program lory student center phase iii plan and veteran

LORY STUDENT CENTER RENOVATION PROGRAM PLAN 1

Colorado State UniversityFort Collins, Colorado

July 19, 2019

Lory Student Center Phase III Revitalization & Adult Learner and Veteran Services Addition

PROGRAMPLAN

Existing Elevation

Proposed Elevation

2 COLORADO STATE UNIVERSITY

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SECTION 01 | OVERVIEW

SECTION 02 | JUSTIFICATION

SECTION 03 | DESIGN CRITERIA & IMPLEMENTATION

1.1 Executive Summary

1.2 Participants

1.3 Project Guiding Principles

1.4 Project Description

1.5 Relationship to Phase 1 & 2

2.1 Project Justification

2.2 Space Requirements

3.1 Design Criteria

Architectural Narrative

Interior Design Narrative

Structural Narrative

MEP Narratives

Technology Narrative

Acoustics Narrative

Utilities/ Civil Narratives

Food Service Narrative

Site Landscape Narratives

Sustainable Design Narrative

Code Analysis

3.2 CSU Standards

3.3 Existing Floor Plans

3.4 Concept Design

3.5 Project Schedule

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SECTION 04 | COST MODEL4.1 Project Budget

4.2 Cost Estimate


1.1 EXECUTIVE SUMMARYThis document marks the completion of the programming phase for the Colorado State University (CSU) Lory Student Center (LSC) Phase III renovation and for the proposed addition for the Adult Learner and Veteran Services (ALVS) program.

The LSC phase III project is the final stage to improve and update the 1966 era building, which was identified as a primary goal in the 20-year LSC Master Plan that was completed in 2004. Phase I was completed in 2007 and included a $10,000,000 addition to the LSC to add the CSU Transit Center at the north end of the building; and Phase II was completed in 2014 and included a $6,000,000 revitalization of the LSC Theatre, as well as a $70,000,000 renovation of the south and center sections of the LSC.

Work in this phase will focus on Mechanical, Electrical and Plumbing system upgrades, code and accessibility improvements and upgrade of finishes to match Phase II. In addition, approximately 6,400 asf will be added to accommodate the Adult Learner and Veteran Services program. This will allow the program to expand from the current 1900 gsf to better serve the growing population of veterans and adult learners.

At CSU, the student center is perfectly located in the heart of campus and the programs offered there are exceptional. The north end of the building includes the CSU Bookstore, multiple meeting rooms, Transit Center, Aspen Grille, RamTech, Student Legal Services, Adult Learner and Veteran Services, etc. The revitalization will achieve three primary goals: (1) improve the building infrastructure and systems; (2) provide better wayfinding with abundant student study and collaboration space; and (3) upgrade finishes to align with the south/center section revitalization. The goal of the Adult Learner and Veteran Services addition is to provide improved support space for the 7,000 veteran and non-traditional age students at CSU. The suite will include study and tutoring spaces as well as swing office space for campus and community partners that support the ALVS community. The SALUTE Veterans National Honor Society program will move from Hartshorn, and a Veterans Education Benefits office will have space in this suite as well.

Total Development Cost is $24M, to be funded through Lory Student Center reserves, bonds supported by student fees and self-generated revenues. The project will be phased in order to keep the Student Center operational during construction. Completion is expected by Fall 2021.


1.2 PARTICIPANTS

The Program Plan for the Phase III Lory Student Center renovation was developed by:

Administration

Tracey Abel - CSU FM Project ManagerJenifer Marley - CSU FM Project CoordinatorShelly Carroll - Capital Development Approval ManagerTamene Abebe - LSC Director of OperationsRobert Peters - LSC Director of Business ServicesMike Ellis - Assistant Vice President for Student Affairs/ Executive Director of the Lory Student CenterMarc Barker - Director of ALVSMaggie Walsh - Assistant Chief of Staff/ Director of Veteran InitiativesJason Rogien - LSC Assistant Director of Event ServicesMike Rush - University Architect & Chief Building Official

Design/Build Team - Haselden+Hord Coplan Macht

Jay Wagner - Design/Build Project ManagerEddie Castaneda - Precon EstimatorTroy Bovard - Precon EstimatorRobert Rigg - Field SuperintendentGwen Gilley - Principal-in-ChargeTravis Bostic – Design PrincipalCraig Welsh - Project ManagerHunter Stephenson – Project ArchitectMichelle Horn - Interior DesignerSheri Binkly – Interior DesignerCraig Stoffel – Landscape Architect

Design Team Consultants

Interwest Group - Civil EngineeringBCER - Mechanical, Plumbing & ElectricalK2 - Acoustics, A/V, IT, & SecurityKL&A - StructuralRicca - Food Service

The design/build team led a series of visioning exercises with each committee and the user groups to zero in on the Guiding Principles and top priorities for the project. The following is a summary of the resulting Guiding Principles for the ALVS committee and the LSC committee:

ALVS Guiding Principles • Maintain community feel • Provide a space that is welcoming and inviting • Coffee service is the heart of the ALVS community • Inclusivity • Integration of adult and veteran students

LSC Guiding Principles • Seamless continuity of design from south to north • Increase student traffic to north end – resulting in increase in revenue • Transform with natural light • Maximize scope to meet the budget • Improved functionality for food service and events • Improved space utilization • The project is a refresh.

1.3 PROJECT GUIDING PRINCIPLES


1.4 PROJECT DESCRIPTION

The scope of work for this project will include an addition for Adult Learner and Veteran Services (ALVS) and necessary renovations for their relocation, a new entry vestibule at the north end of the building, and updated finishes to refresh existing spaces in order to align with the design of work done in Phases I & II. New mechanical, electrical and plumbing systems will be incorporated, as well as new roofing at the Phase III area of work.

1.5 RELATIONSHIP TO PHASE 1 & 2The goal of Phase III of the Lory Student Center Revitalization is to form a cohesive look and functionality to the overall building, elevating the design of the north 1966 addition in order to unify the architecture of all three phases. Proposed alterations to the exterior facade, and renewal of interior finishes from floor to ceiling, will compliment the upgrades made to the south and center sections of the building during Phase II.

BASE SCOPE OF WORK

- Bookstore finishes- MEP system replacement- ALVS 3rd floor addition- North entry renovation & replacement / north elevation updates- Ballroom finishes & AV- Legal Services carpet/paint- East elevator extends up to Level 3- Toilets Levels 1, 2 & 3: New finishes & ADA upgrades- New flooring / ceilings at areas identified on attached floor diagram- Aspen Grille & kitchen - refresh- Meeting rooms refreshed- New RamTech location 2nd floor- IT closet to remain in existing location 1st floor- Freight elevator modernization

ALTERNATE SCOPE OPTIONS

- East / west facades (remove wine racks, window replacement, metal panel skin)- Relocate Level 2 east vestibule- Bookstore east entry retrofit at Level 1- Loading dock lift & refresh- West elevator in existing location-refresh- Roof replacement


2.1 PROGRAM JUSTIFICATION

LSC Programmatic Justification:

The revitalization of the north end of the LSC is needed because of the following deficiencies:

• A lack of student gathering and collaboration

spaces. The south and center sections of the LSC includes abundant student focused spaces that support collaboration, focused study, dining and socialization, which minimally exists on the north end of the building, causing that area of the building to be underutilized by students. Currently there is little opportunity for students to occupy the north end of the building, and it doesn’t support the student needs typically provided by a student center.

• Existing building mechanical and plumbing systems are

beyond their life expectancy. Many of the mechanical and plumbing systems in the north end of the building are original to the 1966 building and past their realistic life expectancy. Occupant comfort is an issue with the outdated systems, many areas don’t have fire sprinklers, and increased maintenance is an ongoing issue for the LSC facilities team.

• Asbestos containing materials. There are portions of the north section of the center with asbestos contaminated materials that are to be removed with this renovation project.

• Handicap Accessibilty. Much of the north end, specifically the toilet rooms, do not meet current codes. The toilet rooms will require significant retrofitting to be updated to meet current codes.

ALVS Programmatic Justification:

The Adult Learner and Veteran Services program supports all veterans and nontraditional age students on the Fort Collins campus. There are currently 7,000 veteran and non-traditional age students at CSU, of which approximately 2000 are student veterans. The existing ALVS suite is severely undersized to adequately serve the ALVS student community. At 1,900 SF the suite can only accommodate 45 visitors at one time, with an average daily use of 102 visitors. The new ALVS suite should include abundant social and study spaces, tutoring spaces and swing office spaces for campus and community partners that support the ALVS community. Additionally, the goal is to move the SALUTE Veterans National Honor Society program out of the Hartshorn building and into the ALVS suite, as well as provide a Veterans Education Benefits office space within ALVS.


2.2 NEW SPACE REQUIREMENTS


ARCHITECTURAL NARRATIVE The main design directive for the Phase III area at the north end of the building is to open up the public spaces in order to provide the same look and feel of the newly renovated south part of the building.

The stairs will be re-finished with the same materials from Phase II, including glass guard rail panels, stainless steel hand rails and terrazzo stair treads.

The existing restrooms will be refinshed and upgraded to meet current handicap accessibility standards as much as possible.

The Adult Learner and Veteran Services addition will be located at the north end of the building, with a small addition on level 2, and a 3rd floor addition over the existing 2-story area of the LSC. Because of ALVS’ relocation, the Gray Rock meeting room will be displaced and relocated into the new addition space on level three. Ramtech will move into ALVS’ old location, opening up the circulation path on level 2 to allow for a lounge area.

NEW SPACE SUMMARY

Level 1: A new entry vestibule will be located at the north on Level 1. This level will receive finish treatments in the Bookstore and hallway areas that connect to the south end of the building. These finishes include new tile flooring, paint, acoustical ceiling tile and lighting to match the Phase II materials.

Level 2: Major changes on Level 2 include the renovation and addition of new space for the ALVS suite. This will be a two-level suite that will sit on Levels 2 and 3 of the existing LSC. Part of the new square footage will be built above the two story structure at the north end of the building over the existing Transit Center. The main entry to ALVS will be on Level 2, but there will also be access from Level 3.

Ramtech will relocate into the former ALVS space and will receive a new tenant finish.

The Bookstore and hallway areas will receive new flooring, paint, acoustical ceiling tile and lighting.

Level 3: Major changes on Level 3 include an addition for ALVS and the Gray Rock meeting room, as well as a refresh of the existing ballroom spaces, meeting rooms, and Aspen Grille. Two new unisex restrooms, one with an adult changing station, and a lactation room will be located on the third floor. Mechanical room 371N will become storage and support partial expansion of food prep for Aspen Grille. The hallway areas will receive new terrazzo flooring, paint, acoustical ceiling tile, fire suppression system, doors, and lighting.

3.1 DESIGN CRITERIA


INTERIOR DESIGN NARRATIVE

The materials palette for the Phase III scope-of-work is intended to complement the floor-to-ceiling upgrades made to the south and center sections of the building during Phase II. The overall interior aesthetic should blend throughout the building such that a division in renovation phases can no longer be identified.

One of the main goals of the Phase III renovation is to transform this north end into spaces that attract students and faculty to the building and convince them to stay and enjoy the space. Graphics, signage and wayfinding will have the same dynamic, signature appearance as was implemented in Phase II.

STRUCTURAL NARRATIVE

The majority of the interior renovations to the student center are anticipated to be non-structural, with the exception of the proposed addition. An analysis of the building structure has been completed, and the existing roof at the 2nd level was originally designed to accommodate a future 3rd floor in the location of the proposed addition. The lateral system has been determined to be stable enough to support the proposed work in the Phase III area. Maintaining the west elevator hoistway, and constructed addition, will also improve lateral stability.


ELECTRICAL NARRATIVE

The base scope of electrical work for this project includes:

- Revised or new electrical service for replaced or new mechanical equipment. - Replacing existing electrical distribution equipment that is over 20 years old. - Replacing existing fluorescent lighting that is over 20 years old with new LED lighting, along with new lighting controls.

PLUMBING NARRATIVE

The recommended scope of plumbing work includes:

- Remove existing domestic hot water, hot water re-circulation and cold-water piping throughout the north end of the building. Hot water generation equipment, pumps, and miscellaneous equipment shall remain. - Evaluate the condition of the underground waste piping. Replace underground waste piping where required. - Evaluate condition of all plumbing fixtures and re-use based on findings. Replace plumbing fixtures to match those from the Phase II renovation.

MECHANICAL NARRATIVE

Most of the existing mechanical systems in the north end of the student center are original from the 1960s. Complete replacement is recommended for heating, ventilation, air conditioning, chilled water, air distribution equipment, exhaust fans, hot water equipment, and temperature controls. Currently, two HVAC options are proposed. One consists of three new VAV units with evaporative cooling located on the roof, with one unit serving each floor. Option two is one new VAV rooftop unit with evaporative cooling located on the roof, serving all three floors.


SPRINKLER SYSTEM & FIRE ALARM NARRATIVE

Overall, the existing fire alarm system is in good condition. It is recommended that existing horn/strobes and strobes in the area of survey be replaced with speaker/strobes and strobes to match new appliances in other portions of the building.

TECHNOLOGY NARRATIVE

To the greatest extent possible, Telecommunications Rooms shall be re-used. All Telecommunications Rooms will be built out according to CSU standards. Audio Visual and Control Sys-tems shall be new or salvaged and re-used, as budget allows.

ACOUSTICS NARRATIVE Appropriate room acoustics, sound isolation, and noise and vibration control strategies shall be employed to provide ideal acoustical environments for the various spaces in the student center. Sound isolation constructions are recommended where applicable based on the background noise level of each sound sensitive space.

UTILITIES / CIVIL NARRATIVES

For the new north entrance, site prep and demo may be neces-sary for removal and replacement of any utilities, stairs, vegeta-tion or site furnishings that are close to the vestibule. Domestic water infrastructure and sanitary sewer systems will need to be extended internally from existing building to addition, as well as electrical, natural gas, district cooling and telecommunications.

FOOD SERVICE NARRATIVE

The existing Aspen Grille kitchen and restaurant area will be evaluated for possible efficiencies in design and equipment. The restaurant finishes will be refreshed to compliment work done in Phase II. The Food Prep service area will expand to the south into the mechanical room that will become available once the new air handling units are relocated to the roof. This will make the food prep area more efficient and usable, while reducing the noise impact in the north end Cherokee Ballroom.


SITE LANDSCAPE NARRATIVE

The Design/Build team will work with CSU Facilities Management, the Design Review Committee (DRC) and the Lory Student Center in order to determine the best approach to the design of the north entry plaza area for the LSC.

The below sketch indicates a proposed landscape design to accompany the new north entry vestibule:


SUSTAINABLE DESIGN NARRATIVE

Senate Bill 07-051 directs that state buildings undergoing substantial renovation or new construction conform to the High Perfor-mance Certification Program. The Office of the State Architect has stated that USGBC LEED-NC Gold is the targeted standard of this program, or at a minimum, the highest obtainable LEED standard. The most current LEED publication at the time of design will be used. The inclusion of high performance standards is an integral part of the project, beginning at the program plan stage.

This project will attain the highest LEED standard possible for an existing building renovation, consistent with the LEED standards achieved in Phases I & II..

Lory Student Center Phase III Revitalization & Adult Learner and Veteran Services Addition

07/17/2019


The Phase III renovation at the Lory Student Center will comply with all applicable building, accessibility and energy codes, including, but not limited to, the following list below. Updated versions of these code standards may supercede the codes listed below at the time the project is submitted for final plan review and permitting.

Design Standards:2015 International Building Code2017 ANSI/ICC A1117.1 Accessibility Code2015 International Mechanical Code2017 National Electrical Code2015 International Fuel Gas Code2015 International Plumbing Code2018 International Fire Code2015 International Energy Conservation CodeASHRAE 90.1 / 62.1 / 62.2OSHA complianceSMACNA complianceUnderwriter’s Laboratory (UL)American Society of Testing Materials (ASTM)Colorado State University Design GuidelinesCity of Fort Collins Code Amendments

CODE ANALYSIS

General Project Description:The Phase III Renovation of the Lory Student Center will cover the north addition to the original student center.

Phase III First Level: 35,871 GSFPhase III Second Level: 29,950 GSFPhase III Third Level: 34,326 GSFPhase III Total: 100,147 GSF

Construction Type: original construction similar to current Type 1-B; fully detected and partially sprinklered per NFPA 13.

LEVEL SQUARE FOOTAGE OCCUPANTS

REQ'D

TOILETS

REQ'D

LAV

REQ'D

DF

PROVIDED

TOILETS

PROVIDED

LAVATORIES

PROVIDED

DF

LEVEL 1 35,871 GSF

B OCCUPANCY:

486 occ:

243 M & 243 W 6 each 5 each 5

M: 7

W: 7

M: 5

W: 5 4

LEVEL 2 42,725 GSF

B OCCUPANCY:

654 occ:

327 M & 327 W 8 each 6 each 7

M: 6

W: 6

M: 6

W: 6 2

LEVEL 3 41,975 GSF

B OCCUPANCY:

826 occ:

413 M & 413 W 10 each 7 each 9

M: 10

W: 10

U: 2

M: 9

W: 9

U: 2 6

A-2 OCCUPANCY:

968 occ:

484 M & 484 W 7 each 3 each 2

TOTAL 120,571 GSF

2,934 occ: 1,467

M & 1,467 W 31 each 21 each 23

M: 23

W+U: 25

M: 18

W+U: 20 12

* Exact plumbing fixture requirements still to be determined.


3.2 CSU STANDARDS

The CSU Building Construction Standards Manual is available at: https://www.fm.colostate.edu/constr_standards

The CSU Standards are to be used as guidelines for design. They are divided into 3 parts for use by Architects and Engi-neers: the first part is administrative; the second part discuss-es requirements for design and deliverables at each stage of the design process; the third part consists of the technical standards arranged by CSI division. The Standards are a work in progress, and as such, any question about the applicability of a standard should be discussed with the project manager. The Standards should never be referenced or copied in Contract Documents – the design is expected to embody and conform to the Standards. Contractors are not to be directed to re-view the Standards as a contract requirement.

CSU INCLUSIVITY STANDARDS

Colorado State University requires all capital construction projects to provide inclusive facilities. These facilities are consistent with CSU Strategic Plan, Climate Action Plan (CAP) and Principles of Community that “create and nurture inclusive environments,” and “welcome, value and affirm members of our community, including their various identities, skills, ideas, talents, and contributions.”

Standards for each room type are located at: https://www.fm.colostate.edu/sites/default/files/standards/II-Chapter-34.Requirements_By_Space_Type.pdf.

CSU Accessibility Standards outline additional ADA require-ments. In addition, Lactation rooms, Commuter Showers and Reflection spaces have a geographic distribution requirement across our campuses. The CSU Master Plan Committee has approved maps and a required walking distance for each feature, and the maps identify existing facilities and deficient zones. Each capital construction project located in a deficient zone shall include the facilities necessary to address the defi-ciencies.

The Lory Student Center already includes these types of facilities.


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3.3 EXISTING FLOOR PLANS

LEVEL 1


CANVAS CREDIT UNION/ RAMCARD

LEVEL 2

LORY STUDENT CENTER RENOVATION PROGRAM PLAN 19LEVEL 3


LEVEL 1

REFRESH

RENOVATION

ADDITION

NO SCOPE

3.4 CONCEPT DESIGN


LEVEL 2

REFRESH

RENOVATION

ADDITION

NO SCOPE


LEVEL 3

REFRESH

RENOVATION

ADDITION

NO SCOPE


Programming Complete

Board of Governor’s approval

Schematic Design complete

Design Development complete

Contract Documents complete

Construction start

Construction complete

July 2019:

August 2019:

September 2019:

November 2019:

January 2020:

February 2020:

March 2021:

3.5 PROJECT SCHEDULE

Deadlines I Milestones


4.1 PROJECT BUDGET

Lory Student Center Phase III Revitalization and Adult Learner and Veteran Services Addition

7/25/2019 ALVS only-36% of soft costsEsimated Costs Remarks

Site Survey, Geotechnical 0

Consultants - Architects, Engineers, Vibration, Acoustics 413,565

Commissioning and Advertisements 36,000

CSU Facilities Project Management 196,200

Independent Code Review, code insp, material tests 39,600

PFA plan review 14,220 based on $17.5M construction

Total Professional Services 699,585

4,633 gsf Revitalization @ $120/gsf 555,960relocate Grey Rock meeting room and Ramtech

9,300 gsf Addition @$450/gsf 4,185,000

Site Improvements/Landscaping 148,000

Mechanical upgrades due to addition 2,175,000 29% of construction

Abatement 15,000

Subtotal Construction Costs 7,078,960

Fixed Equipment

Moveable Equipment 360,000

CSU Communications 88,000 $10.50/sf (ALVS addition)

Total Equipment and Furnishings Costs 448,000

Relocation Costs- 35,000

Artwork and signage 72,000

Parking replacement or new 0

Total Miscellaneous Costs 107,000

8,333,545

Project Contingency 5% for New

Project Contingency 10% for Renovation 666,455 using 8% due to interior addition

Total Contingency 666,455

9,000,000$

Total Project Cost / sqft--July 2019 628.89$

COLORADO STATE UNIVERSITYFacilities Planning Design and Construction

Construction

This opinion of probable cost is made on the basis of experience, qualifications and best judgement of a contractor, combined with the professional experience of Facilities Management. FM cannot guarantee that proposals, bids or actual construction costs will not vary from this cost estimate due to market conditions at the time of the bid.

Subtotal Project Cost

Budget- Sept 2019 construction start

Project Budget

Professional Services

Project Contingency

Miscellaneous

Equipment & Furnishings



7/25/2019 LSC Revitalization only-64% of soft costsEsimated Costs Remarks


Consultants - Architects, Engineers, Vibration, Acoustics 735,227





Total Professional Services 1,243,707

95,514 Revitalization @ $120/gsf 11,461,680 MEP focus

Addition 0

Site Improvements/Landscaping 0

Mechanical upgrades 0 included in above

Abatement 85,000


Fixed Equipment 100,000 Aspen Grill Kitchen equip


CSU Communications

Total Equipment and Furnishings Costs 660,000





13,636,387

Project Contingency 5% for New

Project Contingency 10% for Renovation 1,363,613

Total Contingency 1,363,613

15,000,000$




Project Contingency



Project Budget-LSC only


Construction


Miscellaneous



7/25/2019 Total ProjectEsimated Costs Remarks


Consultants - Architects, Engineers, Vibration, Acoustics 1,148,792





Total Professional Services 1,943,292

0

100,147 gsf Revitalization 12,017,640

9,300 gsf Addition 4,185,000

Site Improvements/Landscaping 148,000

Mechanical upgrades due to addition 2,175,000

Abatement 100,000


0

Fixed Equipment 100,000


CSU Communications 88,000 $10.50/sf (ALVS addition)

Total Equipment and Furnishings Costs 1,108,000

0





0

21,969,932

0

0

Project Contingency 5% for New 0

Project Contingency 10% for Renovation 2,030,067

0

Total Contingency 2,030,067

0

24,000,000




Project Contingency



Project Budget-total for ALVS and LSC


Construction


Miscellaneous


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