a guide for - Northern Arizona University

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JCCR Update
1. Please provide a greater level of detail for each of your requested projects.
a. Attached is a detailed write up of each project.
2. Please provide a list of your requested projects in order of priority. The priority of projects for Northern Arizona University are as follows:
a. Skydome
b. North Plant Utility Retrofits
North Union Infrastructure
d. Liberal Arts Academic building
e. Hotel and Restaurant Management
3. For all of your requested projects, please identify which projects have health and safety issues and the rationale behind the health and
safety concerns.
a. Attached in the detailed report
i. Skydome – Health, Fire Life, Safety and ADA compliance
ii. North Plant - Health, Fire Life, Safety, and North Campus utility reliability and service upgrades
iii. North Union - Health, Fire Life, Safety and ADA compliance
iv. Liberal Arts - Health, Fire Life, Safety and ADA compliance and renovations.
v. HRM – Repurposing of space, upgrades to HVAC and other utility delivery systems.
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1. L.J. Walkup Skydome
The Skydome was constructed in 1975, and during the past 33 years has undergone several minor interior renovations. The entire scope of
this project is related to fire, life, safety and ADA and code compliance. Since the construction of the Dome, the Americans with
Disabilities Act was enacted by Congress, which emphasizes why the facility is so deficient in this aspect. There have also been yearly fire
code updates since the original construction of the Dome plus two major code updates; the National Fire Code Update of 1988 and the 2003
International Building Code/Fire Code which was adopted by the State of Arizona in 2007. The Dome is out of compliance on all code
requirements which include items such as: sprinkler system installation, fire notification, ADA modifications for accessibility in restrooms
and public viewing areas, egress improvements for safety, and elevators for ADA access to lower and upper levels.
A building assessment, performed by SmithGroup Architects and Engineers in August 2008 confirmed the university’s non-compliant status
regarding fire, life, safety and ADA accessibility. The assessment documented that the Skydome has major compliance deficiencies in both
areas, including: 1) the lack of ADA accessibility in restrooms and lower dome levels; 2) the lack of ADA compliant viewing areas
throughout the stadium; 3) inadequate fixture capacity in restrooms; and 4) no fire suppression in the entire dome. The Skydome project will
add a wet suppression system on the concourse and lower levels of the dome that are occupied and where equipment and material are stored.
All restrooms will be renovated and expanded to provide ADA accommodation and meet IBC standards for adequate fixture quantities for
the capacity of the facility, plus bring inoperable toilets and sinks into working order to comply with local health code.
The project scope will address other deficiencies such as existing locker rooms which require reconfiguration to provide quick and safe
access to and from the playing field. Currently access is through a maze of hallways to both the men’s and women’s locker rooms on the
west side. Existing egress is through restrictive corridors; is not ADA compliant and poses a safety concern if there were to be a fire in the
facility. There is only one elevator in the dome on the east concourse; code requires an additional elevator on the west concourse.
Additionally, there is no ADA access to the broadcasting booth or other levels of the stadium.
Existing stadium access aisles are narrow in width and have no center hand railing which creates a major safety issue in the Dome. The
project scope includes replacement of the existing seating with wider seats which will reduce the stadium capacity, increase the aisle width
and provide adequate space for the installation of hand railings. (Note: the existing stadium has a capability of 14,500+; reducing the
seating capacity to 10,000+ will help address compliance issues for the entire dome as ADA requirements are directly related to capacity.)
The above stated non-compliance issues drive the renovation of these various spaces to correct current conditions that are potential safety
hazards. Due to the heavy use of the Skydome for events encompassing university colligate athletic programs, intramural sports programs,
and public events, this is a high traffic facility for students, faculty and staff and the community and a university responsibility to operate
safely. Initial construction will commence upon review with additional planning immediately, a light construction phase begins in March
while the facility remains occupied, with heavy construction performed from May through July 2009. Light construction activity will
continue in August 2009 until the completion of the project. We are planning a single phase construction with only one complete shutdown
occurring during the heavy construction period.
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2. North Plant Utilities Retrofit Project – Boiler Plant and Power Upgrades
North Utilities Boiler Plant
Currently, there are three boilers in the North Plant. They are all 45,000 pound per hour steam boilers. Boiler #1 was installed in 1980, boiler #2
was installed in 1966, and boiler #3 was installed in 1969. These boilers are used to produce medium pressure steam for all north campus
building heat and domestic hot water. These boilers currently serve 40 buildings on north campus, and additional buildings or expanded spaces
are scheduled to be added. The average useful life of a boiler is recommended to be 25 years. The capacity and reliability of these current
boilers is not sufficient. In 2006 peak campus steam demand was 45,000 pounds per hour which gave the plant exactly N+1(had 100%
redundancy) reliability because boiler #3 had been out of service for 10 years. The new lab building added an additional 12,000 pounds per hour
to the existing demand, creating a situation in which there was no redundancy (back up in case of a failure) at the plant. At that time, boiler #3
was upgraded and brought back online to provide some back up capacity.
As currently configured, the plant does not have adequate capacity to meet the standard reliability criteria identified by our utility master plan
consultants. The primary system concern is that all three water tube steam generators have substantially exceeded their useful life. Furthermore,
the recently retubed boiler #3 continues to demonstrate tube corrosion problems. The purchase and installation of a new steam generator is a
prudent step in ongoing plant renewal and will provide the necessary back-up services for an institution of our size. Additionally, given the age
and condition of other components in this plant and the increasing demands on use, it would be wise to also replace aged steam system
ancillaries including the existing deaerator (takes the oxygen out of the water), feed water system, controls, instrumentation, and motor control
center during this project. With the additional facilities on north campus from previous and planned construction, it is projected that this plant
will experience a peak load greater then 90,000 pounds per hour.
The North Plant building renovation is a necessary part of the fire, life and safety upgrades. Sections of the North Boiler Plant have been red
tagged (once red tagged a building should not be occupied until the health and fire, life, safety concerns are remediated) by the state fire marshal
due to egress issues, unapproved construction, and lack of sprinklers. Current sprinklers are sporadic, there are many parts of the building with
poorly constructed mezzanines and other structures that need to be removed. Once these pieces are removed, the necessary fire systems
upgrades will be reduced. The building can continue providing service during the upgrades, installations and construction and will not have to
be closed.
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North Utilities Power Upgrades
The existing electrical distribution cable is in the north campus tunnel system. This electrical cable provides power to all buildings on north
campus. The tunnel is old, some portions from the early 1900s, and has many leaks and structural failures which not only increase the
likelihood of interrupted or failed service, but also create a risk for the technical professionals that are required to work in these areas.
The main distribution switchgear is a 20+ year old unit which consists of six fused disconnect switches serving six sections of campus loads.
The switchgear does not include a main disconnect which limits operational functionality and precludes the addition of more switches (National
Electric Code limit). The switchgear includes no metering of power or energy usage which makes it impossible to monitor energy usage trends
and makes it near impossible to assess system capacities. The switch gear configuration does not allow preventive maintenance because it
contains no redundancy which would allow select disconnects to be de-energized; therefore, no maintenance has been performed since it was
placed in service. The full functionality of the switching mechanisms is suspect. The distribution feeders are simple “radial” feeders which do
not provide service redundancy to buildings, which is a major deficiency for the University. Lack of service redundancy results in substantially
reduced power reliability to buildings due to unplanned outages and planned maintenance and switching procedures.
This project is fire, life and safety and improves utility capacity and efficiency. There is no renovation in this project
3. North Union / Prochnow
The North Union was constructed in 1959 with subsequent additions, including Prochnow Auditorium and what was once a dining hall. This
entire project is safety driven by health, fire, life, safety and ADA compliance items and does not include renovations. Portions of the building
are red tagged (again once red tagged it is strongly recommended that the building should not be occupied until the issues are remediated) by
the State Fire Marshal. The current building does not have a fire sprinkler system or fire separation between the three sections of the building.
This means that should a fire occur in this facility, it could not be contained to any one section of the building. The proposed addition of fire
suppression connected to the infrastructure comprises a significant portion of this project. Additionally, the building has never had any
asbestos remediation, and the attic, ceiling tiles and floors will all need to be remediated. The original copper wiring in the building and the
roof will be replaced as well as ADA compliance addressed.
Prochnow auditorium is a 900 seat auditorium that serves students, faculty and staff and the community. Events, primarily for students, are
held in this facility on a regular basis. Egress from the auditorium does not comply with either the fire code or ADA. The structure supporting
the ceiling is weak and replacement of sound and lighting fixtures poses safety concerns. The age of the rafters provides no structural
reliability and they are covered on the attic side by asbestos. Because of this the attic is not assessable to make repairs to the sound and lighting
systems therefore additional expense is incurred to bring equipment (i.e. scissor lifts, etc.) in to make these repairs from the ceiling side.
There are a few locations where interior renovations have updated sections of equipment, but as a whole, the building must be updated to
minimize hazards and upgrade code compliance. While the HVAC system is very inefficient and due for replacement, this item will only be
addressed if the total project budget allows after fire life safety items, roof replacement and ADA improvements have been completed.
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4. Liberal Arts
The Liberal Arts building was constructed in 1963, an elevator was added in 1982. The largest part of this project is fire, life, safety and ADA
compliance upgrades although a small portion of the budget has been identified for renovations.
The mechanical system heats this facility in two ways: radiators for much of the building and individual split systems for the large lecture
halls, corridors, and some office space. The radiators are fairly new and working well, however the split systems are at or beyond their working
life expectancies at 22 to 30 years old. Additionally, these units are undersized for the space they are currently serving. The replacement option
for the building is to install a system that would utilize the central plant’s steam and chilled water rather than replace the existing system. This
option increases the utility efficiency in the building and decreases maintenance and repairs substantially.
This building suffers from noncompliance with several code requirements as determined through an architectural assessment. The restrooms
and larger classrooms have ADA and IBC (International Building Code) compliance deficiencies ranging from access and fixture counts, to fan
output and egress. Additionally, the classroom furniture in all classrooms on the first and second floors does not offer ADA accessible options.
The building does not have a code compliant fire protection system. The notification systems on the first and second floor do not meet IFC
(International Fire Code) or NFPA (National Fire Protection Association) requirements. These entities set industry standards and codes for fire
systems. The elevator does not meet the IFC and NAU Fire Life Safety (FLS) requirements to provide an “accessible route/accessible means of
egress” which requires a back-up generator for the elevator nor does it meet the City of Flagstaff Fire Code, because it will not accommodate a
gurney. Finally, the building does not have a fire sprinkler system and does not meet outside air ventilation requirements per ASHRAE
(American Society of Heating, Refrigeration and Air Conditioning Engineers: this group sets indoor air quality standards for the industry).
These deficiencies were determined mainly by the University Fire Life Safety/State Risk Department in conjunction with the State Fire
Marshal, with additional input from a mechanical engineer and architect.
In 2007, the third floor classrooms and hallways were renovated to improve student learning environments. Available resources limited the
scope of the project and no improvements were done to help with code compliance at that time. These repairs require that the entire building be
closed for a few months so the university will schedule this project during the less occupied summer months.
While the building is closed and under construction it is an efficient use of resources to also address some needed renovations to improve the
appearance and usability of the first and second floors. Most of the interior on the first and second floors are original to the building.
Separating the components of this project into fire, life, safety and ADA issues and renovations would increase the overall cost of the project
and cause additional closures and relocations to be necessary. Completing the entire project scope during summer 2009 is more efficient and
less disruptive to students and faculty. Separating this project into two separate projects would cost at least $210,000 for a second
mobilization of the contractor.
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5. Hotel, Restaurant Management – The Inn renovation
The former Hotel and Restaurant facility is comprised of two structures – 1) the old president’s home, built in 1960 which has had some
minor changes and additions and 2) the hotel known as The Inn. The Inn was built in 1987 as a practicum facility. The functions housed in
this building no longer serve the needs of the university and until renovations can occur this building in central campus has been closed.
With the new, expanded dining programs on campus and the opening of the High Country Conference Center and increased relationships with
local hoteliers, the practicum portion of the Hotel and Restaurant Management program relocated to these new, state of the art facilities to
facilitate student learning environments. To accommodate program growth and student demand, the old space is proposed to be renovated into
much-needed hands-on teaching laboratories, as well as other student learning spaces including a computer lab and classrooms.
To accommodate these programs, this building will be undergoing an entire change of occupancy classification from a working hotel (R-1)
and restaurant (A-2) to a combination academic building (B groups), assembly room (A-3) and demonstration kitchen (A-2). It’s important to
note that the “restaurant” portion (A-2) of the current facility does not satisfy the current IBC A-2 requirements (ventilation, electrical, fire
protection etc.) and so even continued use of the facility with the existing programs would have required compliance investments. With the
change of purpose, room sizes and occupancy classifications, all building systems require replacement. For example, all the individual
radiators and AC units for each of the guest rooms would be completely inappropriate for 40-60 person classrooms or a 1 person office. Other
examples would be the ventilation system (also part of HVAC changes), the fire protection notification system, the egress locations, all
lighting systems plus inefficient and problematic hydronic units which require expertise from outside contractors for maintenance. Lastly, the
heating equipment, gas furnaces and air handler in the former president’s house are well beyond their life expectancies.
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