a higher rent than the natural ending rent in 2030. It’s then escalated for the next decade, and we end up with a very strong leasing stat as a consequence. And they get, essentially, the right to stay in their home through the year 2040. So, it’s a pretty big decision by them, and a wonderful outcome for us.
GEN Edge: Speaking of the leading market in Cambridge, Massachusetts Gov. Maura Healey (D) came out earlier this month with a proposed renewal of the Commonwealth’s life science initiative—an additional $1 billion in bonding and tax credits. How effective is that going to be in light of the two other such programs going back to 2008?
Marcus: I think anything is helpful. In all the markets, though, where the money really is needed—[I’m] in New York right now, and this is a great example—city and state money is better spent not so much on infrastructure tax credits, because private industry will bring the infrastructure. And remember, at the early stage, tax credits don’t do any good because you don’t have taxable profits.
The better use of city and state and other supportive money is to go into the founding and funding of early-stage companies so they can grow, hire a workforce, set up a base, and scale. So that’s always my criticism of governmental policy. It should be much more focused on supporting the companies. Tax credits just aren’t relevant for small companies, and infrastructure really isn’t needed, because the private sector is there to provide that.
GEN Edge: In Long Island City, Queens, Alexandria sold one of its properties (30-15 48th Avenue) to an entity of Cine Magic. Alexandria still owns a second property in Long Island City (30-02 48th Avenue). Why sell off one property? Is Alexandria rethinking the prospects of biotech in Long Island City?
Marcus: We were very hopeful when we bought our current site. And then the site we sold to Cine Magic. We were hopeful that Long Island City would turn out to be just a real boom opportunity. We bought those sites in the days just before Amazon announced they were going to Long Island City. Now we didn’t have any inside information, but our timing turned out to be really good.
But then, some of the political people in Long Island City, and some of the leadership who have been pretty negative on business expansion, killed the Amazon opportunity. Then you combine that with COVID-19, and it put Long Island City into a major economic reversal. We just haven’t seen the demand that we were hoping for, and that’s why we decided to recycle the capital in that one building. We still have one building that we’re in the process of tenanting. It has been very slow and painful, but we’re going to see it through.
GEN Edge: Does the West Side of Manhattan, as some developers believe—or the East Side, where Alexandria has its Alexandria Center® for Life Science campus—seem more appealing in terms of New York City biotech activity?
Marcus: I think the East Side Medical Corridor, where we have the first and only commercial life science campus, is still the heart of the ecosystem. There are a number of buildings around, but no real campus. The challenge in New York has been, during and post-COVID-19, is, one, continuing high state and city taxes. That has been a challenge for people to scale in the city. It isn’t a lack of infrastructure.
What’s really missing here, although we’ve made a huge dent—we’re the largest investor in New York biotech companies—there still has not been the kind of venture capital effort at the early stage here. It’s come a long way over the last decade, but it still pales in comparison to the Bay area, San Diego, or Boston, and that’s probably the most needed. If I was to say to the city, to the state, what’s most needed in New York, it would be risk capital for early-stage companies.
GEN Edge: Alexandria Real Estate Equities recently celebrated its 30th anniversary and its 25th as a publicly traded real estate investment trust. How is Alexandria looking to move forward in life sciences? And how will AI help shape that?
Marcus: I think if you ask people who are medical doctors and scientists by training, they’d say we’re still in the early days of innovation. The new advances—AI is just one example—the new modalities, whether it be cell therapy, gene therapy, the whole revolution in mRNA, and many other blockbuster technologies that are starting to emerge, give the industry great hopes for continued innovation.
The other side of that is, we need to be wary of political games that are being played by some in Washington. Sometimes it’s on the left, sometimes it’s on the right. This effort to try to get Medicare to fix drug prices for Medicare patients [the Inflation Reduction Act, criticized by industry leaders since its enactment in 2022 by President Joe Biden], I think at the end of the day will mean that there’ll be less innovative and novel drugs that are addressing the Medicare patient market.
We need to not fix prices or try to control prices. What we need to do, if you want to really impact pricing is, let the manufacturer deal directly with the end user and cut out the middleman right now. The middleman in the pharmaceutical industry is mostly PBMs [pharmacy benefit managers] and other entities that are taking 40–60% of the price of drugs. Imagine if we could eliminate that. You wouldn’t have to create a negative environment for drug discovery. So that’s what we’re hoping for.
GEN Edge: This is an election year. How much are PBMs and other issues affecting biopharma long-term concerns that will have to await the outcome of the election?
Marcus: The good news is there’s likely to be a split. The Republicans are likely to take the Senate. The Democrats are likely to recapture the House. Split government is usually the best government, because it’s balanced. That’s what we’re hoping for.
But what we need is people in Congress—it doesn’t matter what party—who are willing and committed to protect the innovation of this nation in the biomedical industry, which is the foremost industry in the world here, and not play around with governmental interference and go after the middlemen who are sapping the profits, the savings to the end user patient, and the ability to get a fair return on long term investment by the drug manufacturers and discoverers.
Massachusetts
Massachusetts police watchdog decertifies five former officers
The state commission charged with oversight of Massachusetts police decertified five former officers from around the state, including a former deputy police chief convicted last year of raping a teenage girl while serving as a school resource officer.
Former Hopkinton Deputy Police Chief John “Jay” Porter was convicted in June of conducting a sexual relationship with a 15-year-old student off-campus between 2004 and 2005. He was sentenced to seven years in prison.
Porter’s decertification last month by the Massachusetts Peace Officer Standards and Training (POST) Commission means he, along with the other four decertified officers, will be permanently prohibited from serving as police officers in the state. The decertifications bring the total to 75 since the POST Commission was created in 2020.
The woman in Porter’s case did not come forward to report the assaults until 2022, MassLive previously reported. The Middlesex County District Attorney’s Office said previously the student often sought support from Porter when she was in the 9th and 10th grades, but their relationship changed when she was 15, “going from a trusted adult and student to a flirtatious, then sexual one.”
The case also implicated former Hopkinton Police Sgt. Timothy Brennan, who was fired from the department for not reporting Porter to law enforcement after the victim confided in him about the assaults. She first informed Brennan of her inappropriate relationship with the former deputy chief in 2017 and told him not to report Porter, saying she would deny the information if he did so. She ultimately came forward to the district attorney’s office at his encouragement.
According to the decertification order released Dec. 19, Porter did not respond to mailings from the commission or defend himself against its allegations.
The commission redacted information from its decertification order detailing the misconduct allegations against Porter. In past cases, the board has redacted information covering criminal charges against officers or their personal information.
State Police Trooper Calvin Butner
Retired Massachusetts State Police Trooper Calvin Butner of Halifax was also decertified in December after he pleaded guilty last year for his role in a bribery scheme to provide Commercial Driver’s License credentials to unqualified applicants.
Between May 2019 and January 2023, authorities say, Butner and three others within the State Police Commercial Driver’s License (CDL) Unit, which is responsible for administering CDL skills tests, agreed to give passing scores to at least 17 applicants, regardless of whether they passed the test. In exchange for the passing grades, the troopers involved in the scheme received thousands of dollars in gifts and services, MassLive previously reported.
Authorities say Butner gave passing scores to three people who failed the test and five who did not take the test at all. He was sentenced in August to three months in federal prison followed by one year of supervised release, with the first three months in home confinement.
Butner did not respond to the POST Commission’s communications or defend himself.
Hull Police Sgt. Scott Saunders
Scott Saunders, a former Hull Police Department sergeant, was also decertified in December, and the related decertification order was redacted. Saunders was charged in 2023 with assaulting his 72-year-old neighbor, with whom he had a reported history of disputes. The case in Plymouth District Court was continued without a finding in August, allowing it to be dismissed if Saunders meets the conditions of probation.
The neighbor told the media at the time that Saunders hit his car with a paddleboard as he drove past him that day. When the neighbor got out of the car to confront the sergeant, he said Saunders pushed him down and punched him.
The Hull Police Department immediately placed Saunders on leave after the incident.
Saunders did not respond to the POST Commission’s communications or defend himself. MassLive was unable to contact Saunders for comment.
Greenfield Police Officer Christopher Hewitt
The reasons behind the decertification of former Greenfield Police officer Christopher Hewitt are unclear. Much of the commission’s December decision was redacted.
The POST website cites a section of Massachusetts General Laws that says, “The commission shall immediately suspend the certification of any officer who is arrested, charged or indicted for a felony.”
Hewitt also did not respond to the commission’s allegations against him. MassLive was unable to contact Hewitt for comment.
Peabody Police Officer Gerald Fitzgerald
The final officer decertified last month, Gerald Fitzgerald, formerly of Peabody Police Department, signed an agreement with the commission to have his certification permanently revoked and waive his right to contest the facts of his decertification in the future.
Fitzgerald was accused of falsifying an incident report from a November 2023 armed robbery by writing that a female suspect had assaulted two people at the restaurant where the robbery took place.
After being instructed by a supervisor to review the surveillance footage from the incident to verify his account, Fitzgerald said he had done so and added more information to the report.
Another detective who later viewed the footage determined the allegations that led to the assault charges against the female were false. Fitzgerald admitted he had not watched the entire footage as instructed, and the assault charges against the suspect were dropped.
According to the decertification agreement, Fitzgerald had previously faced disciplinary action on four occasions since 2015 for missing court dates, not completing required training and showing up to firearms training while intoxicated.
Stoughton Police Deputy Chief Robert Devine
The POST Commission voted last month to decertify Robert Devine, a former Stoughton deputy police chief accused of misconduct involving Sandra Birchmore, MassLive previously reported.
Birchmore, who was 23 and pregnant, was found dead in her Canton apartment on Feb. 4, 2021. Her death was initially ruled a suicide, but on further investigation, it was ruled a homicide. Former Stoughton Police Officer Matthew Farwell has since been charged federally with killing Birchmore to hide a sexual relationship they began after she joined a police youth program as a teenager.
The commission accused Devine, who oversaw the program, of coordinating a “sexual encounter” with Birchmore while he was on duty in December 2020. He has not been charged criminally in connection with the case and denied the POST Commission’s claims against him.
State lawmakers established the oversight commission in 2020 after the murder of George Floyd by a Minneapolis police officer.
The nine-member board, appointed by the governor and attorney general, has broad power to set standards that all law enforcement agencies and officers in Massachusetts must abide by and to investigate and decertify police officers accused of misconduct.
Many of the officers it has decertified have been convicted of criminal charges, automatically leading to the loss of their certifications. However, the commission can also decertify officers it finds liable for egregious but noncriminal misconduct.
The commission reports the names of decertified officers to a national registry, a move intended to alert departments in other states to their troubled histories.
If you are a victim of sexual assault, you are not alone.
Rape Crisis Centers in Massachusetts offer free, confidential services for adolescent and adult survivors as well as their loved ones.
Crisis centers operate a 24/7 toll-free hotline for phone counseling, questions and referrals. For a full list of regional crisis centers, click here.
- SafeLink offers a 24/7 toll-free hotline:
- (877) 785-2020
- (877) 521-2601 (TTY)
Massachusetts
A 5,000-square-foot solution to the Massachusetts housing crisis – The Boston Globe
Andrew Mikula is chair of the Legalize Starter Homes ballot committee.
I came across Baxter Village after a Google Maps perusal of one of the country’s fastest-growing regions. Completed in 2014 and billed as a “traditional neighborhood development” with a walkable town center and intimate, tree-lined residential streets, the village is downright idyllic. The architecture is clearly inspired by early 20th-century New England — a Norman Rockwell-style vista of homes with raised front porches, wood clapboard siding, steep roofs, and dormer windows.
But Baxter Village isn’t located in New England. It’s in South Carolina, about 15 miles south of Charlotte.
The reality is that 15 miles outside of Boston, Worcester, or Lowell, Baxter Village would almost certainly be illegal, for a variety of reasons. First, the development’s home lots are small, often only slightly larger than a basketball court. Local zoning codes in suburban Massachusetts frequently preclude such small lots, and New England in particular has high minimum lot-size requirements for new homes, compared to most of the country.
Given that Massachusetts has the nation’s toughest home buying market for young adults, many voters are open to reducing these lot-size minimums. A May 2025 Abundant Housing Massachusetts/MassINC poll found that 78 percent of Massachusetts voters support “allowing homes to be built on smaller lots,” and 72 percent support allowing the subdivision of large lots into smaller lots. Doing so would open up more housing options in the suburbs, creating opportunities to build smaller, lower-cost homes suitable for first-time buyers and downsizing seniors, colloquially called “starter homes.”
That’s why 12 housing experts — urban planners, academics, land use attorneys, and advocates — and I recently filed a petition with the Massachusetts attorney general’s office that would make it legal to build on lots about the size of a basketball court (5,000 square feet) statewide. As long as the lot has access to public sewer and water service, as well as a 50-foot border with the street, the site could host a single-family home, although it may be subject to other regulations like wetlands protections and limits on short-term rentals.
Our committee — Legalize Starter Homes — cleared the first signature-gathering hurdle needed to place this measure on the ballot this year, and Secretary of State William Galvin’s recent certification has advanced this potential ballot question to the next step in the process.
Research has shown that Massachusetts’ large minimum lot-size requirements increase home prices and reduce new production. One Harvard study found that in Greater Boston, a quarter-acre increase in the minimum lot-size requirement was associated with 10 percent fewer homes permitted between 1980 and 2002. Separately, a 2011 study found that Eastern Massachusetts minimum lot-size requirements can increase home prices by as much as 20 percent or more and that these price effects tend to increase over time.
Other states have acted on such facts amid a nationwide housing crunch. In June, Maine capped minimum lot sizes in “designated growth areas” statewide at 5,000 square feet when served by public sewer and water systems. This is remarkable given that Maine has both a less severe housing shortage than Massachusetts and a much larger volume of undeveloped, inexpensive land.
The Massachusetts Legislature has tried to enhance the production of starter homes before, offering incentive payments under Chapter 40Y to municipalities to adopt new zoning districts that allow for them. But more than three years after Chapter 40Y was enacted, the state has yet to finalize regulations that would allow for these zoning districts to be created. Meanwhile, builders struggle to justify much new construction given high interest rates, tariffs on building materials, and labor shortages in the trades.
Our ballot petition creates a framework for allowing starter homes that is more easily implemented and doesn’t require municipalities to adopt new zoning. And unlike the MBTA Communities Act, it would solely allow for the creation of single-family homes, most of which would probably be owner-occupied.
Recent public polling data, research findings, precedents in other states, and the urgent and extreme nature of Massachusetts’ housing shortage all suggest that now is the right time to limit minimum lot sizes in places with sufficient infrastructure for new housing. The result could be a far-reaching expansion of opportunity for a new generation of homeowners in Massachusetts.
Massachusetts
Police to address Princeton death during child sexual abuse material investigation
Authorities will speak Friday after a death occurred while police were serving a search warrant for child sexual abuse material in Princeton, Massachusetts.
The subject of the search warrant “was a person of trust in communities in Worcester and Middlesex Counties,” Massachusetts State Police said.
Authorities said little about the case ahead of the press conference, which will begin at 6 p.m. and be streamed in the player above.
State police will be hosting the conference, which will include Princeton Police Chief Paul Patricia, Worcester County District Attorney Joseph Early Jr. and Middlesex County District Attorney Marian Ryan.
Check back for more as this story develops.
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