minnesota state university, mankato e & f halls · shared passenger elevator located in f hall....

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Mankato, Minnesota

Nov

embe

r 8, 2

010

Minnesota State University, Mankato

E & F Halls

Predesign Report

10-13029

GROUPOne firm - start to finish™

IntroductionThis pre-design report was prepared at the request of the Minnesota State University Residential Life and Facilities Management Departments of Mankato for the proposed remodeling of McElroy E and F Halls. The work to be completed shall take into consideration design elements employed in past projects located in Crawford A, B, and D Halls and McElroy H and I Halls.

Minnesota State University, Mankato has requested that I&S Group gather relevant information and concepts applicable to the renovations that will be completed between May 2011 and August 2011. A detailed schedule of design work and a proposed construction schedule will be determined by the selected design team at later date.

Project Background The McElroy Complex consists of five residential halls connected to McElroy Commons. McElroy Commons also has immediate access to Carkoski Commons and the Crawford Complex through a series of connected corridors. The four story E and F Residential Hall buildings were constructed in about 1960. The building exteriors are constructed using a combination of masonry block, brick, and site cast concrete. Interior walls are constructed using plaster, metal framing, and mesh. Each building contains two sets of stairs for exiting purposes and a shared passenger elevator located in F Hall.

The partial basements in McElroy E and F Halls contain laundry, mechanical, and storage areas. The balance of the below grade area is an unusable crawl space. E and F Halls are also connected by a campus service tunnel at the basement level of each building.

Recent notable work includes a restroom renovation and student room lavatory replacement completed in 2002 in both E and F Halls. New ceilings and lighting were installed in the corridors of F Hall in July 2010.

2|Minnesota State University, Mankato - E & F Hall Predesign Report


General Scope of Work This report seeks to identify the full scope of services to be provided for the proposed renovations of McElroy E and F Halls. Interior renovations are detailed by area below. Corridor ceilings in E Hall will be modified similar to the ceiling renovation in F Hall. Other corridor work would entail flooring, paint, and door and hardware replacement. Renovated lounges and commons kitchenette areas would be a focal point for residents. Restrooms would receive plumbing and tile upgrades to complete the renovation of the 2002 shower area renovation. A grad apartment remodel in both halls would better serve the resident hall managers. Student rooms would receive a fresh coat of paint, flooring changes as required and elevated shelves that have proved popular with residents from previous remodel projects. Each of the remodeled areas address items such as, but not limited to, new flooring, new walls, wall repairs and painting, new doors and door hardware, ceiling renovations in selected areas, lighting upgrades, minor radiant heat plumbing in selected areas and installation of through-wall sleeves for air conditioning units in selected locations.

The probable cost of the total construction project is $2,168,757 before recommended adjustments are factored to meet identified budget and is based on the defined project scope within this document. The probable cost estimate also identifies the costs associated with architectural and engineering fees as well as a contingency amount which is detailed at the end of this document.

I. Architectural Elements

CorridorsRenovations to the corridors on all floors will include redesigned ceilings in E Hall only since the F Hall ceilings were addressed in a renovation during the summer of 2010. The E Hall ceilings shall include a design similar to F Hall, which incorporates lighting upgrades, data conduits and wireless routers, an emergency public address system, furring to conceal conduit, and paint.

The corridors in both buildings shall receive new carpet and carpet base. The walls in the corridors of F Hall shall be painted only to the extent necessary to cover any repairs done within the corridors.

Doors and HardwareUpgrades to all doors located within E and F Halls will include removing existing doors and replacing them with new wood doors and installing new door hardware such as continuous hinges, closers, and heavy duty locksets (cores will be provided by MSU). Door frames would remain in place except for those determined to be removed or replaced for various reasons. All door signage will be provided by MSU as in past projects.

StairwellsStairwell renovations will include painting of all walls and the removal and replacement of the existing VCT flooring at current locations. Areas containing terrazzo flooring would remain unchanged.

Lounge and Commons Kitchenette AreasThe renovations to the lounge and kitchenette areas on all floors will include an expanded lounge area, wall repairs and paint, new flooring and base, installation of a new ceiling system in the lounges, installation of new cabinets and countertops in the kitchenette areas, and replacement of doors and glass at corridor locations.

Minnesota State University, Mankato - E & F Hall Predesign Report|3


The lounges in E and F Halls do not have the outward projection or a curtain wall like H and I Halls, resulting in a longer and narrower room than H and I Halls. Current A and B Hall lounges, which are of similar design, were extended by utilizing an adjoining student room. The door to the original student room was left in place to maintain an entrance into

the space on each end of the lounge. MSU has indicated that this arrangement has worked satisfactorily in A and B Halls.Suggested changes to those designs would include furring out the exterior walls, thereby removing some of the indentations, etc., and/or adding a chair rail such as was done in H and I Halls.

The proposed work scope would include selected demolition, repairing walls, and concealing electrical conduits and wire molding whenever practical. Walls should be furred out as needed to create uninterrupted, smooth walls whenever practical. The addition of a chair rail to protect the walls and add design to the walls is considered in this pre-design.

Windows into the corridor space could remain, thus saving the costs of removal and wall repairs; however, the existing glazing should be replaced.

Ceilings in the lounges were constructed using acoustical ceiling tile in A and B Halls while ceilings in H and I Halls were constructed using drywall at multiple elevations. This report assumes the acoustical ceiling tile would be utilized to save money. The design team could explore a drywall ceiling if the budget would permit.

The kitchenette areas shall include new ranges which shall have front controls, smooth tops with integrated burners, and factory supplied backsplashes. A countertop type microwave integrated into the cabinet layout shall be supplied as well as consideration of a range hood that incorporates a fitting architectural design interest to the kitchenette.

The first floor lounges will be slightly smaller, thereby allowing part of the expanded space to contain the trash room. The existing trash room on the first floor shall be adapted to contain a new corridor make up air unit that serves all four floors. On floors two through four, the lounges will be larger, and the trash rooms will remain in their existing locations.



Floors will need to be cut to permit the passage of the added duct and fire dampers to the trash rooms above the location of the corridor make up air unit. Chases should be added around the new duct in each of the trash rooms on floors two through four.

RestroomsRestroom renovations will include installing a new wall at the backside of the toilets due to plumbing changes scheduled and also new floor tile and wall tile in a portion of the area. New toilet partitions and new toilets would complete the renovation. No tile work would be done in the previously renovated shower areas.

Grad ApartmentThe renovation of the grad apartments located on the first floor in E and F Halls should be designed correspondingly to the renovations that were made to the McElroy H Hall grad apartment. The adjoining student room will be utilized for expansion of the grad apartment. Walls in the existing space would be demolished, allowing a new floor plan design to be accomplished without encumbrance.

The design will include new kitchenettes with new appliances, new aluminum windows above the kitchenette sinks due to the redesign, new bathrooms and fixtures, new lighting, enlarged bedroom sizes, laundry areas with appliances and additional storage space, and renovated living room space. Wood casework, doors, and trim complement the environment. All walls and ceilings shall be repaired as required and painted.

New through-wall sleeves and AC units will be located in the bedrooms as well as the living rooms. Exterior venting for the bathrooms, kitchenettes, and laundry shall be included.

Flooring in the grad apartment shall be carpet in the living room and bedrooms, while the kitchenette, bathroom, and laundry space shall be a ceramic tile surface. In-floor electric heat shall be included in the kitchenette and bathroom areas.

Student RoomsThe renovations to the student rooms will include painting all walls and ceilings, removing existing built-in desks in E Hall, and repairing exterior walls as deemed necessary.

Installation of elevated shelving above the exterior window for the width of the room, as previously done in other renovation projects, shall also be considered.

Full replacement of the existing VCT and base is expected in all E Hall student rooms due to abatement of the existing flooring.

VCT flooring and base in F Hall will also be left in place and replaced only as determined necessary for repairs.



Controlled Access into E and F HallsMSU has indicated a need to control access into E and F halls thereby limiting the access to E and F Halls to residents of the halls and their approved guests. The main corridor is heavily used by other students who use the classrooms and buildings located across the street to the north. Access control should be established on the first floor from the main corridor into each of the halls. Once past the new control point, residents of E and F Halls would have access to both halls since E hall residents will need access into F hall to utilize the elevator which serves both halls. Additional access control points could be developed, but this would likely add two or more control points and residents could possibly sense an over exaggerated feeling they are in the presence of danger.

The simple addition of doors is not practical because door swings interfere with egress and could pose a hazard to an unsuspecting passerby when opened into the existing main corridor. The location of the doors and the arch of the door swing will likely lead the design team to utilize an additional student room to gain the necessary space to accommodate the new door locations, thereby moving the renovated grad apartment one more unit further into the building. Space in the current grad apartment and adjacent to the main corridor would be utilized for the arrangement of building access control. The new design should work with traffic flow and the ability to move belongings in and out of the buildings in the easiest manner possible. The design team should discuss the appearance of the revised entrance with MSU and the cost implications involved with the choices.

Basement Level – No work will occur at the basement level laundry room or mechanical rooms.

II. Mechanical Elements

CorridorsNo mechanical work is planned within the corridors except that a new makeup air unit for each of the buildings is to be provided. Make up air systems shall be provided with hot water coils and DDC automation controls to provide make up air into the Lounge/Kitchenette areas, the Toilet/Shower Room areas, and the Corridors.

Location of the make up air units is proposed to be installed on the first floor trash room areas. Ductwork would extend upward through the trash rooms located directly above and then supply air directly into the corridor. The makeup air units when installed in the first floor trash area would occupy most of the room and would require an alternate location for the trash containers. This space can be designed into the renovated area of the first floor lounge.

Smoke fire dampers shall be used to protect each floor’s duct penetration as required by code.

StairwellsAll existing heating units are to remain and no additional mechanical work is proposed in the stairwells. Radiation covers should be painted and fin tubes cleaned.



Lounges and Kitchenette AreasThe Lounge/Kitchenette spaces shall be renovated to take into consideration design elements employed in past projects located in Crawford A, B, and D Halls and McElroy H and I Halls. The project will include revised plumbing for the new kitchenette sinks and provide new Runtal radiation units. Lounges and Kitchenette spaces shall also have a through-wall A/C sleeve installed. The range hood exhaust fans shall discharge through the wall via new penetrations for discharge of fumes. (This will eliminate two existing roof-mounted PRVs.)

The spaces shall be protected by the addition of a new fire suppression system incorporating flush mounted heads with a finish that blends with the ceiling colors.

RestroomsThe combination toilet/shower rooms will require the toilets to be re-plumbed from the basement/crawlspace to the roof. New toilets are to be installed and ADA clearances addressed. No work will occur in the shower area.

Grad ApartmentThe grad apartment will be renovated and remodeled similar to the H Hall grad apartment space. Runtal radiation components similar to previous designs shall be incorporated along with through-wall “window” type air conditioning units. New in-floor heating in the kitchenette and bathroom shall also be included.

Dryer venting shall be run to the outside wall and a new toilet/bathroom exhaust fan shall vent to the outside wall (eliminating the two existing roof mounted exhaust fans for these spaces). The new range hood shall also vent out through the side wall. Sprinkler systems shall be provided to accommodate the new floor layout.

Student Rooms/SuitesExisting radiation covers shall be removed and re-painted. The fin tube should be cleaned once the existing covers are removed as these are often neglected.

Controlled Access into E and F HallsWork would be integral with the work of the grad apartment remodel. No additional HVAC is included for the purpose of this report. It is assumed that the corridor systems can handle this small addition of space.


Additional Mechanical ConsiderationsCurrently, the building is served by an existing fire protection system. Sprinkler heads and piping shall be modified as required to accommodate all floor plan changes. Changes for fire protection are expected in the grad apartments, lounges, and kitchenettes.

The actual air conditioner units identified to be installed would be provided by MSU and installed by the contractor as was done in previous projects.



III. Electrical Elements

CorridorDuring the ceiling upgrades, existing light fixtures will be replaced in E Hall only. New lights and a lighting control panel for multiple light level controls while providing minimal lighting levels when the electrical generator is activated during power outages shall be provided; thus, reducing the load requirements for the generator. Fire alarm devices shall be located into new ceiling space along with public address speakers, wiring, generator, panels, wireless routers, etc. as required. Wall and ceiling conduits shall be concealed in the new ceiling to the fullest extent possible.

StairsExisting lighting shall be removed and replaced with new. Public address speakers and fire alarm upgrades shall also be provided.

Lounge and Kitchenette AreasExisting lighting shall be removed and replaced with new. Pendant lights shall be placed over the new kitchenette counter. Selection of the pendant lights shall take into consideration the style, lighting level, and also things such as bulb cost and frequency of replacement. Additional receptacles will be provided to accommodate the new kitchenette design, wall changes made within the remodel area, and the addition of air conditioning units. Existing conduits and wire molding shall be concealed where practical. Existing electrical boxes shall be extended as needed if walls are furred out.

Additional considerations shall be made for TV jacks and power outlets to be installed in two locations in the lounge that would permit an alternate furniture layout.

Provisions for wireless routers shall be made in the lounges.

RestroomsExisting lighting shall be removed and replaced with new.

Grad ApartmentExisting electrical shall be removed and replaced with new. In-floor electric heat shall be installed in the bathroom and kitchenette. New lighting and ceiling fans will also be installed. Additional receptacles will be added as required to accommodate the new layout and appliances. Electrical circuits down line that were interrupted by the remodel shall be re-established. Circuits shall be provided for the new air conditioning units.

Student Rooms/SuitesElectric and data conduits shall be reworked due to removed desks in E Hall. Additional outlets shall be provided for all student rooms at new shelf area for student use since beds are lofted.

Controlled Access into E and F HallsNew electronic security locks, card swipes, electronic strikes, conduit, and wiring shall be provided as necessary for the entrance doors into E and F Halls from the main corridor.




IV. Hazardous Material Abatement1) The owner has indicated to I&S Group that there will be a need for abatement of asbestos containing vinyl floor tile in E Hall for all student rooms. The owner will enter into a separate contract with an abatement firm to remove and dispose of the materials. The owner has identified the cost of the abatement to be $100,000.

Project ScheduleThe construction schedule for this project is admittedly tight. However, with proper project management, the schedule can be met. The owner should make every attempt to bid the project to allow as much time as possible before the actual start of construction. It is this additional time that can be utilized to initiate shop drawings and product orders. The design team may need to review alternative products that are more readily available. The past H and I Halls project experienced delays in the Runtal units and curtain window portions of the project. This project will have minimal installation of Runtal components and does not have a curtain wall system to install, thereby reducing delays.

Ordered products such as doors, hardware, and flooring selections benefit from the additional lead time gained by the earlier bid date. This is because minimal on-site verification is required and not greatly affected by minor changes in the construction. Any required site verifications could be conducted prior to the start of construction with only minor, if any, inconvenience to the residents.

Proposed Project Schedule

1. Construction for the project is to take place from May 10, 2011 through August 5, 2011, with final completion achieved by August 12, 2011. MSU cannot take the building off-line; therefore, the work needs to be accomplished during this timeframe. Abatement work will also take place during this time and will likely require two weeks up front. The project should be bid by March 15, 2011 so that the contractor has additional time to order materials and have them on-site early in the project. Upon reviewing the proposed scope of work, it is our professional judgment that the required scope can be accomplished in the timeframe stated above.

2. December 1, 2010 to February 5, 2011 project design (Architect/Engineer).3. February 7, 2011 to March 15, 2011 bidding and contract issued.4. March 15, 2011 to May 10, 2011 preconstruction meeting, shop drawings, and ordering.5. May 10, 2011 to May 24, 2011 abatement.6. May 17, 2011 construction demolition begins in selected areas.



Project CostsThe items addressed include interior finishes such as doors, new walls, flooring, lighting and electrical items, HVAC, and plumbing. The total project cost, $2,168,757, is predicated on the scope of work identified in this report. The level of finishes and quality was assumed to be equal to the products utilized in the H and I Halls renovation. This estimate also identifies reasonable A&E fees and a contingency amount. The information provided in the General Scope of Work and Pre-Design Plans is not intended to be the schematic design for the project. Rather, it will be the responsibility of the selected consultant to provide a schematic design that meets these criteria.

A. The scope of work included items in the following categories, upon which a pre-design budget has been established.

1. General Requirements $140,1112. Demolition Work $49,6953. Doors and Windows $260,2004. Finishes $504,2925. Specialties - Restrooms $37,6006. Appliances $31,0807. Casework $69,6488. Fire Suppression $22,0009. Mechanical $365,65210. Electrical $261,10011. Contingency $174,13812. A&E Fees $153,24113. Abatement $100,00014. Total Project Cost $2,168,757

B. Project Budget The owner has indicated that the budget for the project should not exceed

$2,000,000. As part of the directive given for this report we were to include all of the items listed above.

To keep the project in budget, part of the work scope should be considered to

be removed from the project. A logical item would be to consider replacement of the student room doors at a later date. The replacement of the doors is not a very disruptive item, creates little residual debris when removing the old doors and could be accomplished during a short period of time when funds become available.

Removing the doors and hardware for the student rooms (197 doors) would result in an estimated savings of $187,229 when factors for contingency and A&E fees are included.

Removing the doors for the commons areas that are not part of the remodeled spaces (remove 35 doors) would result in an estimated savings of $35,343. Doors that are affected by the remodeling should remain as part of the contract.

Applying these changes to the work scope would result in an amended project

totaling $1,926,710.00.



C. Project Alternates Due to the probability that the cost of the project is close to the proposed

budget, the owner should consider the inclusion of deduct alternates during the bidding process to allow latitude in the construction budget.

D. Statement of Probable Cost The total project cost is predicated on the pre-design criteria within this

report. The costs indicated above are in today’s dollars (October 2010). The selected consultant will prepare a schematic design according to these criteria and will re-establish the probable cost once the schematic design is complete.

E. Scope of Work for the Design Team

The selected consultant is expected to provide the necessary Architectural and Engineering Services including architecture, interior design, and structural, mechanical, electrical engineering according to the following phases of work:

1. Schematic Design2. Design Development3. Construction Documents4. Bidding and Negotiation5. Construction Administration



The following floor plans represent preliminary concepts generated as a result of the information gathered during this predesign.



MINNESOTA STATE UNIVERSITY, MANKATOE & F HALL RENOVATION PRE-DESIGN

ENLARGED PLAN - ELEVATOR LOBBY, GRAD APARTMENT - OPTION 2 1st FLOOR F HALLSCALE 1/8”=1’-0”

FULL SIZE REFRIGERATOR

DISHWASHER

FULL SIZE RANGE

BEDROOMKITCHENETTELIVING

LAUNDRYBATHROOM

CLOSET

NEW A.C. UNIT BELOW WINDOW SILL

NEW A.C. UNIT BELOW WINDOW SILL

SOFFIT

ELEVATOR

ELEVATORLOBBY

MAINTAIN 2 HR RATING


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