University of Colorado Health Sciences Center of Colorado Health Sciences Center Concept Paper for Building 500 – Phase 3 Background 1. Proposed Project Scope and Past Projects This

University of Colorado Health Sciences Center Building 500 Renovation – Phase 3

Concept Paper for Building Renovation

April 23, 2003

University of Colorado Health Sciences Center Concept Paper for Building 500 - Phase 3

Table of Contents

Page Background Tab 1

1. Proposed Project Scope and Past Projects 1 2. Current Program Occupants 2

3. Vision for Building 500 4 Concept Paper Tab 7

1. Academic Programs Occupying Building 500 7 2. Exterior-Interior Space Additions 10 3. Academic Program Expansion 10 4. Specific Program or Specific User 10 5. Alternative Assessment 11 6. Master Plan 13 7. Facility Condition 13

8. Controlled Maintenance Projects 14 9. Functional Areas Impacted by Proposed Remodel 14 10. Exterior Re-Surfacing 14 11. Inventory of Planned Spaces 15 Appendix I –Building Condition Survey Tab 16

1. Description of Building Condition 16 2. Existing Condition Survey Assessment 16 3. Financial Report 17 4. Continuity of Project Consultants 18

Appendix II + Tab 19 1. Facility Audit Program-Building Inspection Report-Building 500 20 2. Controlled Maintenance Request Summary FY 2003/2004 (UCHSC) 22 3. Historic Preservation Documents 25 A. Historic American Buildings Survey Fitzsimons 26 B. State Register of Historic Properties Nomination Form – Significance of Property

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C. State Register of Historic Properties Nomination Form – Significance Statement

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4. Building 500 Floor Plans Indicating areas of Renovation 49 5. Photographs of Areas to Be Renovated in Building 500-Phase 3 55 6. Feasibility Study-Building 500 58 7. Mechanical/Electrical Study 118

University of Colorado Health Sciences Center Concept Paper for Building 500 – Phase 3

Background 1. Proposed Project Scope and Past Projects This project involves the third phase renovation of Building 500 at the University of Colorado Health Sciences Center (UCHSC) Fitzsimons campus. Consistent with the institution’s master plan goal to transition UCHSC programs from its 9th Avenue campus to the Fitzsimons campus as quickly as possible, the primary project goal is to make all space within Building 500 useable in order to accommodate programs and support services whose space needs have not been programmed for other facilities at the Fitzsimons campus. The UCHSC has completed two phases of renovation on Building 500. To date, a total of approximately 312,000 gsf of the approximately 450,000 gsf total building has been renovated. During the first phase of renovation, approximately 298,000 gsf of the building was renovated. This project is detailed in the UCHSC Administration Building Program Plan Revision, approved by the Board of Regents in December 1996. The budget for this initial project was $20.3 million and included a number of UCHSC and University of Colorado Hospital (UCH) administrative programs. The second phase of the Building 500 renovation project primarily involved the renovation of the majority of Floor 7 for the School of Medicine’s CHA/PA program. This project renovated approximately 14,500 gsf at a project cost of $1.19 million. This Building 500 renovation phase was included as a component of the Program Plan for the Remodel of the Administrative Building – Fitzsimons, Phase 2 and Other Buildings. The Board of Regents approved this program plan in June 1998. The space to be remodeled during Phase 3 will be used for academic faculty and staff offices, conference rooms, and office support space to house various program faculty, staff, and administrative office functions. The specific project scope involves the renovation of approximately 58,000 gsf of space located throughout the building. The spaces to be renovated include vacant areas on floor 6 (26,673 gsf), the ground floor north (2,470 gsf), the north wing of floor 1 (16,050gsf), and part of the north wing of floor 7 (1,500 gsf). Additionally, several programs currently occupying space in Building 500 (11,307 gsf) will be relocated to the new facility support building and academic office facilities. The vacated areas will be programmed and designed to provide an office environment that is as flexible and functional as the existing building structural parameters allow. The total project cost is estimated at $9.0 million. Pending the appropriate university and state approvals, the Phase 3 project design phase will commence in July 2003 and construction completion is planned for December 2006. This program plan is consistent with the current institutional master plan and mission of the University of Colorado Health Sciences Center. Previous program plans directly related to this project include:

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1. Revision to the Program Plan for the Administration Building (November 1996) This program plan involved the initial renovation of 298,000 gsf within Building 500 for UCHSC and UCH programs. The Board of Regents approved the program plan in December 1996. The total approved project budget for this project was $20.3 million. 2. Program Plan for the Remodel of the Administrative Building – Fitzsimons, Phase 2 and Other Buildings (June 1998) This program plan involved the Phase 2 renovation of Building 500 and other Fitzsimons buildings. The Board of Regents approved the program plan in June 1998. Of the total approved project budget of $8.75 million, approximately $1.19 million was allocated for the additional renovation of program space within Building 500.

The 5-year (Yr 2008) master plan space projection indicate a total UCHSC office space requirement at the Fitzsimons campus of approximately 1,180,000 gsf. This requirement includes both research and academic offices. The current campus office space inventory totals approximately 992,000 gsf. Of the total office requirement of 1,180,000 gsf, approximately 444,000 gsf is research offices and will be included within the three new research complex facilities at Fitzsimons. Of the remaining 774,000 gsf of academic office space needed to support the campus relocation to Fitzsimons, approximately 475,000 gsf will be provided in Building 500 and other Fitzsimons interim ‘reuse’ facilities. An additional 50,000 gsf of program office space is or will be available in the new Nighthorse Campbell Native American, Center for Oral Health, and Center for Bioethics and Humanities facilities. The remaining 256,000 gsf of academic office space will be provided in other new office facilities that are yet to be constructed and are the subject of the Program Plan for Academic Offices being submitted concurrently to the University of Colorado Board of Regents and to the Colorado Commission on Higher Education (CCHE).

2. Current Program Occupants The vision for Building 500 is that it continue to serve a unique role to centrally and effectively accommodate campus needs due to its location, mass, and architectural and aesthetic features. The building currently houses several academic and administrative program offices. UCHSC departments currently occupying program space include all or portions of the following departments: Finance Department, Budget Office, Grants and Contracts, Human Resources, Information Systems, Facility Operations, Rehabilitative Medicine, Pediatrics Hemophilia, Pediatrics Nutrition, CHA/PA, Cellular and Structural Biology, Neurosurgery, Chancellor’s Office, Public Relations, Technology Transfer, Research

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Affairs, COMIRB, Orthopedics, Center for Clinical Performance, Facilities Projects, Institutional Planning, Environmental Health and Safety, Cancer Center, Neurosurgery, and Risk Management. Several University of Colorado Hospital programs continue to occupy space in Building 500. These programs include: Information Systems, Finance, Facilities, Hospital Administration, Public Relations, and Business Services. In addition, space is also being utilized/leased by the VA Medical Center, the UC System Procurement Service Center, Public Service Credit Union, and the US Postal Service. A summary of the current program space inventory by program area is provided in the following table; data represent assignable square footage.

BUILDING 500 SUMMARY OF CURRENT PROGRAM SPACE BY MAJOR PROGRAM PROGRAM SPACE ASF CENTRAL SERVICES AND ADMINISTRATION FINANCE, BUDGET, OPERATIONS HUMAN RESOURCES 7,812 AVCFC ADMINISTRATION 1,961 BUS ANALYSIS & SUPPORT 1,354 DEP CONTROLLER ADMIN 2,891 FINANCIAL ANALYSIS 1,833 RESOURCE MANAGEMENT 365 FINANCE - SERVICES IT 1,581 UNIVERSITY POLICE 751 SUBTOTAL 18,547 CHANCELLOR'S OFFICE PUBLIC RELATIONS 885 CHAN ADMINISTRATION 1,117 SUBTOTAL 2,003 FACILITY OPERATIONS FACILITY OPERATIONS GROUNDS 16,984 PLANNING AND DEVELOPMENT PLANNING 1,881 FACILITY PROJECTS 7,510 SUBTOTAL 9,390 INFORMATION SERVICES INFORMATION SYSTEMS 18,406 VICE CHANCELLOR FOR RESEARCH COMIRB 4,485 ENVIRON. HEALTH AND SAFETY 135 GRANTS AND CONTRACTS 6,007 TECHNOLOGY TRANSFER 1,306 SUBTOTAL 11,933 TOTAL 77,264

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BUILDING 500 SUMMARY OF CURRENT PROGRAM SPACE BY MAJOR PROGRAM PROGRAM SPACE ASF ACADEMIC AFFAIRS EDUCATION SUPPORT SERVICES 3,214 SCHOOL OF MEDICINE CELLULAR&STRUCTURAL BIOLOGY 5,166 ORTHOPAEDICS 2,316 CELLULAR & STRUCTURAL BIOLOGY 9,430 CHA/PA 7,463 CENTER FOR CLINICAL PERFORMANCE 3,563 DEAN - RESEARCH AFFAIRS 354 NEUROSURGERY 1,681 PEDIATRICS - HEMAT0L0GY-HEMOPHLIA CTR 7,541 PEDIATRICS NUTRITION 3,460 REHAB MED - PHYSICAL THERAPY 1,163 REHAB. MEDICINE 1,021 SOM-CANCER CENTER 3,218 SUBTOTAL 46,376 UNIVERSITY OF COLORADO HOSPITAL 64,265 VACANT 28,501 VETERANS ADMINISTRATION MEDICAL CENTER 7,540 PROCUREMENT SERVICE CENTER (CU SYSTEM) 12,281 PUBLIC SERVICE CREDIT UNION 653 UNITED STATES POSTAL SERVICE 925 EISENHOWER SUITE 612 TOTAL ASF 241,631

3. Vision for Building 500 Since the 1998 development of the Institutional Master Plan for the University of Colorado Health Sciences Center, Building 500 has been envisioned to continue to promote its position of prominence and importance on the Fitzsimons campus. This vision of importance has aspects that are locational, aesthetic, historic, and functional. In many ways, this prominent facility has a role as a “city hall” in the center of the UCHSC Fitzsimons campus. Location Campus planning has developed around Building 500 as a nearly geographic center of 4 campus quadrants with specific uses. The southeast and southwest quadrants are clinical and are the homes of the University of Colorado Hospital and the Children’s Hospital. The main entrance drive to the entire campus is immediately between these two zones; as one drives up the main entrance drive, Building 500 is situated directly

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ahead of the driver as well as at the prominent head of a main green space. It is an obvious destination for a campus visitor. To the west and northwest is the research quadrant. To the east and northeast is the education quadrant. Immediately north of Building 500, and separating the research and education zones, is the Town Commons which will include the Library, student services, and other commercial services supporting both the UCHSC and its tenants as well as the occupants of the FRA (Fitzsimons Redevelopment Authority) biotechnology park further to the north. This central location will also provide for pedestrian connectivity routes through Building 500. East/west passage on the ground floor will connect students and faculty in the research zone with education destinations and vice versa. Similarly, north/south passage will accommodate pedestrians en route to the Library, Town Commons services, and FRA biotechnology sites and vice versa. Aesthetics Building 500 is a sizeable structure. In its 9 story height and approximate 500 foot width, it includes approximately 450,000 gross square feet. It is an easily identifiable destination and locating landmark from any part of the campus. It can even be seen from miles away. The size and external view of the facility as one approaches the entrance give it a symbolic importance and monumentality that is unique to the campus. Only a few of the buildings to be developed on the campus will have larger masses. The exterior of Building 500 has survived its 60+ year history with few modifications to its original 1941 stream-lined art deco façade. The buff colored brick and the lateral striping of windows and connecting brick are architectural themes and features that have been incorporated into new facilities being developed on the campus. In particular, the Nighthorse Campbell Native American building and the Barbara Davis Center for Childhood Diabetes, which are located immediately in front of and to either side of the entrance to Building 500, have adopted the buff brick palette and are otherwise extremely sensitive to their adjacency to the dominating presence of Building 500. Other features of Building 500 include ornate wrought iron grilles screening the ground floor windows and an extraordinary lobby and mezzanine with gracious stairs flanking the main entry, skylights, marble columns, art deco lighting, and details found in the railings and door and window frames. Historic Building 500 has historic importance due to both its architectural features and to its role in history. In 1999, Building 500 became listed on the Colorado State Register of Historic Properties. It was also determined to be eligible for inclusion on the National Historic Register. Opened in 1941 within days of the tragic events of Pearl Harbor, it served as an army medical garrison restoring life and rehabilitation capabilities to soldiers who served in World War II, the Korean War, the Vietnam War, the Gulf War, and many other skirmishes and conflicts. Its most famous visitors were probably President Dwight Eisenhower who recuperated there from a heart attack he suffered during his administration and Bob Hope who performed several times for the troops in a nearby theater. The Eisenhower Suite is a museum commemorating President Eisenhower’s stay. Building 500 has an important legacy as one of the few buildings to remain on the

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Fitzsimons campus from the many years of campus service to the members of the U.S. Army. Functional The central location of Building 500 makes it an ideal site for visitor related services and for the central location of academic and central administrative services supportive of the rest of the campus. The more public of these will be highly accessible if located on the ground floor of the facility. The ground floor also serves as an ideal meeting place for greeting campus visitors or for the gathering of campus occupants before proceeding to a joint destination. The program requirements for many of the academic and administrative services consist primarily of offices. The configuration of the floors of the building is well suited to office occupancy because (1) they are sizeable and can often accommodate a whole department or even several compatible departments and (2) the floors are long and narrow with many windows which are appropriate to office occupancy. The presence of many stairways within the building allow for easy interconnectivity of various administrative functions. Summary The vision for Building 500 serves a unique role to centrally and effectively accommodate many campus needs due to its location, mass, and architectural and aesthetic features. Its historic legacy is important to preserve. There are many campus needs for the space that are afforded by the existence of this structure. If there were no existing structure here, another one with some similar features would need to be constructed to meet the needs and opportunities that the campus has.

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Concept Paper The following section of this Concept Paper for Building 500 represents responses to the CCHE guidelines for the submittal of a concept paper as outlined in Section III Part E Guidelines for Facilities Program Planning 4.03 of CCHE Policies and Procedures. The responses below are presented in the same sequence as the guidelines are written. 1. Academic Programs Occupying Building 500 The current occupants of Building

500 are listed in a table in the earlier Background section of this concept paper. Most of the occupants are administrative personnel. The only academic program occupants are the CHA/PA (Child Health Assistant and Physician Assistant) program on the 7th floor and the Center for Studies in Clinical Excellence program on 2 West. The CHA/PA program occupies space which was recently renovated to meet their specific needs and, as such, the program will remain there. The Center for Studies in Clinical Excellence will relocate into new space in the Education Facility 1B when it is completed.

Please refer to the following table for a detailed listing of program space by floor within Building 500.

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BUILDING 500 RENOVATION

SUMMARY OF SPACE RENOVAION BY PROJECT PHASE

BUILDING SPACE PHASE -1 PHASE-2 PHASE 3 ASF GSF ASF GSF ASF GSF (EST) ASF GSF FLOOR - GROUND VACANT 7,930 13,411 1,853 2,470 CSA-UNIVERSITY POLICE 751 1,269 751 1,269 CSA-FACILITY OPERATIONS 224 379 224 379 CSA- FACILITY OPERATIONS - MAIL CENTER 1,147 1,940 1,147 1,940 Relocate to Fac. Supt CSA-FACILITY OPERATIONS- VENDING AREA 148 250 148 250 CSA-INFORMATION SYSTEMS 4,146 7,011 4,146 7,011 CSA-FACILITY OPERATIONS GROUNDS 1,470 2,487 1,470 2,487 SOM-CELLULAR & STRUCTURAL BIOLOGY 9,430 15,948 9,430 15,948 SOM-REHAB. MEDICINE 1,021 1,726 1,021 1,726 SOM-PEDIATRICS - HEMAT0L0GY-HEMOPHLIA CTR 7,541 12,752 7,541 12,752 SOM-PEDIATRICS NUTRITION 3,460 5,852 3,460 5,852 SOM-REHAB MED - PHYSICAL THERAPY 1,163 1,967 1,163 1,967 SOM-NEUROSURGERY 1,681 2,843 1,681 2,843 UNIVERSITY OF COLORADO HOSPITAL 1,368 2,314 1,368 2,314 PUBLIC SERVICE CREDIT UNION 653 1,105 653 1,105 UNITED STATES POSTAL SERVICE 925 1,564

SUBTOTAL 43,056 72,816 34,201 57,841 1,853 2,470 FLOOR - 1 CSA-FINANCE - SERVICES IT 1,581 2,735 1,581 2,735 CSA-AVCFC ADMINISTRATION 1,961 3,392 1,961 3,392 CSA-AVCFC BUS ANALYSIS & SUP 1,354 2,343 1,354 2,343 CSA-AVCFC DEP CONTROLLER ADMIN 2,891 5,001 2,891 5,001 CSA-AVCFC FINANCIAL ANALYSIS 1,833 3,171 1,833 3,171 CSA-AVCFC RESOURCE MANAGEMENT 365 631 365 631 CSA-AVCFO ADMINISTRATION 144 250 144 250 CSA-CHAN ADMINISTRATION 1,117 1,933 1,117 1,933 CSA-CHAN- PUBLIC RELATIONS 885 1,532 885 1,532 CSA-VCR GRANTS AND CONTRACTS 6,007 10,391 6,007 10,391 CSA-VCR TECHNOLOGY TRANSFER 1,078 1,865 1,078 1,865 H-OAA-EDUCATION SUPPORT SERVCS 1,219 2,109 1,219 2,109 SOM-DEAN - RESEARCH AFFAIRS 354 612 354 612 UNIVERSITY OF COLORADO HOSPITAL 19,357 33,484 12,038 16,050

SUBTOTAL 40,147 69,447 20,790 35,963 12,038 16,050 FLOOR - 2 H-SOM-ORTHOPEDICS 2,316 4,018 2,316 4,018 CSA-VCR TECHNOLOGY TRANSFER 228 395 228 395 CSA- PLANNING 1,881 3,262 1,881 3,262 Relocate to Fac. Supt CSA-FACILITY PROJECTS 7,510 13,029 7,510 13,029 Relocate to Fac. Supt CSA-FACILITY OPERATIONS 8,469 14,693 8,469 14,693 8,480 11,307 Relocate to Fac. Supt CSA-VCR - ENVIRON. HEALTH AND SAFETY 135 235 135 235

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BUILDING 500 RENOVATION SUMMARY OF SPACE RENOVAION BY PROJECT PHASE BUILDING SPACE PHASE -1 PHASE-2 PHASE 3 ASF GSF ASF GSF ASF GSF (EST) ASF GSF VETERANS ADMINISTRATION MEDICAL CENTER 7,540 13,081 SOM-CTR CLINICAL PERFORMANCE 3,563 6,182 3,563 6,182 Relocate to Education 1B

SUBTOTAL 31,643 54,896 24,102 41,815 8,480 11,307 FLOOR - 3 COMIRB 4,485 8,422 4,485 8,422 UNIVERSITY OF COLORADO HOSPITAL 24,094 45,243 24,094 45,243 VACANT 304 570

SUBTOTAL 28,882 54,235 28,579 53,665 FLOOR - 4 CSA-INFORMATION SYSTEMS 14,261 21,571 14,261 21,571 CSA- HUMAN RESOURCES 7,812 11,816 7,812 11,816 PROCUREMENT SERVICE CENTER (CU SYSTEM) 12,281 18,577 12,281 18,577

SUBTOTAL 34,353 51,964 34,353 51,964 FLOOR - 5 H-SOM-CELLULR&STRUCTURL BIOLOGY 5,166 9,304 5,166 9,304 UNIVERSITY OF COLORADO HOSPITAL 17,200 30,979 17,200 30,979 SOM-CANCER CENTER 3,218 5,796 3,218 5,796

SUBTOTAL 25,584 46,079 25,584 46,079 FLOOR - 6 VACANT 17,857 32,754 17,857 26,673

SUBTOTAL 17,857 32,754 17,857 26,673 FLOOR - 7 VACANT 1,500 2,917 1,125 1,500 SOM-CHA/PA 7,463 14,514 7,463 14,516 SOM-CHA/PA

SUBTOTAL 8,963 17,431 7,463 14,516 1,125 1,500 FLOOR - 8 VACANT 910 2,008 H-OAA-EDUCATION SUPPORT SERVCS 1,995 4,403 1,995 2,570 EISENHOWER SUITE 612 1,351

SUBTOTAL 3,517 7,762 1,995 2,570 FLOOR - BASEMENT CSA-FACILITY OPERATIONS 5,382 30,098 3,701 5,287 UNIVERSITY OF COLORADO HOSPITAL 2,247 12,564 2,247 3,210

SUBTOTAL 7,629 42,662 5,948 8,497

TOTAL 241,631 450,046 175,552 298,393 7,463 14,516 41,353 58,000

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2. Exterior-Interior Space Additions The proposed renovations to Building 500 are

almost entirely interior renovations. There are only two exceptions involving exterior work and possible expansion at this time.

One possible area is the current loading dock at the north entrance. This former food service and freight delivery area will become a major pedestrian entry/exit for students, faculty, staff, and visitors traversing from this central campus structure to the Library to the immediate north. No major addition is contemplated in this project; however, conversion of the main loading dock to a welcoming vestibule and major pedestrian building entrance will require some as yet undersigned modification to this area.

The other possible area of external impact is the possible enclosure of an existing arched service courtyard in the northeast corner of Building 500. The addition of a flat roof and glass enclosure of the existing arches would create additional public and community space supporting the occupants of Building 500 as well as others who access this central campus structure.

3. Academic Program Expansion The renovation of selected areas of Building 500

contemplates no expansion of academic programs or the introduction of any new uses or programs not currently provided by the University of Colorado Health Sciences Center.

4. Specific Program or Specific User Described below is a tentative list of occupants for space to be renovated in Building 500. They are primarily office functions. These occupancies are necessary to support the relocation of the Health Sciences Center from its 9th Avenue campus to the Fitzsimons campus. Some of them are senior and central administration functions such as the office of the Chancellor, the Office of Academic Affairs, and the Deans of the School of Medicine and Graduate School. A summary of program space by tentative program area is provided in the following table.

BUILDING 500 RENOVATION - PHASE 3

TENTATIVE PROGRAM OCCUPANTS

Total ASF Office of Academic Affairs Student Financial Aid 2,000 Bursar's Office 800 Office Education 1,800 Student Services and Student Assistance Offices 3,500 Subtotal 8,100

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Graduate School Graduate School Administration 2,800 Subtotal 2,800 School of Medicine School of Medicine Dean’s Office 10,500 include Deans Office, GME, CME , Student Affairs Cancer Center 8,000 Dept of Medicine Programs 5,000 Subtotal 23,500 Central Services and Administration Chancellor's Office 1,800 Government Affairs 250 Self-Risk 750 Legal Office 750 Public Relations 200 Ombuds Office 400 Diversity Office 600 Subtotal 4,750 Student/Faculty Community Student/Faculty Community 2,203 Subtotal Total 41,353

5. Alternative Assessment Three alternatives were considered regarding the

renovation of Building 500. They included the possibilities of (1) demolishing Building 500 and constructing new space elsewhere on the Fitzsimons campus, (2) leaving vacant space in Building 500 vacant and constructing new space elsewhere on the Fitzsimons campus, and (3) leaving some administrative functions at the 9th Avenue campus. All these alternatives were rejected as infeasible, undesirable, and contrary to the objectives of UCHSC and its Master Plan. The reasoning for their rejection are briefly stated below:

(1) Demolish Building 500 and Construct New Space Elsewhere on the Fitzsimons Campus. This alternative was rejected because there is approximately 50,000 gsf of unoccupied space in Building 500 which can be retrofitted for office occupancy. Approximately $20 million has already been spent retrofitting this structure whose life expectancy has been extended. Unnecessary duplicative costs of a substantial amount would need to be incurred to construct a new facility not only for the program elements which can be moved into Building 500, but also for the construction of new facilities for the current occupants of Building 500. Moreover, Building 500 is a significant historic structure at the focal center of the campus whose aesthetic and emotional significance cannot be overlooked.

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(2) Leave Vacant Space in Building 500 Vacant and Construct New Space Elsewhere on the Fitzsimons Campus. This alternative was rejected because there is approximately 50,000 gsf of unoccupied space in Building 500 which can be retrofitted for office occupancy. Approximately $20 million has already been spent retrofitting this structure whose life expectancy has been extended. Unnecessary duplicative costs of a substantial amount would need to be incurred to construct a new facility for the program elements which can be moved into Building 500. (3) Leave Some Administrative Functions at the 9th Avenue Campus. This alternative was rejected because leaving administrative functions at 9th Avenue would be dysfunctional to the efficient and effective operation of the Health Sciences Center once its programs are relocated to its replacement campus at Fitzsimons. The functions that would remain at 9th Avenue under this rejected alternative would include the Chancellor, Dean of Medicine, Office of Academic Affairs and their staffs; these functions include much of the central senior leadership of the campus and cannot be separated from the campus operations. One of the issues that will be dealt with as the Schematic Design develops for Building 500 is that of a Cost-Benefit Analysis relative to Building Efficiency. Building 500 was constructed as a hospital, on a hospital module, with rooms and support spaces formatted for efficient hospital use. It’s changed use as an administrative building brings with it inefficiencies as an office use. The most obvious inefficiency is that a general administrative office is smaller than a hospital room, and doesn’t require a private bath or extensive support/storage space. Additionally, the existing unrenovated hospital hallways are wider than required for office usage. As part of the schematic design process for the Building 500 renovation, the architectural team will examine the cost-benefit of several options in determining the efficiency that Building 500 will be able to achieve:

Option One – Minor Renovation / Use Building Layout “As-Is” In this option the project architect will show diagrammatically and calculate actual square footages vs. program allocations to illustrate the cost of upgrading finishes only, and the inefficiency in use of space. In this option, the initial lowest “first” cost will be balanced against the long-term inefficiency in retaining the hospital module for office use.

Option Two – Moderate Renovation (Relocation of less than half existing walls): In this option the project architect will over-lay a standard office module over the hospital module to determine the least number of existing walls that will require relocation to achieve a relative efficient office layout. Square footages of actual vs. program will be evaluated to determine the layout efficiency. This higher

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long-term efficiency will be balanced against higher renovation construction costs.

Option Three – Substantial Renovation (To achieve the highest efficiency): In this option the project architect will look at the most efficient floor layout for office use. This option will most likely require the relocation of many existing walls and the highest level of renovation. Even in the gutting of all interior partitions, the floor plate of the existing building presents a certain level of inefficiency. However, this highest long-term efficiency will be balanced against the more substantial costs of this significant renovation.

The goal of this cost-benefit analysis will be to determine a target for efficiency for Building 500 for this renovation.

6. Master Plan The content of this concept paper for the renovation of Building 500 is consistent with the current institutional master plan and mission of the University of Colorado Health Sciences Center. Specific UCHSC institutional planning, policies, and facility program plans that relate to this project include:

A. Institutional Master Plan Supplements (Years 1999, 2000, 2001, and 2002) The University of Colorado Board of Regents approved the annual supplements to the 1998 Institutional Master Plan in September 1999, August 2000 and December 2001, and November 2002. The Colorado Commission on Higher Education approved the Year 2002 Supplements in February 2003. The Building 500 Phase 3 renovation project is consistent with the UCHSC’s mission as outlined in these Master Plan Supplements. B. Institutional Master Plan (September 1998)

The institutional master plan for the University of Colorado Health Sciences Center, approved by the University of Colorado Board of Regents in October 1998, involves the development of a new campus at Fitzsimons to be developed as a replacement to 9th Avenue campus located in east Denver. The Fitzsimons campus development involves the construction of approximately five million square feet of new program space and associated infrastructure for the Health Sciences Center and University Hospital. The Building 500 Phase 3 renovation project is consistent with the missions of the UCHSC.

7. Facility Condition The facility audit on file with the Office of State Buildings

indicates a Facilities Condition Index of 73.0% for Building 500. Building 500 has an estimated current building replacement value of $68,250,000. The total value of the deficiencies are $18,151,616. The areas of deficiency costs by building component are displayed below:

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Building Component System Deficiency

Rating

Estimated Cost of Deficiency

Building Structure 72% $6,795,994 HVAC Systems 73% $6,911,609 Plumbing Systems 80% $1,083,469 Electrical Systems 72% $3,106,740 Code Compliance & Safety 91% $253,805 Total $18,151,616 A copy of the Facility Audit Program report for Building 500 is included in the Appendix.

8. Controlled Maintenance Projects The UCHSC Controlled Maintenance Request Summary FY 2003/2004 is included in the Appendix. This is an excerpt from the full document entitled University of Colorado Controlled Maintenance Request. The only item requested for Building 500 is the ‘Building 500 Fire Protection Upgrade Phase 1 of 2’ which is also noted on the previously referenced Facility Audit Program sheet for Building 500. The controlled maintenance request for FY 2003/2004 was for $265,650 as Phase 1 of a total project cost of $762,080 to address the Fire Protection Upgrade need. Other future controlled maintenance needs identified in the Facilities Audit Program include:

Roofing Improvements $ 935,070 Temperature Control Improvements $ 671,000 Window Replacements $5,300,000

9. Functional Areas Impacted by Proposed Remodel Most of the areas of Building 500 proposed for renovation are currently vacant. Renovation areas that are not currently vacant include 2 North and 2 East. They are occupied by the departments of Facilities Operation, Facilities Projects and Institutional Planning. These departments are proposed to relocate to office space proposed in the new Facilities Support building included in the program plan for Academic Offices and Facilities Support. Thus, all costs associated with relocation of these departments are included in that program plan.

10. Exterior Re-Surfacing There is no contemplation of re-surfacing the exterior of Building 500 in this project. Almost all of the work will be interior renovations. A small amount of renovation will occur in the north wing of the ground floor where there were freezers and little fenestration. Retrofitting this area to office occupancy may result in some minor increase in fenestration in this limited area.

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11. Inventory of Planned Spaces The following pages indicate those areas of Building 500 that are being considered for renovation to accommodate the programmatic needs of the future occupants of Building 500. Not all floors are to be renovated. The sixth floor is the only floor yet to be renovated in its entirety; the ground, first, second, and seventh floors will involve partial renovation. The areas of possible renovation range in size from 1,500 square feet to 26,673 square feet.

Plans indicating the areas of potential renovation by floor are included in the Appendix. Also included in the Appendix are photographs of several areas of Building 500 included in the areas to be renovated within the scope of the Building 500 Phase 3 project.

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Appendix I

Building Condition Survey 1. Description of Building Condition

A feasibility study of Building 500 was conducted by the architectural firm of H+L Architecture Ltd. H+L Architecture is a qualified third party architectural firm unrelated to the University of Colorado. Their charge was to evaluate the suitability of Building 500 for adaptive reuse accommodating the occupancies of administrative offices, support functions, and possible moderate clinic uses. A copy of the feasibility study is included in Appendix II..

2. Existing Condition Survey Assessment

A. Overall Site Survey The overall summary conclusion of the feasibility study was that “ with relatively minor qualifications, the building is well suited to its intended use.” Also stated was that the “building is generally in good condition and appears to have been well maintained.” They noted as primary areas of concern the structural capacity of the building’s horizontal framing whose rectification was estimated to cost $164,000. They also noted the predominant existence of single pane double hung sash windows which have poor energy conservation characteristics. The former issue has been corrected, and the latter issue is the subject of a pending request for controlled maintenance funds. B. Building Envelope Windows are noted as single pane double hung sash windows which have poor energy conservation characteristics. 95% of the exterior windows are in their original frames. They recommend the replacement of the windows with 1” low E insulated tinted units. Roof decks are noted as recently replaced. Exterior brick veneer is noted as ion excellent condition. C. Structural System The structural narrative conducted by Martin/Martin Consulting Engineers is contained in the feasibility report. The narrative states that the “building appeared to be in good condition considering its age.” Some floor beams were noted as deficient and as possibly requiring strengthening. As noted in “A” above, the total modification cost was marginal given the value and size of the building. Other deficiencies noted in the narrative appear to be minor.

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D. Building Systems The evaluations of the mechanical system and electrical system are also found in the feasibility report. Since the development of this report, the building’s mechanical system has been replaced, and Building 500 is now connected to the new campus Central Utility Plant from which it receives steam and chilled water and to which it returns condensate. The summary of the electrical system notes that “ all of the electrical equipment we looked at was in good shape, well maintained and modern…(t)here is abundance of power available and no major modifications should be required in order to use the facility as an office environment.” Further, they state “ (o)verall, we feel that the existing building is in excellent shape and would serve the needs of most future office loads with little difficulty.”

3. Financial Report The capital costs of the project including construction and other soft costs such as professional services and equipment are displayed in the following table. The source of funding is cash. No historic preservation funds have been sought because the scope of the renovation is almost entirely interior office fit-up that does not affect the areas of the facility in which features of historical significance have been identified.

BUILDING 500 PHASE 3 UCHSC Program Cost

Square Footage – 58,000 Total Cost $/SF % PROFESSIONAL SERVICES Program Cost 49,300 0.85 0.55% A/E Service 683,240 11.78 7.59% Program Manager 124,120 2.14 1.38% Code Review/Inspection 37,700 0.65 0.42% Survey/Geotech/Materials 11,600 0.20 0.13% Asbestos removal allowance 290,000 5.00 3.22% Subtotal B $1,195,960 20.62 13.29% C1 CONSTRUCTION - BUILDING Renovation Costs 6,212,960 107.12 69.03%

Subtotal C $6,212,960 107.12 69.03% D EQUIPMENT AND FURNISHINGS Equipment 161,240 2.78 1.79% Furnishings 261,000 4.50 2.90% Telecom/IS 290,000 5.00 3.22% Subtotal D $712,240 12.28 7.91%

MISCELLANEOUS Public Art 0 0.00 0.00% E

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Square Footage – 58,000 Total Cost $/SF % Relocation 58,000 1.00 0.64% AD Costs 3,000 0.06 0.03% Subtotal E $61,000 1.06 0.68% SUBTOTAL - B THROUGH E $8,182,160 141.08 90.91% PROGRAM CONTINGENCY $818,216 14.11 9.09% TOTAL PROGRAM BUDGET $9,000,376 155.19 100.00%

4. Continuity of Project Consultants

The initial project feasibility consultants were H+L Architecture. The UCHSC entered into a Request for Qualifications process to select a qualified firm providing architecture and engineering services for the renovation of Building 500 and for the preparation of a prior Program Plan or Concept Paper. There were a number of qualified responses, but H+L did not submit one. The outcome of the RFQ process was the selection of the firm of Bennett, Wagner, and Grody for design services for the renovation of Building 500.

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1

Appendix II

1. Facility Audit Program Building Inspection Report – Building 500

2. *Controlled Maintenance Request Summary FY 2003/2004 (UCHSC) 3. *Historic Preservation Documents

(A) Historic American Buildings Survey Fitzsimons….Building 500 (text only)

(B) State Register of Historic Properties Nomination Form Main Hospital Building - Building 500 Section IV. – Significance of Property

(C) State Register of Historic Properties Nomination Form Main Hospital Building - Building 500 Significance Statement

4. Building 500 Floor Plans Indicating Areas of Renovation 5. Photographs of Areas to Be Renovated in Building 500 Phase 3 6. *Feasibility Study

Fitzsimons Army Medical Center – Building 500 By H+L Architecture Ltd, AIA

7. Mechanical/Electrical Study

Gifford Spurk Associates

*A copy of this material is available in the Office of Institutional Planning at the University of Colorado Health Sciences Center, 13001 E. 17th Place, Aurora, CO 80045-0508.


1. Facility Audit Program

Building Inspection Report – Building 500

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Facilities Audit Program

Building Summary Inspection Report

Date Inspected Building Name: Bldg 500

Building No: 500 Campus/Location Fitzsimons Occupancy Type: Office

Gross Space (sq ft): 478,211 Number of Levels 9

Year Built: 1941 Year Remodeled: 1997

April 27, 2000

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Building Estimated Current Replacement Value (C.R.V.): $68,250,000

The replacement cost is obtain using a combination of standard per square foot estimating data for the particular building occupancy type, recent renovations, site considerations, with minor adjustments for year built.

Critical Needs (only the top five priorities are list here – see project list for more detail) Brief identification of top-priority major-maintenace needs that should be pursued within the next 5 years. Potential Controlled Maintenace Projects: • Fire Protection Upgrade $ 762,080 • Roofing Improvements $ 935,070 • Temperature Control Improvements $ 671,000 • Window Replacements $5,300,000

Summary: Assessment Rating & Deficiency Cost

Building Component System Deficiency

Rating

Building Component Multiplier

Component Value

(C.R.V.)

Estimated Cost of

Deficiency

Building Structure 72% 0.35 23,887,500 6,795,994 HVAC Systems 73% 0.37 25,252,500 6,911,609 Plumbing Systems 80% 0.16 5,460,000 1,083,469 Electrical Systems 72% 0.08 10,920,000 3,106,740 Code Compliance & Safety 91% 0.04 2,730,000 253,805 100%=Perfect Total: $ 18,151,616 Facilities Condition Index (1-(Deficiency/C.R.V.))X100=F.C.I.

F.C.I. = Cost of Deficiency $ 18,151,616 = 73.0% C.R.V. $ 68,250,000

Percent Change from Previous = x%

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4. Building 500 Floor Plans Indicating Areas of Renovation

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University of Colorado Health Sciences CenterUniversity of Colorado Health Sciences Center

Building 500 Building 500 –– Phase 3 RenovationPhase 3 Renovation

Floor: Ground

Floor: 1

Floor: 2

Floor: 7

Floor: 6

Tentative Areas of Renovation


5. Photographs of Areas to Be Renovated in Building 500 Phase 3

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Building 500 – Phase 3 Renovation Existing Conditions - Area Photographs

Floor 1 North

Floor 1 North

Ground Floor North

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Floor 6 – East

Floor 6 – East

Floor 2 – East

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7. Mechanical/Electrical Study

Gifford Spurk Associates

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7 March 2001 CENTER FOR HUMAN NUTRITION Mechanical/Electrical Study Review Comments Attendees: Rick Sauser, Gary VanAusdall (BCER); Scott Roen, Pete Blumquist (UCHSC Engineering); George Stumpf, Dave Turnquist, Jim Nelson, Doug Derber (UCHSC Facilities); Kathy Spurck (GSA).

Items Discussed:

1. Rick Sauser reviewed existing mechanical systems at the Administration Building: a. Existing AHUs are not functioning on the sixth and seventh floors. Units are over

twenty years old. b. Existing mechanical room located in the North Wing has utilities piped to the room.

2. Proposed mechanical systems for the sixth and seventh floors: Option 1: Rooftop units on the fifth and sixth floor roof decks. Rooftop units will

require structural review and historical society review. Rooftop units are the least expensive option.

Option 2: Indoor AHUs at (2) locations in the North Wing. 3. New mechanical units should tie into the chilled water lines from central plant. DX is a not

an option. 4. Sixth and seventh floor renovations could be combined on same construction schedule,

depending on funding availability for the sixth floor. 1 June 2002 is the latest move-in date for CHA/PA (seventh floor renovation). As of April 2002 chilled water will be available from central plant.

5. UCHSC does not want a packaged unit on the roof with ducts that will be abandon once the tie in to the central plant is complete. Enhancing chiller system in the basement for temporary use would be a better option. GSA and BCER to design both the sixth and seventh floors with the assumption that chilled water will be available.

6. Exterior roof tops vs. indoor units: Cost and space impact with the use of indoor units needs to be assessed. The mechanical room on the west side of the North Wing is not large enough for the AHUs required to serve the sixth floor. Additional space will be required for indoor units. There is approximately a $60,000 cost difference between interior mechanical units and exterior rooftop units.

7. Space for an additional mechanical room would be easy to secure. Dave to proceed with acquiring space for a mechanical room that will be located on the east side of the North Wing.

8. Schedule for CUP is critical. BCER will determine costs for temporary cooling in case CUP is not ready for tie-in. Options for temporary cooling include: locating an existing unit on roof (temporarily); tie into chilled water existing at ground level; use swamp cooler units; or locate an evaporative cooler next to the AHUs and shut off after tie into CUP.

9. VAV boxes with reheat coils will be used. 10. Return air plenum – UCHSC prefers ducted returns. Other floors remodeled are not ducted. BCER/GSA to review costs difference. Preliminary costs are already over the budget for the sixth floor and therefore, returns will probably not be ducted unless required by UCHSC.

11. $2.4M preliminary cost vs. $2.1M budget.

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7 March 2001 Mechanical/Electrical Study Review Page Two 12. Seventh floor issues: (2) options for the mechanical system: first option is to use packaged

units that will replace existing AHUs with future chilled water coil; second option is to provide and an indoor mechanical room for AHUs with evaporative cooling. Location of indoor units would be in the northeast corner of North Wing. Louvers would be required at the exterior wall. UCHSC to review if abandoned existing units will need to be removed if mechanical is located inside.

13. Bid evaporative cooling as an alternate – add if required. This will require larger unit which may not fit on the seventh floor.

14. UCHSC prefers Option 2. George will review both options and respond back to Doug Derber in one week. Rick Sauser will review the designated northeast space to see if it will accommodate a mechanical unit.

15. Jim N. will give Dave T. the area required for seventh floor mechanical to confirm availability.

16. Any exterior louvers added to the building will need to be reviewed by the Historical Society.

17. GSA to confirm net square footage for both the sixth and seventh floors. $17.90 tenant fit out – no mechanical room ($208,000 for both sixth/seventh).

18. Electrical issues: a. Capacity is adequate for power. b. Emergency generators (2) existing. c. EST system is in place for sixth and seventh. Mechanical room, pull stations, and

annunciator will be located at elevator core. Corridor detection will need to be added in renovation projects

d. Fire alarm included in preliminary SD costs. 19. Doug needs bottom line costs after receiving response from Jim Nelson. The above meeting minutes, to our knowledge, describe the issues discussed/resolved. If these meeting minutes do not reflect your understanding of such discussions, please contact Gifford Spurck Associates at (303) 296-8159. Distribution: Attendees, Don Aldrich, file