E.S. French Hall Renovation - Colorado Community … E.S...E.S. French Hall Renovation Program Plan...

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E.S. French Hall Renovation Program Plan June 2008 Prepared by Northeaster Junior College – TORco Inc – JBA Inc

Transcript of E.S. French Hall Renovation - Colorado Community … E.S...E.S. French Hall Renovation Program Plan...

E.S. French Hall Renovation

Program Plan

June 2008

Prepared by

Northeaster Junior College – TORco Inc – JBA Inc

Northeastern Junior College E. S. French Hall Program Plan

June 2008 1

Table of Contents Page I. Overview

A. Executive Summary 2 B. Description of Academic Program 3

1. Program Structure 4 2. Program Vision 5 3. Academic Program Profile 5 4. Programs of Study 6

C. Relationship to Facilities Master Plan 10 II. Justification

A. Existing Conditions 11 1. Assessment of Space Functionality 19 2. Space Utilization by Classroom/Lab Hours of Use & % Station Utilization 20 3. Facilities Condition Report 21 4. Health/Life Safety Deficiencies 21

B. Changes and Projections 22 1. Enrollment Growth 22 2. Changes in Pedagogy 22

C. Total Space Requirements 25 1. Planned Program Space Utilization 25 2. Space Planning Assumptions 25 3. Total Space Requirements 26 4. Specialized Space Requirements 28

D. Alternative Analysis 29

III. Implementation and Design Criteria A. Assumptions/Guidelines 30

1. Vision for the New Building 30 2. Planning Assumptions 34

B. Spatial Relationships/Diagrams 35 C. Site Requirements and Improvements 36 D. Design Requirements 38

1. Infrastructure/Utilities 38 2. Building Systems and Performance Criteria 38 3. Health, Life Safety and Code Requirements 39 4. Architectural Design Features 42

E. Project Scheduling and Phasing 44 1. Project Schedule 44 2. Cost Estimate 44 3. Financing Explanation 46

IV. Appendices

A. Existing Floor Plans and Space Inventory 48 B. Space Utilization by Classroom /Lab Hours Use of Detail 53 C. Facilities Audit Report for French Hall 56 D. Life Cycle Cost Analysis 57 E. Equipment Projections 60 F. Third Party Review 63

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I. Overview A. Executive Summary Northeastern Junior College is a comprehensive two-year institution located in Sterling, Colorado. For more than 65 years, NJC has been committed to providing excellence in learning, training, and service. NJC strives to produce skilled and knowledgeable students who transfer successfully and enter the workforce productively. NJC also strives to enrich the quality of lives through affordable and accessible learning opportunities. It’s their Mission. To be Colorado’s premier two-year college of choice through “excellence in education.” It’s their Vision. E. S. French Hall has been Northeastern Junior College’s main academic building for the past 40 years. It was constructed in 1968 and currently houses programs for Fine Arts, Performing Arts, Graphic Arts, Social Sciences, English, Early Childhood Education, History, Geography, Pre-Teaching Courses, Humanities, Foreign Languages, and Criminal Justice. The approximate 67,000 gross square foot building remains virtually as it was constructed four decades ago. The building’s structure is sound, however, the systems for HVAC, plumbing, electrical and technology are beyond their anticipated lifespan. Operational deficiencies abound. These include building code, life safety, acoustics, accessibility and other ADA requirements, and the building’s ability to adjust to technological changes. It’s their Challenge. This E.S. French Hall Program Plan update focuses on this challenge. How to breathe life back into a 40 year old facility while continuing to use it for its intended purpose of providing excellence in learning, training and service? This Plan anticipates the orderly replacement of building infrastructure and systems while addressing building efficiency and functional deficiencies at the same time. It is a bold, yet practical, plan. The Plan addresses these concerns holistically. The planning team included representatives from TORco Incorporated, JBA Incorporated, administration, facilities, and each of the departments housed within E. S. French Hall (French Hall). Students also provided input. As a result, the Plan addresses all of the concerns and responds with a positive, pro-active and functional approach that will transform this building to meet the academic, social, and cultural needs of this community for the next four decades. The phased, systematic approach identified in this Plan will transform the nearly 67,000 gross square foot facility that includes the 500 seat Corsburg Theater, stage, practice facilities, classrooms, class laboratories, and offices for an estimated project cost of $13.13 million. The renovation will also include enclosing the open courtyard located in the western half of the building and transforming it into a variety of student study and community gathering areas. It’s the Heart of this project.

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B. Description of Academic Program NJC Role and Mission Mission Northeastern Junior College is a comprehensive two-year institution that is committed to providing excellence in learning, training, and services. Northeastern Junior College strives to produce skilled and knowledgeable students who transfer successfully and enter the workforce productively. Northeastern Junior College strives to enrich the quality of lives through affordable and accessible learning opportunities. Vision To be Colorado’s premier two-year college of choice through excellence in education. Philosophy NJC believes the student is the most important person on campus. NJC strives to provide the best possible educational, cultural, and social experiences within a positive and supportive learning environment. Goals Provide excellence in learning and teaching for transfer, career, and

technical education, business and industry training, and life-long learning.

Enhance student success by providing comprehensive support and intervention services that maintain a nurturing learning environment.

Proactively identify, acquire, and maintain college resources to support the mission, vision, and goals of the college.

Attract and retain quality employees and provide incentives for their education and profession growth.

Foster activities and programs that promote the understanding, appreciation, and acceptance of diversity.

Enable the institution to respond the changing needs of today’s educational programming by provided current technology for instruction and operations.

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1. Program Structure The following is an organizational chart of Northeastern Junior College. The programs within French Hall are highlighted accordingly.

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- Improve entrances - Liberal Arts growth - Physical image - Improve adjunct space - Find a home for Police Academy - Criminal Justice growth - Early Childhood Education

growth - Graphic Arts growth - Storage

- Possible reduce studio space - Multi-purpose theater use - Improve use of Black Box - More efficient Gallery space - Fix Building - Use Atrium - Promote community - Student gathering - Improve learning commons - Student study - Recruitment & Retention - Improve use of technology - Increase learning/Reduce lecture - Improve office configuration

French Hall Objectives

Objectives rated high priority By NJC French Hall Program Plan Steering Committee

2. Program Vision As part of the planning process the NJC E.S. French Hall Program Plan Steering Committee determined the following objectives. The objectives were prioritized to meet the needs of the Liberal Arts Department, occupants of E.S. French Hall and Northeastern Junior College. 3. Academic Program Profile Most of the occupants within French Hall are Liberal Arts Programs. Descriptions of each program are included in the next section, “Programs of Study”. Each of these programs are preparing students for either the regional work force or for further study in higher education at a four year institution. The College is working with Colorado State University and others to establish a seamless transition between Northeastern Junior College and Colorado State whenever possible. Most students are from the surrounding region so those that do not continue on to a four year institution will enter the surrounding community’s work force.

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4. Programs of Study

The Programs of instruction currently accommodated in E. S. French Hall include the following: Fine Arts: Drawing, Painting, Sculpture, Ceramics, Stained glass, and Printmaking Performing Arts: Theatre, Community theatre, Music Social Sciences: Psychology, Sociology, Logic, Anthropology English Early Childhood Education History Geography Pre-Teaching courses Humanities Foreign Languages Criminal Justice Graphic Arts Early Childhood Education Providing children with love, attention, energy and resources not only awakens their spirits, but is a magical force which creates meaning in their lives. Eighty percent of a child's basic lifelong skills are acquired by the age of eight; early childhood professions are some of the most fascinating career choices students can make! Early childhood professionals in this country have a tremendous influence on how children think, feel, act and interact, and how they succeed in life as adults. The efforts put forth by these childhood educators plays a huge role in nourishing and nurturing the larger communities in which we all live. Northeastern gives students the opportunity to begin (or finish) a professional career in the early childhood professions. An Associate of Arts, Associate of Applied Science Degree or certification in one or more programs may be earned. Our early childhood program is very flexible. Students working toward a bachelor degree in another area (i.e. psychology, sociology, and physical therapy) or who seek to earn an Associate of Arts Degree in elementary education often take early childhood courses as electives. Students can take the coursework necessary to become group leader qualified or director qualified. This provides them the necessary credentials to find employment while continuing to pursue a four-year degree. Two-year Associate of Applied Science (AAS) Degree This degree prepares individuals to meet the requirements for a variety of positions within early childhood programs. Individuals completing this 60-credit-plus program will be infant and toddler nursery supervisor and group leader qualified. These individuals will be able to independently implement program activities and be responsible for the care and education of a group of children. Upon completion of the work requirements, students become director qualified in the State of Colorado.

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Early Childhood Teacher Assistant This one-year program prepares individuals to serve as aides in the care and education of young children in various private and public settings. These paraprofessionals will implement program activities under the supervision of a teacher or group leader. A Northeastern Junior College Certificate is awarded upon completion. Group Leader Certificate The Group Leader Certificate is designed for individuals who have nine months or more of verified work experience with young children and wish to establish State of Colorado group leader qualifications. The work experience must be in the care and supervision of four or more unrelated children less than 6 years of age. Director Certificate The Director Certificate is designed for individuals who have 24 months or more of verified experience with young children and wish to establish director qualifications with the State of Colorado. The work experience must be full days working directly with children in a child development program. Nanny Certificate This program is designed to professionally prepare and enable students to be in-home child care professionals working as a member of the family team to provide the physical, emotional, social, and intellectual needs of one or more children. Elementary Education Perhaps one of the most rewarding careers a student can choose is elementary education! What huge opportunities teachers - both male and female - have to influence the lives of younger children. While this employment choice isn't driven by a pay scale, it is the individual who can find a greater purpose in life's work than money who choose to enter this field. Some special benefits of a teaching career include non-tangibles such as having summers off to spend with family and the pure satisfaction that comes with knowing teaching makes a difference in the lives of others. The Associate of Arts degree for elementary education at NJC is designed for easy transfer to all four-year institutions. To earn an AA, students must complete 45 credits of general education and education courses, along with 15 credits of transfer courses -- a total of 60 credits in two years. English The study of English at NJC prepares students for a variety of professions that emphasize the use of language. Students who earn a bachelor's degree in English would be prepared to enter graduate studies in law, communications, media, and business. Student authors in any program may submit their original creative writing for publication in New Voices, the annual literary and art magazine for students.

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Graphic Design This program is designed to give students the skills required for entry into the fields of graphic design, commercial art or related areas. Students gain skills in drawing, graphic design, computer graphics, graphic design production and business of commercial art. Students can earn an AAS degree or NJC Certificate. Journalism The Journalism/Advertising Program at NJC prepares students for study in a variety of fields, including advertising, broadcasting, newswriting, public relations, and telecommunications. Northeastern offers a wide range of applicable courses; students of all majors may participate in the publication of Plainsman Pathways, NJC's student newspaper. Music Northeastern offers several courses for students who are interested in the study of music. In addition to courses in music theory, ear training/sight singing, music history and music appreciation, students may elect to pursue individualized instruction (e.g., piano, organ, voice, guitar). NJC's new choral groups -- concert choir or jazz choir -- are showcased in a concert each semester. Students may also enroll in the community choir, Master Chorale, and receive college credit; the Master Chorale also performs each fall and spring semester. Philosophy The philosophy courses at Northeastern are designed to help prepare students for almost any profession in society. The primary emphasis in philosophy is critical thinking; therefore, these courses provide good preparation for students interested in criminal justice, law, education, and social work. History/Political Science/Pre-Law Northeastern offers a wide selection of courses for students interested in pursuing bachelor degrees and careers in political science, government, history, public administration, or legal studies. Additionally, students interested in becoming attorneys after completion of a bachelor's degree can select a course of study that would prepare them for the rigors of law school. Psychology The psychology program at NJC offers students the opportunity to take a comprehensive selection of courses in psychology and sociology. This program would prepare transfer students to pursue bachelor degrees in psychology, human services, counseling, social work, and other areas in the behavioral sciences. Sociology The sociology program at NJC offers students a broad selection of courses in the social and behavioral sciences including sociology, psychology, and related humanities electives. This program prepares transfer students to pursue degrees in sociology, social work, human services, counseling, psychology, and other areas in the social sciences. A sociology degree prepares students for careers in business,

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public administration, journalism, public relations, law, education, and counseling. Students are encouraged to gain a strong background in statistics. Speech/Communication The speech/communication program at Northeastern Junior College gives students the introductory level course work required for most degrees. These courses provide students with insight into public presentation. Coursework benefits those students who wish to pursue careers in broadcasting, journalism, politics, law, public service, and education. Theatre NJC's award-winning theatre program gives students a firm foundation in the basics of the theatrical craft. Whether a student plans on a career in theatre or film, or just wants to expand his or her love of the art form, the program provides the tools to move forward in this very competitive world. The work done at NJC enables students to transfer to four-year institutions secure in the knowledge that they are grounded in the basics of the theatre, enabling them to compete in the theatrical world at major universities. Coursework combines theoretical work and practical on-stage experience. Visual Arts Through our visual arts program, NJC prepares students to pursue careers in commercial art, graphic design, architecture, interior design, and advertising. Students have an opportunity to showcase their work in the annual NJC Student Art Exhibit and in New Voices, our literary and art publication for students. The art program at NJC assists students in developing their artistic abilities. The first-year art courses -- Drawing I, Drawing II, 2-D Design, and 3-D Design -- explore methods, materials and techniques as the foundation of artistic and creative development. These courses can also benefit students as they prepare for a career in one of many artistic fields such as fine art, commercial art, art education, graphic design, or interior design. Exhibits in the Peter L. Youngers Fine Arts Gallery provide students an opportunity to view original art work. Students in art courses have the opportunity to display their art work in the annual NJC Student Exhibit held each spring. Students may also submit their original art work for inclusion in New Voices, NJC's student art and literary magazine, which is published each spring.

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C. Relationship to Facilities Master Plan The proposed project is consistent with the May 2000 Facility Master Plan which was approved by the Colorado Department of Higher Education in the summer of that year. The E.S. French Hall plan addresses the following strategies and outcomes: Better use of existing classroom and laboratory space. Greater utilization of the Coseberg Theatre. Greater utilization of the Choir Lab space Increase use of facility Improvement space utilization Improve functional operations within the facility Reduce operating costs Reorganize storage areas Lengthen the exiting life of current facilities Best use of existing resources Most efficient use of space

Relationship to Colorado Community College System Strategic Plan Northeastern Junior College became a member of the State System of Community Colleges, now the Colorado Community College System (CCCS), in July of 1997. NJC’s strategic planning efforts are tied to those of the Colorado Community College System. NJC’s planning is focused on improving student access, student success and operational efficiency set forth in the CCCS 2005-06 Strategic Plan. Renovation of E.S. French Hall will enhance recruiting efforts and help increase enrollment in targeted areas. The project also can help improve retention rates by providing an environment for increased campus activities involving both students and staff promoting diversity and multi-culturalism. Relation to Academic and institutional Strategic Plans The E. S. French Hall renovation project supports Northeastern Junior College’s commitment to the academic initiatives included in the Learning Services Master Plan: 1. Delivery of high quality learning opportunities throughout the institution 2. Continuous quality improvement 3. A positive learning environment 4. Emphasis on student success 5. Prudent application of resources Continued student enrollment has increased the number of “Core Classes” taught within E.S. French Hall.

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II. Justification A. Existing Conditions Existing Building (file is NJC/Prog Plan Doc/E.S. French Bldg) E.S. French building was designed by the architectural firm of Kasch, Kahn and Associates. Construction was completed in 1968 and the building was named after the President of the College, Ervin S. French. The building was originally designed to house the Humanities and Fine Arts Division, which at the time was a flourishing program as enrollment at the institution was approaching 2,000 full-time students. Minor renovations to the building that have been done since the original construction include the addition of an elevator in 1985, a new boiler, the renovation of the second floor restrooms and the addition of a theater lobby ramp for handicapped accessibility in 1989. E.S. French Hall continues to serve the campus as an all-purpose building providing classrooms, class labs, music practice labs, theater, gallery, assembly and conferencing spaces. Two art galleries and the theater are used extensively for meetings, conferences, and artistic displays and performances by college staff, students and community members. Building description First floor: 39,929 GSF

Second floor: 25,898 GSF Structure/Other 1,060 GSF TOTAL 66,887 GSF Spread footings distribute the building’s load. The building’s roof structure is a combination of precast concrete double-T’s, concrete waffle slabs, post-tensioned concrete slabs, and limited area of steel deck on steel bar joists. The floor structure is a combination of slab-on-grade, concrete waffle slabs, and post-tensioned concrete slabs. Partitions are a combination of masonry and gypsum board on steel studs. Stairs are concrete. Structural design loads for the floors are unknown at this time. We assume the design live load for the floors would be at least 50 PSF (verify); however design documentation for the building is not indicated on the original construction documents. A complete engineered structural analysis should be required prior to a major renovation. Brick masonry exists on the lower floor level with precast concrete panels on the upper portion of the building. The brick and precast panels are in generally good condition, however, the sealant joints between the precast panels and adjacent materials has dried and hardened and the sealant is beyond its performance life-span and needs to be replaced.

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The courtyard on the west side of the building is open to the elements, limiting its use depending on weather conditions. The courtyard is not accessible to people with disabilities. The existing window units are single glazed, non-thermal break aluminum window units, including fixed units and double-hung operable types. Several large windows on the north exterior wall are fixed hollow metal steel frames, without any type of thermal break. Corrosion on the sills of the windows is extensive likely due to repeated condensation. Sealant at all windows is dried and hardened and is beyond its performance lifespan. Exterior door frames are hollow metal steel frames in moderate to poor condition. The west and east main entries include sidelights and transoms with single glazing, and non-thermal break construction. The west entry doors have been recently replaced. Doors are equipped with closers and exit devices (panic hardware). Neither of the main entry doors have operators and opening forces do not meet accessibility code requirements. Roofing was replaced in late 2007 and early 2008 with an EPDM type membrane. (Insert details about the roof, warranty, etc) Several cracks have been observed in the first floor terrazzo finishes. Second level flooring consists of vinyl floor tile which is in good condition considering its age. First floor corridor walls are mainly brick masonry and are in good condition. Second level corridor walls are concrete masonry and are also in good condition. Corridor construction appears to meet the one-hour construction requirements, however, penetrations into the corridor are not protected by 20 minute fire rated openings. Corridor doors do not have 20 minute fire rated labels. Doors are solid core wood in hollow metal steel frames. Most door hardware has been replaced with full mortise locksets and lever hardware. Some interior doors to not have required maneuvering clearances to qualify as being included on an accessible route. Existing stairs are poured in place concrete that appears to meet the rise and run requirements of the current building codes. Stair handrails do not meet current codes with regard to the gripping surface, and necessary extensions beyond the first riser at the tops and bottoms of the stair runs would need to be added. Stairs do not have stair enclosures. The stairs to the auditorium entrances are carpeted. A previous ramp addition was installed to provide wheelchair access to the auditorium entrance. The ramp has a slope of 1:12 in compliance with accessibility requirements. The ramp is carpeted. The ramp to the auditorium has a handrail on one side only. The single handrail does not meet accessibility requirements with regard to gripping surface area and required extensions beyond the top and bottom of the ramp. The ramp to the auditorium does not have a minimum 2” high curb or other adequate edge protection. Mechanical Systems In May 2001, an engineering team did an evaluation of the existing systems within E.S. French Hall. The following is a discussion of the team’s assessment and their recommendations to facilitate the new program plan. Paul D. Seward, P.E., Principal, Seward Mechanical Systems in Louisville, CO did the mechanical review and authored the report.

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Heating Systems From the initial report by Seward Mechanical Systems in January 2001: A hydronic heating system serves E.S. French hall. There is a single boiler, which was replaced in approximately 1991. The boiler is a Kewanee M505-KG, which is the largest fire-tube boiler of that series made by Kewanee. The boiler has an input of 5,050 MBH, and a capacity of 150.8 boiler horsepower. The hot water is utilized in the building in three modes: perimeter fin-tube radiation, air handling units, and radiant floor heat. In general, there is perimeter fin-tube radiation on all of the exterior zones. One pump serves the various types of radiation heat, one pump serves the heating coils in the air handling units, and one pump serves as a backup for either system. There is a third glycol heating system with its associated pump and heat exchanger. The glycol system is used to heat the floors on the second level that do not have an insulated space below them. With the exception of the boiler, it appears that all of the heating equipment is the original equipment installed when the building was built. From the final report by Seward Mechanical Systems in April 2001: Currently there is adequate heating capacity with the existing boiler. The current single boiler serves the entire facility. The courtyard infill will reduce the amount of radiant floor heat, but increase the amount of roof losses. If there is an increase in the amount of outside air for ventilation purposes, then the heating load will increase. The boiler system would be more energy efficient if there were two boilers instead of one. A smaller boiler could be fired for the majority of the time and would use less energy. For these two reasons, it was recommended that a smaller boiler of 2,500 MBH capacity be installed in the existing boiler room. Pumps, piping and controls would all be required. Cooling Systems From the final report in April 2001 by Seward Mechanical Systems: The current chiller is too small for the building. It is an old absorption chiller that uses more energy per ton of cooling than en electric centrifugal chiller would use. It is estimated that a new chiller of 250 tons capacity would serve the 67,000 square feet of the renovated building. This would also give cooling to the entire building. A new cooling tower would be required. Chilled water piping would be extended from the chiller to the new air handling unit(s) that will serve the new and remodeled spaces that currently do not have cooling. From the initial report in January 2001 by Seward Mechanical Systems:

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Air Handling Systems There are five air-handling units in the building. It appears that all of them are the original units. The first air-handling unit is located on the roof in a penthouse. It serves the east portion of the first floor. The unit is a dual-duct unit. Both hot air and cold air is ducted throughout the areas that it serves. Dual-duct mixing boxes then mix the air to the temperature required by the individual zone thermostat. That return air path for this unit is above the lay-in ceiling in the corridor hall. Each room transfers the return air into the corridor and then it goes to a return fan located on the roof next to the air handling unit room. Code requires that the transfers be fire dampered. Additionally, the corridor cannot be used as a means to return the air. The return air must be ducted, or the air returned above a 1-h9ur rated ceiling in the corridor. Air handling unit number 1 is a dual duct unit which serves the east side of the first floor. The unit can continue to be used for that purpose. The renovation of the Arts and Humanities areas will require ductwork changes and mixing box relocations and replacements. The return air system must be upgraded with fire dampers and ducting in the corridors. The second air-handling unit serves the theater. It is a single zone unit and has coil pumps on the hot water coil, and the chilled water coil. The third air-handling unit serves the theater. It is a single zone unit and has coil pumps on the hot water coil, and the chilled water coil. The third air-handling unit serves the west side of floor two. It is a single zone unit and was originally heating only. A chilled water coil was added to the unit to provide some cooling. The unit does not have adequate cooling, but I knocks down the temperature in the area served by about 8 degrees. Since the unit was not originally designed for cooling, it does not have a condensate pan below the cooling coil. Consequently, when the chilled water coil is used, condensation drips down into the air handling unit and eventually leaks into the boiler room below. The return air path of this unit is through the corridor hall. Each room transfers the return air into the corridor and then it goes into a louver on the corridor wall into the air handling unit room. Code requires that the transfers be fire dampered. Additionally, the corridor cannot be used as a means to return the air. The return air must be ducted, or the air returned above a 1-hour rated ceiling in the corridor. The fourth air-handling unit serves the first floor, on the southwest side. It is a single zone unit and has a heating coil and a cooling coil. The fifth air-handling unit serves the first floor, on the northwest side. It is a single zone unit and it has no cooling capabilities. It currently serves the sculpture/ceramics areas. Temperature Control Systems The temperature control systems are the original pneumatic controls. The staff understands pneumatic controls and does not have experience in DDC controls. The merits of each were discussed and

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concluded that pneumatic operators for valves and dampers are preferable regardless of what system is used. DDC controls, while not understood, have many options for controllability and energy conservation. There are thermostats for each of the dual-duct mixing boxes from the first air-handling unit. All of the other air handling units are single zone, and hence have a single thermostat each. The perimeter heating on the first floor, east side is zoned by exposure for the most part. It is outside air temperature controlled. One the west side, both floor levels, each room has a heating thermostat. Plumbing Systems The original plumbing systems and fixtures are in place. The main restrooms do not have ADA capabilities. The water piping is copper, and presumably in good condition. The previous program plan indicated a shortage in the number of plumbing fixtures in E.S. French Hall. Building Occupants do not see the need and there have been virtually no complaints in the quantity of fixtures provided in the building. This would be noticeable during class changes or during an intermission when the theater is in use. It was left in the previous program plan that the design team would have to discuss this with the code officials. The current analysis of the plumbing fixtures with the current code results in a considerable variance from the prior plan. May 4, 2001 Program Plan indicated the following additional plumbing fixtures required:

• 10 Additional water closets in the men's restrooms • 9 Additional urinals in the men's restrooms • 32 Additional water closets in the women's restrooms

The current analysis of the plumbing fixtures required with the current code:

• No additional water closets in the men's restrooms • No additional urinals in the men's restrooms • 5 additional water closets required in the women's restrooms

The plan is to add both men and women's toilets in the building on the 2nd level and to make toilets on both levels accessible per ADA requirements. Some additional drinking fountains will need to be added, particularly near the Theater entrance, e.g. in the new enclosed courtyard. Fire Protection Systems The fire protection systems are minimal. Only the theater has fire suppression systems. There are sprinkler heads in the theater and in the Props Shop. The fire protection main enters the building in the Stagecraft Room and serves the sprinklers. In addition, the fire line serves two hose cabinets. The hose cabinets are located back stage on the north and south sides of the stage. Structural Review and Assessment A site visit was performed in January 2001 by an engineering evaluation team and their report was contained in the E.S. French Hall Program Plan dated 4 May 2001. Very little in the way of changes has

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been made to the facility during the past 7 years. The narrative material, when changes or upgrades have been made, makes note of those improvements. The structural review and assessment was conducted by Jim Palmer, P.E., S.E., Principal of Paul - Koehler Consulting Structural Engineers, Inc. of Louisville, Colorado. Selected material from that assessment is included in this Program Plan for convenience. The design team selected for this project is encouraged to obtain a copy of that assessment and read it in its entirety. The preliminary structural assessment indicated the following: The overall building was in good structural condition. There were no visual signs of structural damage that would be life threatening. However, there were some items that would require attention to prevent future structural damage. The following are those items:

• The roof at the screened mechanical well did not have proper drainage. There were obvious signs of rainwater that was ponding. (The roof has been replaced in its entirety so this condition may no longer exist).

• At various locations on the high roof, there were also signs of roof ponding. However, these areas were not as major as the mechanical well. Also, the roof drain at the south side of the stage in the theater had signs that it was leaking. There were also various windows that were leaking. These leaks appeared to be due to a poor flashing detail at the parapet.

• There was an electrical transformer that was located against the southside of the building on the east end. The exterior grade around the transformer sloped in and towards the building. There were signs on the exterior and the interior of the building that differential settlement has occurred.

The subsequent final structural report for the building included the following major areas of structural concern:

• Roof ponding at the screened mechanical well on the south side of the roof. • Roof ponding at various locations on the main roof. • There were signs of a roof drain leak at the SE corner of the theater stage. • Differential settlement at the SE corner of the building, near the electrical transformer. • Clogged roof scuppers at the single story “pop-out” offices on the south side of the building.

This list represented the major areas of structural concern. There were other minor items that were observed. However, these items have not been noted since they appear to be an aesthetic issue.

As part of other proposed alterations the need for additional structural support will be necessary. The following list of items has been identified that would require structural support along with comments:

• Additional non-bearing masonry walls at the theater; a new foundation will be required to support the masonry wall. New structural support will be required at the top of the masonry wall.

• Additional roof top mechanical units at existing framing: Each unit will have to be individually analyzed for size, weight and location. The new units, where possible, should be located close to a column and beam. Additional framing or support may be necessary when loads exceed the existing member’s capacity.

• Additional roof top openings at existing framing: each opening will have to be individually analyzed for size and location. Additional framing may be necessary depending upon size and location.

The final report included the following Structural Recommendations: The following represents recommendations based upon the items noted in the above section. These recommendations were based upon the information that was available through the visual observation. If

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during the proposed alterations or repairs additional damage is discovered further structural review and/or recommendations may be necessary:

• Remove and re-apply the roofing material with the proper slope to the roof drains. • Repair and seal the roofing material around the roof drain penetration. • Provide positive slope of the finished grade away from the building. Remove irrigation directly

against the building. • Un-clog roof scuppers and enlarge openings to prevent future clogging.

The existing roof surface material has been removed and replaced, it appears, in accordance with these recommendations. The work was completed during the fall of 2007 and spring of 2008. Acoustics Survey Report In January 2001, a building evaluation team reviewed E.S. French Hall at Northeastern Junior college. The Team included Timothy Gulsrud with Kirkegaard & Associates, consultants in architectural acoustics. A report was prepared and included in the 2001 Program Plan along with observations and recommendations made at that time. The report is included in the appendix of this Program Plan as the design goals remain the same. A synopsis of that report is included for a basic understanding of those observations and recommendations. Introduction The survey revealed many areas for acoustics improvements to E.S. French hall. A series of Acoustics Design Goals for the Theater and Classrooms were listed that included:

• Reduction of mechanical equipment noise • Reduction of outside noise intrusion into E.S. French

Hall • Reduction of noise intrusion from adjacent spaces

within E.S. French Hall • Improvement in circulation within the Theater to and

from Stage • Improvement in acoustical environment within the

Theater to support a variety of production types, e.g. chorus, orchestra, band or other instrumental ensembles

• Increased flexibility of Theater by providing improved access to the Stage • Provide a sound reinforcement system integrated into the Theater for speaking and full-range

music • Improve speech intelligibility in Classrooms and Theater particularly for the hard-of-hearing • Improve sound isolation between Theater, Classrooms and Music Practice Rooms and adjacent

spaces • Provide appropriate space for a large instrumental ensemble rehearsal • Provide appropriate space, other than the State, for theater and choir rehearsals

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Noise and Vibration Control Mechanical noise from the building air handling systems is excessive throughout the building. Speech intelligibility is hindered in the classrooms and the theater. In general, the mechanical equipment in the building is nearing the end of its useful life. Background noise levels in the classrooms are most serious since they interfere with instructor’s speech. The noise in the classrooms is generally dominated by airflow noise. In the theater, voices should be understandable without amplification. Excessive background noise impacts the ability of musicians to convey musical detail to an audience. Existing spring vibration isolators on the equipment has, in many conditions, failed because of age of equipment. Sound Isolation Environmental noise is audible within the Theater. In particular, the sound of an adjacent carillon is distinctly audible, and the horn of a passing train can be clearly heard on the Stage. Ungrouted cells of CMU walls in the Theater, open return air grilles, large open louvers and lack of vestibules to act as sound and light blocks are some of the problems with the Theater that will be addressed with the renovation of Meyer Hall. Room Acoustics Many of the classrooms have hard sound-reflective finishes that create an overly reverberant environment for learning. Exposed concrete ceilings, block walls, and VCT flooring all contribute to excess reverberation. In many instances, there is simply not enough sound-absorbing wall finishes to be effective. Inadequate wall construction between mechanical rooms and the Theater also need to be addressed in the renovation. Audiovisual Systems The original sound reinforcement system in the Theater has become obsolete. Loudspeakers have been installed at either side of the stage. However, these loudspeakers not optimal for music reinforcement or playback as they are not large enough to support the full range of the audio spectrum. Other microphones are suspended high over the stage and are used to amplify sources on the forestage, particularly choir. Problems exist with both of these systems that will need to addressed with the renovation. Recommendations The report prepared by Kirkegaard & Associates addresses all of these concerns along with many others. An analysis matrix was included in the report which provides a summary of design recommendations and their impact on the design goals for these spaces. Having the users identify priorities among these design goals will provide a logical framework within which acoustics renovation recommendations can be made.

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1. Assessment of Space Functionality In May 2001 a Program Plan for renovation of French Hall was completed. At that time the plan was submitted to the state for funding and was ranked as the #1 priority by the Community College System. NJC has received no state funding to date. An amendment to the E. S. French Hall Program Plan was submitted June 26, 2007. In addition to the key elements of the original plan the following additions/changes were addressed in the amendment: Addresses current High Performance Building Certification Program. The administrative offices will no longer be moving to French Hall. The nursing program is no longer located in French Hall,

original nursing space is occupied by other growing programs including Spanish, Graphic Arts, Music, and Criminal Justice. These programs have considerable technology needs that aren’t currently met.

The Spanish program would be well served by a dedicated computer lab where students can develop their skills using interactive media.

Graphic Arts and Music would like to share an Apple computer laboratory as that is the standard for graphic arts work and is friendly to music applications.

Most significantly, the Music Program would like to construct a recording studio that would create a unique offering among the community colleges and would draw many students to JNC and the music program. This effort could have a significant FTE impact.

Programmatic Deficiencies Classrooms Generally, all classrooms need to be updated with data and audio/visual capabilities which do not currently exist, as well as general improvements in acoustics and lighting. Classrooms ESF-E218 & 207 do not comply with existing requirements. Offices Faculty occupies small rooms formerly used as music practice room. Many of these rooms are 7’6” – 8” wide and do not function well as offices. The faculty offices are scattered throughout the building, making it more difficult to share administrative and staff resources and creating confusion. Secretarial offices should be located to be convenient to the greatest number of faculty or administration personnel to increase efficiency. Service functions should be central to the offices being served for greater efficiency. Consolidating office and service functions is desirable. Assembly The Dorothy J. Corseberg Theater is underutilized due to lack of adequate and non-repairable technical facilities as well as inherent problems with the space to accommodate performance and music functions. Increase utilization through improved theater facilities. Local interest groups including various non-

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profits and community service organizations utilize the Theater. These uses include local theater troops, schools, scout troops, choir and ban recitals, science fairs, church groups, conferences and lectures. The Orchestra Pit is not utilized for performances, and presently used for Theater equipment storage. Set designs and backdrops are limited due to the full height curved back wall of the stage. This creates difficulty in set construction and moving sets onto stage. The existing Ticket/Box office is too small and is presently located in a Mechanical Room. The Ticket/Box Office requires the following: closer proximity to the Theater entrance, additional square footage, and provisions for secured money storage. Stage craft area does not have a racking storage system for prop storage. Dressing rooms require shower facilities and ADA accessible bathroom. Theater props are currently storage in Mechanical and Electrical spaces on the second floor. This storage should be accommodated in a code compliant space which is directly adjacent to the scene shop and the stage. Exhibition Upgraded lighting would be beneficial to the exhibition functions in the first floor gallery and miscellaneous display areas in public corridors and entry foyer. Lounge E.S. French does not provide a space for a student lounge. If a lounge is provided, appropriate service vending and storage facilities should also be provided. Study The space that is needed most is student study and gathering space. This is virtually non-existent in the current facility. Non-assignable Area Directional signage throughout the building is poor. The Mechanical and Electrical rooms access should be restricted to maintenance and facilities personnel. The quantity of restroom facilities does not meet the minimum number based on occupancy as required by the building code. Existing restroom facilities are also inadequate with regard to handicap accessibility requirements. 2. Space Utilization by Classroom/Lab Hours of Use & % Station Utilization The current space utilization for classrooms and labs is located in the Appendix Section B. Although the utilization is not at its peak use the building’s classrooms and labs need upgrade due to their age and functionality. The program plan is not driven by a lack of these rooms, but more of a quality issues due to the age of the facility. Spaces are not flexible and do not function properly for the programs. As the building gets upgraded to meet qualitative issues, it will also improve the functionality of the instructional spaces. This will improve the ability to deliver instruction and turn an outdated lecture center into a state of the art learning center.

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3. Facilities Condition Report The Facilities Condition report indicates the existing French Hall is in need of repair and renovation. This is consistent with two (2) third party consulting teams that have studied the facility and written previous and current program plans. The facility has seen little renovation since its construction and is quickly becoming functionally obsolete. 4. Health/Life Safety Deficiencies Fire Ratings The corridors in French Hall are required to be fire rated. Existing corridor wall construction may

provide an equivalency to one-hour construction. Corridor doors are not 20-minute fire rated assemblies as required. Corridors are being used as a return air path, which is not permitted by current code.

A one-hour occupancy separation is required between the Auditorium (A-2 Occupancy) and the

Classroom/Office spaces (B Occupancy). While the existing wall construction likely meets or exceeds an equivalency to one-hour construction, openings in the separation are also required to have a one-hour fire protection rating. The existing doors separating the auditorium do not meet the requirements of a one-hour assembly and should be replaced. Mechanical/HVAC penetration should also be reviewed for rating required at separation.

Accessibility Issues No automatic door openers are provided at either of the

main entrances to the building and hardware closers do not meet accessibility guidelines.

The interior courtyard is not accessible due to step barriers. The ramp to the auditorium has a handrail on one side only,

instead of both as required by accessibility guidelines. The single handrail does not meet accessibility requirements with regard to gripping surface area, and required extensions beyond the top and bottom of the ramp. The ramp does not have a minimum 2” high curb or other adequate edge protection.

Theater accessibility seating/access at front of house. Restrooms: No accessible restrooms are provided on the

first level of the building. Lavatories at second level women’s restroom are not accessible. Water closet stall at second level men’s restroom does not meet dimensional requirements for an accessible staff. Men’s restroom does not have a urinal mounted at accessible height of 17”. Men’s restroom is not on an accessible route due to barriers to required maneuvering clearance at door to restroom.

No accessible backstage Dressing Room shower and restroom facilities. Door and Hardware: Barriers to maneuvering clearances exist at some door locations, creating

rooms without an accessible route. Typical locksets doe not have lever trim as required. Closers cannot be adjusted to meet the time of closing requirements of accessibility guidelines.

Areas of evacuation assistance are required on the second level with required two-way communication systems, etc. As required be code.

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Hazardous Materials Assessment A thorough asbestos survey/inspection, and an appropriate mitigation plan will need to be provided

by the Owner in order to determine required finish and other material replacement to be incorporated into any capital improvement project.

A thorough survey/inspection for lead-based paint or any other hazardous materials which may be affected by the anticipated building renovations shall be conducted by the Owner for inclusion in any capital improvement project.

B. Changes and Projections 1. Enrollment Growth Although enrollment at the College has not increased drastically in the past 10 years, programs located in French Hall are likely to soon. The College’s strategic plan to expand programs in the Liberal Arts will have an impact on French Hall. New faculty persons have been hired and enrollments are already beginning to increase. This is evident especially in the Graphics Arts and Music Programs. 2. Changes in Pedagogy We are no longer creating “teaching centered environments” in higher education. We are now a “learner centered” society and our spaces in higher education must be developed accordingly. Today’s students are much different than those in the past. This is especially true in the most recent decades, those parallel to the creation, development, and transformation of Northeastern Junior College. Students have or will do the following;

• Higher expectations • Technologically proficient • Less patient – demand “now” • More non-traditional, non-residential • Will need increased lessons in civility, face-to-face confrontations, and relationships • More disciplined & serious about learning • More prepared for class discussion • Interactive learners • More proficient • More demanding • More diverse • More interested • Choice of class attendance • Will seek social interaction – college sponsored • Less able to create / make “fun” • Self-selected entertainment • Less physically fit • Health concerns – wellness activities

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Although more evident and noticeable in our students, faculty are also changing rapidly. The Information Age and advancement in knowledge can also be attributed to changes in faculty such as:

• Young and techno-savvy • More advanced degrees • More diverse • More turnover, less tenure • Better trained • Technologically savvy • Have learned in e-classrooms • Will come from “e-industry” and IT research • Will have base technology skills (software and delivery) • Will demand more and better technology • Better trained to use technology • More adaptive and flexible • More confident in students • Remain content experts • Cognizant of interdisciplinary content • Depend on student faculty classroom interaction • Use hands-on learning IN the classroom • More and various means of accessibility • More challenged: busier / less time • Need to help motivate students • More responsibilities for curriculum development • Will need to constantly learn new things

Teaching and Learning Pedagogies In classrooms across country, communication and collaboration devices of every type – including computers, projectors, document cameras, interactive whiteboards, digital cameras, camcorders and PDAs – are changing how teachers teach and students learn. Not everyone has equal access to these technological tools, however, and the pressure to acquire and use them is not only sparking heated budget battles, it's forcing educators to ask fundamental questions about the relationship between schools and society. Many education experts are calling for more use of technology in the classroom to ensure that today's students are better equipped as adults to enter the workforce. Many are also arguing that these changes shouldn't be made just for the sake of business, but for the kids themselves. After all, they are growing up in a digital world – shouldn't their school experience reflect this? Technology doesn't teach by itself, though – teachers must be trained to use it, and the curriculum must be designed to incorporate it. Indeed, one of the main obstacles to adding technology of any sort into the classroom experience is teacher training. Numerous studies have found that technology, used in the proper context, is a common factor in generating some of the most innovative ideas in teaching. Interactive whiteboards should gradually replacing blackboards and projectors squeezing out overheads as the teacher's favorite display device. The LCD projector is to the digital age what the overhead used to be for slide transparencies. Notebook and hand-held computers are also making great strides in the classroom.

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The technology must be paired with the proper curriculum to be successful. It's not about the boxes and the wires, it's about the teacher orchestrating a very different, more effective learning environment. Experts note that while the digital divide between the haves and have-nots is still very real, the benefits of using technology in the classroom far outweigh the drawbacks of cost. Kids are naturally drawn to technology. To use that motivation to really get the kids involved is key. The technology allows the kids to take control of how they learn, and exactly what they are doing with their learning. Digital explorers Combining the principles of old-fashioned exploration with modern multimedia, schools are taking groups of students into the depths of the Carlsbad Caverns, out to the wilderness of Rocky Mountain National Park or to the shores of Lake Erie. Armed with digital cameras, the kids are told to go explore by taking as many pictures as they want. Those pictures are then uploaded from the expedition location to the Web, where others can share in their adventure. The kids have the ability to record and create their experience in real time, wherever they are, and we will find a way to get their pictures – whether it be by cell phone or a fax line at a ranger station – to the Internet. Due to its success in remote locations, this trend has recently branched out to include urban expeditions, in which students explore the ecosystem of their town or city, allowing more budget-strapped city schools to explore their surroundings digitally. As a result, schools have produced several Web sites full of images captured by kids. Other trends include:

• Tremendous increase in technology-related in-service teacher training • Strong trend toward the use of multimedia. • Large numbers of professionally created multimedia titles on CD – ROM. • Availability of powerful but user friendly authoring systems and multimedia tools. • Students acquiring multimedia skills earlier. • Networking of computers for communication, research and remote collaboration. • Increased reliance on technology in students’ classroom experiences. • Increased reliance on technology in students’ out-of-school experiences. • Increased reliance on technology in administrative and support services • Growth of distance / virtual education • Constantly changing technological innovations

Many of these changes are inevitable as a direct result of technological advances making their way into the everyday lives of teachers and students. But the ultimate change in the classroom will not be in the number of power outlets needed. It will be in the evolving relationship between teachers and students, and the way information and ideas are exchanged between them. College of the Future General Qualities: Innovative / creative Visionary Proactive High quality Competitive Affordable Service oriented Technology requests top priority for funding

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Instruction: Distance learning Hybrid personal/computer interaction Partnerships with other Denver institutions Less reliance on classroom instruction Connectivity: Total connectivity on campus: • Wired and wireless • Voice, Internet, multimedia Increased connectivity off campus: • Other higher education institutions • Secondary education • Business and industry * Much of the above has been articulated in past studies in Colorado Higher Education Plans submitted by JBA Incorporated with support from the Sextant Group, Pittsburgh, PA. C. Total Space Requirements 1. Planned Program Space Utilization As the planning team began considering options for the revitalization of French Hall, it was important to consider the programmatic needs as well as the pedagogical shifts in higher education. Because of this, the planning team projected space needs based on variables for a new facility rather than plan around the constraints of the current facility. This meant using variables that produce flexible, very adaptable space that can change as program needs change, whether hourly, daily, weekly, monthly, or by semester. All space is to be considered shared whenever possible and not dedicated to any one program. This resulted in a planned efficiency that produces very little need for additional space if it can be converted to multi-purpose, adaptable space. This is a major assumption in the space projections. 2. Space Planning Assumptions The planning team created a space planning model that allows the campus to continually evaluate the programs space needs. Variables used in the model projected space needs for today’s program as well as needing to meet the following criteria. Each variable not only satisfied the task at hands but also addressed the following objectives;

• Improve use of non assignable space • Create shared space whenever possible.

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• Create space that is flexible and adaptable. • Improve the quality of space • Better organize functions throughout the building. • Consolidate similar mechanical and electrical requirements amongst the building and provide

appropriate systems to support such. 3. Total Space Requirements Space requirements fall into four basic categories. These include the amount of space a program needs, the quality of space, the design or functionality of space, and the location or proximity of the space. In many cases, a program plan is justifying the need for more space however this project is somewhat different. The French program plan is driven by the need to improve current space and change how it operates. The quantitative analysis indicates the programs within French are only 3000-4000 square feet short of optimal space requirements. It was evident however that the quality of space and the functionality were paramount. Thus, the priority in space planning became

1. Improve Functionality 2. Improve Quality 3. Location, (improve adjacencies) 4. Meet Space Needs (Quantity)

The following summary outlines the space needs identified by the planning model. These show a lack of approximately 3,690 gross square feet. This is being addressed through a planned enclosure of the open atrium and improving the efficiency of many exiting spaces, especially that seen in the hallways and galleries.

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4. Specialized Space Requirements There are no specialized space needs associated with French Hall except possibly the unique needs in the large performance theater and “black box” theaters. These are spaces that require special acoustical treatments, lighting, air systems, furnishings, and equipment to operate the space. It is the College’s desire to improve the utilization of these spaces. In order to do so, the plan includes providing technologies that prepare the space for multipurpose uses. Students will be able to use the theater for student uses when not is use by academic programs. The black box theater will be equipped to handle small performances as well as for acting, musical practice and performances, video activities and other multi-media and visual or performing arts program needs.

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D. Alternative Analysis The alternative to renovating the current facility is to raze it and replace it. There are numerous reasons why this is not a feasible alternative to the planned renovation. The first and foremost are the costs to replace the facility. A replacement facility will require between 70,000 and 80,000 square feet. This equates to between a $25,000,000 and $30,000,000 project when you consider all new equipment, LEED considerations, loss of current resources, etc. The planned renovation is less than 40% of the cost for new. Another consideration is location of a new facility. The current site is perfect for the programs and works well with other buildings on the site. The logistics of replacing a building on the current site is extremely difficult and usually has negative impacts on the program and additional costs to isolate spaces during the process. The University and State of Colorado has invested decades of resources on French Hall and the operation of the facility. The renovation lengthens the life of the facility by another thirty years making the initial investments cost effective.

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III. Implementation and Design Criteria A. Assumptions/Guidelines 1. Vision for the New Building For over 40 years, E. S. French Hall has housed Liberal Arts, Music, Fine Arts, and other growing programs at Northeastern Junior College including Spanish, Graphic Arts, and Criminal Justice. Since the completion of construction in 1968, there have been no additions or significant renovations to E.S. French Hall. The building structure remains sound, however, all of the building systems have reached the end of their anticipated life span. Operational deficiencies include building code, life safety, accessibility and ADA requirements. A prior Program Plan for E. S. French Hall was prepared and submitted 4 May 2001. The plan addressed these facility concerns which remain largely unchanged. The intent of this Plan is to create a “new home” within the shell of E. S. French Hall for these growing Programs. This Plan will “transform” the building; breathe new life back into the existing structure that will house these programs for the next 40 years. This will be not only an aesthetic transformation but a functional reorganization of the building that will also integrate changes in technology that have occurred over the past 4 decades. The architectural team selected to implement this plan will need to optimize the opportunities that exist throughout the building by introducing appropriate natural light, functional reorganization of departments and services, increased energy efficiency, and enhanced accessibility. In short; implement an enduring design whose aesthetic and function meet 21st Century needs at NJC. This Plan builds on opportunities that exist within E. S. French Hall. The Dorothy J. Corsburg Theater lies in the center of the existing building. This 560-seat theater remains a major component of this facility despite the many functional and technical deficiencies that detract from utilizing it to its fullest potential. It simply needs modifications and upgrades that will allow increased usage. New equipment, upgraded systems (sound, lighting, acoustics) and functional modifications have all been identified. The Theater will receive a number of much needed improvements including:

• Refurbishment of the doors to the theater • New carpet throughout the theater • Replacement of all curtains and tracks including motorized grand drapery system • New stage lighting system including patch and controls, new lighting instruments and light

stations at the sidewalls of the theater • New sound system including backstage monitoring system and recording equipment • Renovated dressing rooms and restrooms • Removal of the curbed wall at the back of the stage • Acoustic upgrades • New stage flooring • Upgraded finishes throughout

Classrooms and laboratories contained within E. S. French Hall were all designed for a different generation of learning. Today’s NJC students embrace a collaborative learning style that utilizes the knowledge of the instructor as well as the integration of technology into the coursework. Technological integration will be one of the biggest challenges of this project. This integration will involve a new telecommunications and electrical plan for the building that will bring new power and data to each of these spaces in a flexible and cost effective manner.

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The existing open courtyard will be transformed into the “Heart of E. S. French Hall.” Currently this space is unused the majority of the time. Open to the elements, its use is largely unpredictable. Because of its design, the “sunken courtyard” is largely non-accessible. This plan encloses the courtyard with a steel structure that provides abundant natural daylight with control from the outside elements. It will be a place of activity and a center for collaborative learning. This flexible space can react to changing patron needs throughout the day, the week or the semester. It will meet a variety of needs including pre-theater events, study environments, and student-faculty interaction. Student art, sculpture, ceramics and graphic design will be on display for all to view and enjoy. Many of the pieces of art housed in the Sanderson Gallery can be “on display” along with student work for all to view. Two of the existing building entrances will receive upgrades during the renovation of E.S. French Hall. One of the focuses of this project will be to improve accessibility to the building as well as accessibility to all parts of the building and services once inside the building. A new lift will be provided to improve wheelchair access into the Theater from the courtyard entrance. New restroom facilities that meet or exceed ADA accessibility requirements will be provided along with improvements to all existing restroom facilities within the building. The following schematic diagrams show the intent of the space changes that will improve the use of the building. If an area is not highlighted, it will remain used by the current occupant and receive general upgrades. Highlighted spaces are those that will require a higher level of renovation to support a relocation of change in use.

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2. Planning Assumptions There were no unusual assumptions behind the planning process or the space considerations. The planning team developed a matrix (below) that identified the main objectives to solve and see how each was being solved through the planned improvements. This played a role in determining the value of each space move, building improvement, or system upgrade. In each case, a basic set of space assumptions were required. These are listed in section III, #2, “Space Planning Assumptions”.

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B. Spatial Relationships/Diagrams

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C. Site Requirements and Improvements The E. S. French Hall renovation is primarily an interior project that will transform the interior of both levels of this building plus enclose what is currently an open courtyard in the western portion. The primary site issues related to this project are related to general building access improvements, the civil related site work as a result of providing infrastructure improvements to building, improvements to site lighting at the adjacent west parking lot, and the creation of a rock/landscape apron surrounding the building. The removal of a metal conduit from the south façade of the building will be possible by re-feeding the west parking lot lighting underground. Four new pole lights will be provided in the west parking lot. The creation of a rock/landscaped area surrounding the building will reduce the necessity to provide irrigation water adjacent to the building. This landscaped buffer will reduce the staining that has occurred on the building from irrigation sprinkler systems as well as reduce the amount of water required for this purpose. The design will be integrated into the overall campus landscape master plan. Parking Four accessible parking spaces are provided in the main west lot for the building. Applicable

signage is also provided. Primary parking for this building is west of the building. Other parking is provided to the east of the

building which is a shared lot with Hays Hall and strip parking to the south of the building. Asphalt cracks exist in the parking lot and should be repaired within the project scope.

Building Exterior Accessibility There exists a curb cut and a ramp which provides an accessible route from the west parking lot to

the main west entrance of the building. A ramp with handrails has been added at the east main entrance to provide for an accessible route

into the building. If the ramp exceeds a slope of 1:20, the handrails do not meet accessibility requirements.

Site Fencing and Protection The site will have to be fenced by the contractor to provide adequate security for the remaining building occupants in the portion of the building. It will also require that the site be fenced to allow new service entrances for electrical, sewer, et al as required. Portions of the existing parking lots will have to be fenced to provide contractor material storage and staging areas for construction. To the extent possible, construction noise and utility interruption will need to be coordinated to minimize negative impact on building occupants. As an alternative, options will be investigated to relocate all of the building occupants during the construction phase into available space on campus or into portable space constructed for that purpose. The cost of this temporary relocation will be compared to the additional cost associated with the phased construction and extended general conditions of a much longer construction period.

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E.S. French Hall

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D. Design Requirements 1. Infrastructure/Utilities/Site System improvements and upgrades will be made to all mechanical and electrical systems that will include:

• New chiller with adequate capacity to cool the entire building

• New cooling tower • New boiler • New air handling equipment • New temperature control system • New plumbing fixtures to accommodate ADA

upgrades • New main transformer to accommodate new

mechanical equipment loads • New main distribution center • New lighting and power throughout the new and

remodeled spaces • New windows throughout the building. • Sealant replacement at exterior joints in the precast panels.

2. Building Systems and Performance Criteria Other facility improvements will include upgrades necessary due to maintenance, code and life safety, or accessibility requirements. Code and life safety improvements include:

• Openings into fire rated exit corridors including doors and mechanical system penetrations

• Additional restroom facilities that are required based on the building occupancy

• Upgraded restroom facilities on all both floors including adequate access into all facilities

• Designated accessible seating areas within the theater

• Door operators will be installed the main entrances

• Wheelchair lift into the theater from the courtyard entrance.

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3. Health, Life Safety and Code Requirements Condition Survey of E.S. French Hall

Location: Northeastern Junior College

Sterling, Colorado Date: 18-Jun-08 Year of Construction:

1968 Year of Additions:

1985: Elevator 1989: Restroom Accessibility Renovation 1989: Handicap Ramp Addition

Appraised or Estimated Value: Provided by Owner

Gross Square Footage: Total: 67,657 Gross Square Foot

GSF by Floor Level: Level 1: 43,307 gsf (includes 5,864 under 2nd Floor Projections Level 2: 24,350 gsf Actual existing area is less than allowable area without including any increase due to open yards or the addition of fire sprinklers

Fire Separation: Building has more than 30 feet fire separation on all sides. Assumed property lines are as required by IBC Section 704.3.

Building Height: Existing building height is within the allowable (55 feet)

Number of Stories: 2 Stories Allowable height is 4 Stories per Table 503

Construction Type: Type II - B (Not fire Sprinkled)

Occupancies Contained: Occupancy Group of the building is B, Adult Education Facility

Desired Occupancy Change: No Occupancy Change desired

Building on Historical Register: No

Exterior Wall:

Separation distances are more than 30 feet. All exterior walls are non-rated per IBC Tables 601 and 602.

Roof

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Structure: Pre-cast Concrete Double-T's Concrete Waffle Slabs Post-Tensioned Concrete Slabs Limited Area of Steel Deck on Steel Bar Joists

Floor Structure: Slab-on-Grade Concrete Waffle Slabs Post-Tensioned Concrete Slabs

Partitions: Masonry Gypsum Board on Steel Studs

Stairway Enclosures: Stairways in non-sprinkled buildings used as required means of egress are to be 2-hour fire rated enclosures (fire barriers) with 90 minute door assemblies Open stairs exist within the building.

Stairs: Concrete

Surface condition of Floors Level 1 terrazzo is cracking. Carpet in moderate to poor condition.

Noticeable Deflection of Floors No.

Fire Alarm Pull Stations or Detection system Installed: Limited.

Corridors: Corridors in non-sprinkled B Occupancies are required to be one-hour rated per IBC Section 1017.1. Existing corridors to not have rated door assemblies.

Air Movement Corridors: Corridors shall not serve as supply, return, exhaust, relief or ventilation ducts. IBC Section 1017.4. Currently the corridors are utilized for the return air system.

Automatic Sprinkler System Installed: Auditorium and Stage Areas only.

Fire Separations Between Different Construction Types Not applicable.

Ceiling and Partition Membranes One Hour Rated: Equivalent construction typical and must be verified by design team. No opening protection.

Travel Distance: Shall not exceed 200 feet in non-sprinklered building for B Occupancy, IBC Section 1016.1. Common path of travel shall not exceed 75 feet, IBC Section 1014.3.

Mechanical Equipment Condition

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The equipment is beyond the anticipated lifespan. New chiller will be required to support air conditioning the entire building New cooling tower will be required New boiler will be required to support new air handling equipment New temperature control system will be required

Electrical Distribution condition New service equipment is required and much of the distribution is undersized per current standards and code compliance issues. A new transformer will be required to support the new mechanical equipment loads

Lighting System Evaluation Outdated; updated for energy efficiency New lighting system will be required throughout the facility

Plumbing Condition In generally operating condition considering age of systems Additional restrooms will be required to accommodate ADA requirements and meet building occupancy.

Handicapped Access Non-Compliance Accessibility issues exist throughout the facility Handrails at all stairways should be replaced conforming to current requirements Door operators should be installed at the main building entrances Designated accessible seating areas should be provided in the theater Modifications will need to be made to provide accessible routes throughout Areas of evacuation assistance should be constructed on the second level

Roof Condition

New; recently replaced Exterior Wall Condition

Joint sealers have failed in many locations Pre-cast parapet in need of repair of replacement

Window Condition Poor condition which will require replacement throughout. Hollow metal window walls should be replaced with aluminum storefront systems Aluminum window units should be replaced with new units

Fixed Equipment Condition Poor (outdated; original equipment generally throughout)

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4. Architectural Design Features Open Courtyard Alterations: As part of the proposed improvements to E.S. French Hall, the existing open-air courtyard on the west side of the building will be enclosed. In order to enclose this area, a roof, stair and new slab-on-grade will be added. The new roof framing will be approximately the same elevation as the existing roof line. The new stair landing will be at the same elevation as the existing second floor line. A new slab-on-grade will be added at the existing first floor level. It is anticipated that the proposed framing will be installed by dropping the new members down through the existing opening. The new framing will be supported by a new foundation system that will bear at the same stratum as the existing foundation. It is suggested that the new framing be steel frame. Information from S.A. Miro in developing the preliminary structural concept for enclosing the open courtyard and cost associated with structure to accomplish it. The project scope is to cover an existing approximately 3000 square foot courtyard area. The new roof structure will consist of pitched, flat bottom chord bar joists with an approximately three on twelve pitch with a ridge line at the center of the courtyard. The new roof structure will be at approximately the same elevation as the existing roof level. The roof joists will span approximately 45 feet and bear on steel beams on either side. The joists will be spaced at approximately five and a half feet on center. The roof covering will consist of one and a half inch deep steel roof deck with skylights between the roof joists. The skylight openings will be framed with steel angles. The steel beams will bear on rectangular hollow structural steel columns which will be inset from the existing structure and will align with the existing columns. The steel columns will bear on concrete pier caps which will be supported on helical piers. Eight steel columns, pier caps and helical piers are expected. Six steel beams are anticipated and 13 steel joists are expected. The existing floor slab will need to be removed and replaced in the areas of the new columns and piers. The cost of the work described above is estimated at approximately $110,000.

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E. Project Scheduling and Phasing 1. Project Schedule

The E. S. French Hall project is not dependent upon the schedule or implementation of another project on the Northeastern Junior College campus. It is proposed as a General Fund building and is subject to the full State approval process. The following schedule is proposed.

Campus Program Plan Approval June 2008 CCHE program Plan Approval July 2008 Full Legislative Approval May 2009 Architect Selection June 2009 Design Phase Begins August 2009 Construction Bids Received August 2010 Construction Start September 2010 Construction Complete (Phase 1) July 2011 Construction Complete (Phase 2) November 2011 Commissioning December 2011 Building Occupancy January 2012

1. Assumes approval within the Long Bill in the 2009 Legislative session. 2. Assumes that bids are within the budget allowed for the project with minimal value engineering

and redesign required by the design team.

Schedule assumes that portions of E.S. French Hall will remain occupied during the phased construction process. Classes will need to scheduled in other facilities on campus to allow this phased construction process. It is anticipated that the eastern portion of the building will be renovated during Phase One. Use of the Theater, Stage and adjacent support spaces will have to be curtailed during this phase of renovation. Construction will have to be closely coordinated with the academic calendar during both Phase 2 and Phase 2. 2. Cost Estimate The following cost estimate was developed with input from a variety of sources. Recent projects in Colorado, changes to the market conditions, trends in costs provided by local contractors and estimating consultants all played a role in developing the project budget. It should be noted however the following does not include high escalation costs for future years. This must be taken into account when the College prepares its Capital Construction Budget Request for future years.

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3. Financing Explanation

The project is being funded through the State of Colorado Capital Construction Fund. The College will be requesting state support during the 2009-2010 capital budget request process. Northeastern Junior College financed the planning of both the original program plan in 2001 and this program plan using operating funds. Operating costs for the project will remain relatively constant with today’s costs. This project will not require any additional operating once complete. Support staff and utility costs will change slightly but not enough to warrant the need for an additional support. This is another reason the renovation, or building revitalization, is a better solution than a new facility.

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IV. Appendices A. Existing Floor Plans and Space Inventory B. Space Utilization by Classroom /Lab Hours Use of Detail C. Facilities Audit Report for French Hall D. Life Cycle Cost Analysis E. Third Party Review

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A. Existing Floor Plans and Space Inventory The following schematic floor plans have been upgraded to reflect today’s use. The campus space inventory was adjusted to reflect the updates and is consistent with the floor plans. Both are included in the following pages.

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B. Space Utilization by Classroom /Lab Hours Use of Detail The following summarizes the credit hour and contact hour production of the instructional spaces in French Hall. Although this is not articulated per room, the space analysis indicates there is ample room for growth in the instructional spaces throughout the building. One reason is that many of the laboratories are unique to each other. For instance, a drawing lab can not use a music studio to hold class. Thus, there is a base set of facilities required regardless of the amount of classes. In most cases, a second lab will not be required because even as enrollments grow, the labs can support additional classes. This is based on a target utilization of between 32 and 40 hours per week. Growth can be supported in the instructional classes and laboratories without adding space.

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C. Facilities Audit Report for French Hall \ Building: E.S. French (67,000 gross square feet, 27 years old) Existing Conditions 1. HVAC - Building is provided heating water by a large Kewanee forced-drift

boiler. Chilled water is generated by a Carrier absorption chiller. The cooling tower is located on the roof with a remote drain down sump located in the mechanical room. A chemical treatment system was provided for the condenser water system.

The large rooms are served by constant volume air handling units with perimeter Hydronic baseboard radiation. The smaller rooms are served by a central dual duct air handling unit.

Control system is pneumatic.

2. Domestic Water Heater - 80-gallon water heater with 75 MBH input. 3. Expected System Useful Life from Original Installation:

Boiler - 40 years Chiller - 25 years Air Handling Units - 30 years Domestic Water Heater - 12 years

Cooling Tower - 25 years System Deficiencies and Code Violations 1. System has exceeded its useful life and will need major work in the near future. 2. Main dual duct air handling unit does not have safety belt guards. 3. System return air is being pulled through the corridors.

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D. Life Cycle Cost Analysis

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E. Equipment Projections

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F. Third Party Review Provided under separate cover