F5 Office of the President TO MEMBERS OF THE FINANCE AND CAPITAL STRATEGIES COMMITTEE: For Meeting of March 15, 2017 DISCUSSION ITEM HARING HALL SAFETY IMPROVEMENTS AND BUILDING RENEWAL PROJECT, DAVIS CAMPUS EXECUTIVE SUMMARY The Davis campus proposes to renovate Haring Hall to accommodate instructional space and faculty offices in the campus core. Haring Hall was constructed in 1950, and the 158,500-grosssquare-foot (gsf) building was the initial home to the UC Davis School of Veterinary Medicine (SVM). With the relocation of the SVM to facilities in the Health Sciences District, the building s prime campus location makes it an ideal candidate for renovation and reuse to provide acutely needed space for instruction and faculty. Classroom capacity is currently a factor limiting student access to courses necessary to support their timely progress toward graduation. Current classrooms are oversubscribed. Campus plans to upgrade existing classrooms to meet accessibility requirements would result in reducing the number of seats available, exacerbating the capacity issue. For these reasons, along with University plans to increase enrollment, additional classroom space is a priority. Additional administrative space for faculty is required to support increased enrollment. The campus is currently experiencing a shortage of faculty offices, which impedes faculty hiring, hinders research activities, and detracts from the student experience. The current need for offices crosses several key disciplines and is expected to be intensified by the hiring associated with growth in the coming years. It is envisioned that office space provided in Haring Hall would serve as a home for multiple academic departments as well as cross-disciplinary space for faculty, lecturers, and graduate teaching assistants. The proposed project recognizes the campus s focus on stewardship of existing campus facilities and would modernize Haring Hall to serve high-priority campus uses. Significant renovations are necessary to address building deficiencies, including seismic mitigation and building system upgrades, and to prepare the structure for instructional and faculty use. The campus evaluated alternatives and determined that the optimal solution is to provide classroom and faculty office uses in a renovated Haring Hall.
FINANCE AND CAPITAL STRATEGIES -2- COMMITTEE March 15, 2017 F5 Approval of preliminary plan funding, followed by approval of full budget, external financing, and design pursuant to the California Environmental Quality Act will be requested in future Regents actions. Haring Hall Overview BACKGROUND Haring Hall was completed in 1950 and the 158,500-gross-square-foot (gsf) building was the initial home to the UC Davis School of Veterinary Medicine (SVM). The State Budget Act of 2008 included an appropriation for the construction of the Veterinary Medicine 3B (VM3B) facility, which allowed for the relocation of most of the uses in Haring Hall. The completed VM3B replaced obsolete research laboratories, support, and office space for Veterinary Medicine functions located in Haring Hall. The building is located at the corner of Hutchison Drive and California Avenue (refer to Attachment 2), adjacent to other instructional and student-serving facilities. The site is adjacent to the Silo Bus Terminal and on the main east/west campus circulation route. The existing bus transfer station in front of Haring Hall creates a central hub on the campus. By locating general assignment classrooms adjacent to this hub, the proposed project supports an opportunity to provide a student plaza that serves both the transit station and student gatherings. The adjacency to the Silo for food services across Hutchison Drive would further enhance the use of such a plaza. Most of the Haring Hall facility is two stories and separated into three wings: the east wing, the central wing and the west wing (refer to Attachment 3). The laboratory room configurations in Haring Hall are rigid and inefficient for modern laboratory operations, which constrains research team effectiveness and collaboration. As early as in the 2006 Project Planning Guide for VM3B, it was noted that Haring Hall would be renovated to accommodate general campus enrollment growth. Currently, uses include: two lecture halls used regularly; two other lecture halls used on an as-needed basis; offices accommodating approximately eight people are in use; an anatomy laboratory is used one quarter per year; and various storage functions. Use of the lecture halls, offices, and storage would be suspended prior to beginning renovation work. The anatomy laboratory, located in the west wing, would remain in use during construction. It would be physically isolated from the main building during renovation. This approach recognizes the lack of available alternative space for the laboratory, and allows the laboratory to continue to operate until its replacement space in the renovated Haring Hall is complete. When the replacement space is complete, demolition of the current laboratory would occur. The proposed project must address various issues and the work will be done in accordance with the California Building and Fire Codes.
FINANCE AND CAPITAL STRATEGIES -3- COMMITTEE March 15, 2017 F5 PROJECT DRIVERS The primary project drivers for renovating Haring Hall are to provide space for instruction and faculty in order to meet current demand and to accommodate campus growth. To accomplish this, the proposed project must perform seismic and fire suppression corrections and renew the building systems. Haring Hall s central campus location makes it ideally suited to provide critically needed classroom and faculty office space. Renovating Haring Hall for faculty- and student-serving uses helps to keep the core campus active and vital. Lastly, the project recognizes the campus s focus on stewardship of existing campus facilities. Need for Space to Accommodate Campus Growth The campus has grown rapidly over the last decade and faces a continued period of growth. Though the campus has pursued an aggressive capital program over this time period, development of faculty and instructional space has not kept pace with demand, nor is the campus poised to accommodate planned growth. In March 2013, the campus launched the 2020 Initiative, an ambitious plan to build on the institution s excellence and create a more diverse community of scholars. The 2020 Initiative puts the campus on a path toward adding up to 5,000 new undergraduate students by 2020, along with corresponding increases in graduate students, faculty, staff, and facilities. The 2020 Initiative anticipated the need for additional space to accommodate this growth. However, current State enrollment priorities have caused faster-than-anticipated growth in the numbers of California resident students. As of fall 2016, the campus has already added 675 more California resident students than the total number of California residents planned through 2020-21. The unique front-loaded enrollment growth of fall 2016 resulted in greater-than-anticipated near-term space and facilities challenges for the campus. The campus now faces a critical shortage of classrooms and student support spaces as well as space to accommodate faculty growth. Need for Instructional Space: Faster-than-anticipated growth in student enrollment has resulted in classroom capacity limiting student access to courses that are necessary to support their timely progress toward graduation. The campus is currently constructing a 600-seat lecture hall, anticipated for completion in 2018, that addresses the need for a large classroom, and renovations in Cruess and Walker Halls will deliver approximately 600 seats in five new classrooms. The campus has also identified limited opportunities to deliver new general assignment classrooms within existing facilities; however, these do not address critical needs for small and medium-sized classrooms. In response to the effects of enrollment growth on classroom availability, the campus has identified creative solutions in the use of non-general assignment classroom space for general assignment instruction to meet interim needs. For the 2016-17 academic year, the campus is adapting temporary spaces for general assignment classroom use all over campus, including Jackson Hall at the Mondavi Center, the Welcome Center, Wright Hall, Gallagher Hall, and the Music Building. These adaptations represent approximately 1,000 available classroom seats for
FINANCE AND CAPITAL STRATEGIES -4- COMMITTEE March 15, 2017 F5 the growing campus community. These spaces are providing some relief but do not function well as a permanent solution as their availability is limited, other uses are being displaced from these spaces to accommodate instruction, the acoustics and configurations are often not ideal for instruction, and some spaces are particularly unfit to support emerging pedagogies, including interactive instructional techniques. The California Postsecondary Education Commission (CPEC) has established guidelines for classroom utilization as a measure of productive classroom use. As illustrated in Table 1, when measured using CPEC guidelines, classrooms of most sizes on the Davis campus are near or exceed 100 percent utilization. Table 1. Davis Campus Classroom Utilization Fall Quarter 2015 Number of Seats Total Number Rooms Total Number Seats Utilization as a % of CPEC Standard 1-15 9 135 46.4% 16-25 12 271 117.3% 26-50 55 2,194 92.5% 51-100 27 2,014 93.0% 101-200 19 2,798 107.3% 201-300 4 1,099 135.9% 300+ 3 1,296 164.4% Small classrooms with 15 or fewer seats represent less than seven percent of classrooms and two percent of all classroom seats on the Davis campus. As demonstrated by their utilization, these rooms are not well suited to current instructional practices. With the exception of this outlier, classrooms of all sizes are highly utilized. The Haring Hall project would provide additional capacity across these room sizes (with the exception of the 300+ seat range, which would see relief with the new large 600-seat lecture hall). Additional projected student enrollment growth would further constrain classroom use, and factoring the time to delivery for classroom projects, it is incumbent upon the campus to develop additional instructional capacity in the near term. Another factor contributing to the need for more classroom space results from the impact that renovations will have on existing classrooms elsewhere on campus. The buildings that house the majority of the campus s general assignment classrooms were built in the 1960s and are in need of renovation. As part of their renovation, new accessibility requirements would reduce the number of seats, exacerbating the existing capacity issue. Need for Faculty Office Space: 2020 Initiative hiring plans call for 200 net new ladder-rank faculty and 100 net new lecturer positions. In addition, the Provost has established a Hiring Investment Program (HIP) with the goal of bringing an additional 60 net new ladder-rank faculty positions to UC Davis over the next six years. These programs together result in a total of 360
FINANCE AND CAPITAL STRATEGIES -5- COMMITTEE March 15, 2017 F5 net new faculty, made up of 260 ladder-rank faculty and 100 lecturers, by 2022-23. To date, new faculty hires, including HIP hires, total 172, consisting of 94 net new ladder-rank faculty and 78 new lecturers. The influx of additional faculty has not been accompanied by significant new space to accommodate the office needs associated with these new hires, so the campus is currently facing a shortage of faculty offices. As confirmed by recent evaluations of space use on campus, faculty office space is at a premium and this has resulted in less than optimal assignment of faculty offices. Minor renovations that have reallocated and reconfigured existing space have helped accommodate new faculty; however, some of the solutions, including shared office arrangements, are neither optimal nor long-term solutions. The current need for offices affects multiple divisions and has affected the ways in which faculty work and interact with students. The campus must deliver additional office space to ensure that this does not impede faculty hiring, productivity, or their ability to effectively interact with students. Need for Seismic Corrections Haring Hall has a UC Performance Level of VI (formerly known as Very Poor ). Seismic assessment recommendations to improve the seismic rating include the provision of new shear walls. The recommended solution would require foundation work, roof removal and repair, and corrective interior finishes. The proposed project would implement necessary improvements to bring Haring Hall to a Performance Level III (formerly known as Good ). Need for Building Renewal Over 65 years old, Haring Hall has not benefitted from major systems renovation or improvements. These systems are in need of replacement. In addition, building code changes necessitate upgrades to the existing fire suppression system and the presence of hazardous materials requires abatement. Building Systems: The mechanical system in Haring Hall is inefficient, at the end of its useful life, and is in need of replacement. The existing ducts in the laboratory areas that are currently vacant have accumulated debris. Other deficient building systems include chilled water service, for which there in no dedicated service in Haring Hall; and steam service, which has insufficient pressure and flow. The electrical equipment and distribution systems require replacement. Telecommunications systems and cabling are also outdated and in need of replacement. Renovation of Haring Hall also provides an opportunity for the campus to increase the sustainability of its facilities. The campus is exploring options that would result in a carbonneutral facility. Fire Suppression: The existing fire alarm system does not have strobes or smoke detection. The system is not compatible with current systems and must be replaced. In addition, the building currently does not have a fire sprinkler system, which must be installed throughout the building.
FINANCE AND CAPITAL STRATEGIES -6- COMMITTEE March 15, 2017 F5 The proposed project would implement necessary improvements consistent with University policies and the California Building and Fire Codes. Historic Character Haring Hall is the original location of the School of Veterinary Medicine at UC Davis, and this fact contributes to the campus commitment to renovate the facility. The California Environmental Quality Act document would evaluate the significance of the historic resource and this would inform project design. VISION, OBJECTIVES, AND IMPLEMENTATION Renovating Haring Hall for faculty and student-serving uses is beneficial to keeping the core campus active. Haring Hall s central campus location makes it an excellent site to provide classroom and faculty office space to meet the needs associated with enrollment growth. The building s structural grid is well suited for classroom and office uses. The building is not optimal, however, for modern laboratory configurations, with floor heights that are lower than typically provided in modern laboratories and structural bay spacing that is not optimal for current laboratory design standards. The vision for Haring Hall includes: complete building renewal, including building systems, seismic and life safety improvements, and accessibility upgrades; provision of approximately 2,000 lecture seats. Classroom sizes would be refined during programming, but current projections are for approximately 50 classrooms ranging in size from 20 to 150 seats, as well as upgrades to the existing 285-seat hall. The campus is exploring the potential to deliver a second lecture hall of approximately 300 seats; delivery of approximately 200 to 300 faculty and staff offices to support student and faculty growth; and landscape improvements and bike parking to provide a student plaza adjacent to this planned general classroom hub, consistent with current campus development standards. Project Site Haring Hall is located on the core of the Davis campus north of Hutchison Drive, west of California Avenue, and south of Storer Mall. The Silo Bus Terminal is immediately south of the building and the Student Community Center is located to the east across California Avenue. Numerous other instructional and research buildings are located in the vicinity, making this location a prime candidate for classroom use, with easy bike and bus access, as well as other instructional and student support space nearby.
FINANCE AND CAPITAL STRATEGIES -7- COMMITTEE March 15, 2017 F5 Proposed Program East Wing Renovation: The east wing would be renovated to accommodate faculty office space and space to serve as cross-disciplinary collaboration areas for faculty, staff, and students. A mixture of enclosed offices, open offices for support staff, and collaborative break-out and meeting rooms would be provided. Approximately 200 to 300 office seats would be provided, depending on the final mix of workspace types (enclosed versus open) and space allocation per occupant developed during the programming phase. Specific objectives for the east wing renovation include: development of faculty space to enhance faculty recruitment efforts for for growing programs; creation of collaborative spaces that engages cross-disciplinary interaction; and flexibility of use by multiple departments via a design that allows subdividing the floor plate into smaller groupings. The entry and lobby would be refurbished and this area would serve as the main entrance to the office wing. Central and West Wing Renovation: Renovation of the interior of the central and west wings would provide general assignment classrooms, seminar rooms, and breakout space. A new entry from the south would be created to support a student activity hub near the transit center. The existing 285-seat lecture hall would be modernized or replaced with at least an equivalent number of seats. The existing anatomy laboratory and associated space, currently located in the northernmost portion of the west wing, would be accommodated on the westernmost side of the renovated west wing (refer to Attachments 3 and 4). This essential teaching function serves students whose coursework is based in the adjacent life sciences district. The single-story portion of the west wing would be demolished to create space for a future building. The following have been developed as specific objectives for the classroom program in the central and west wings: provide a mix of traditional and flexible classrooms; accommodate as many large classrooms (+100 seats) as possible within the constraints of the existing building structure; restrict dedicated storage as none is required for individual classrooms; utilize flexible furniture, especially in flexible rooms, critical in order to allow for reconfiguring space; construct at least one 250 or more-seat or classroom/auditorium, to replace the existing one in Haring Hall; determine via test fitting what works best in the space, while balancing overall campus classroom demand by type and size; develop informal learning, study and breakout spaces in key locations; and animate corridors with informal spaces and alcoves.
FINANCE AND CAPITAL STRATEGIES -8- COMMITTEE March 15, 2017 F5 Long Range Development Plan The proposed project is consistent with the land use designations and policy objectives in the UC Davis 2003 Long Range Development Plan (LRDP), which designates the site for Academic/Administrative high-density use. Alternatives Considered It is imperative that the campus respond to the current and projected demand for classroom and faculty office space. Without a responsible plan to support campus growth, the recruitment and retention of students and faculty as called for in the 2020 Initiative and the Hiring Investment Program is impaired. Additional classroom space is critical to supporting timely progress toward graduation, and faculty office space is necessary to sustain important research and advance teaching. The campus must take steps to provide space to accommodate these uses. The campus evaluated a number of alternatives to identify a path toward meeting these space needs. These alternatives included: (1) pursuing non-capital solutions; (2) pursuing off-campus space; (3) developing a new on-campus facility; and (4) renovating an existing campus facility. Approval Request and Project Schedule The campus anticipates requesting approval of preliminary plan funding at the next Regents meeting, followed by a request for approval of total budget, external financing, and approval of design following compliance with the California Environmental Quality Act for the project in late 2017. The campus plans to begin construction subsequent to design and environmental approval. Due to the size of the project, the construction duration would deliver project components in phases, with the goal of delivering the complete project by summer 2021. Key to Acronyms CPEC GSF HIP LRDP P3 SVM VM3B California Postsecondary Education Commission Gross Square Foot Hiring Investment Program Long Range Development Plan Public-Private Partnership School of Veterinary Medicine Veterinary Medicine 3B Attachment 1: Project Location Map Attachment 2: Haring Hall Existing Layout Attachment 3: Haring Hall Proposed Layout Attachment 4: Alternatives Considered
ATTACHMENT 1 Project Location Map
Haring Hall Existing Layout ATTACHMENT 2
Haring Hall Proposed Layout ATTACHMENT 3
ATTACHMENT 4 ALTERNATIVES CONSIDERED It is important that the campus respond to the current and projected demand for classroom and faculty office space. Without a responsible plan to support the growth of the campus population, recruitment and retention of students and faculty is impaired. Additional classroom space is critical to supporting timely progress toward graduation. Faculty office space is vital to sustaining critical research and promoting education. Failing to meet these mission-critical needs negatively affects the quality of education provided. There is limited vacant existing space on the Davis campus to accommodate growth in demand for instruction and faculty offices. The campus has identified faculty offices and general assignment classrooms as critical among space needs to accommodate near-term growth. It is crucial that the campus take steps to provide space to accommodate these uses. The campus evaluated a number of alternatives to identify a path toward meeting space needs for faculty offices and instruction. These included the following: 1. Pursuing non-capital solutions 2. Pursuing off-campus space 3. Developing a new on-campus facility 4. Renovating an existing campus facility 1. Pursuing non-capital solutions The campus has already employed a number of strategies in order to maximize use of existing classrooms, including early morning and evening instruction and using non-general assignment space for instruction (e.g., performance venues, department-controlled seminar rooms, etc.). These strategies have helped manage near-term demand; however, the campus is not able to identify enough additional opportunities to provide adequate capacity to meet campus needs as enrollment increases. To help meet the office need, strategies have also been employed to maximize office space to accommodate faculty, including relocation of staff to free offices for that use and, in some instances, implementing shared office facilities. Similar to the situation with classrooms, these strategies would not continue to meet demand as the campus grows. 2. Pursuing off-campus space Instructional space is core to the campus mission and needs to be located in close proximity to other instructional facilities to allow for easy access for students living on campus, students living proximate to campus, and students relying on bicycles or public transportation. Any new instructional facilities need to be within ten minutes of existing facilities to ensure that students are able to travel between classes during the allocated class change time. For these reasons, it is necessary that new classrooms be located on the core campus and makes it difficult for the campus to pursue off-campus space for new classroom space. Typically, in evaluating options to meet additional space needs, the campus considers potential opportunities to deliver the space more quickly or cost-effectively by locating certain functions outside of the main UC Davis campus.
Similarly, faculty offices need to be near the classrooms where faculty teach and easily accessible for students to visit. The campus has been able to locate a few faculty offices in leased space in the City of Davis, but these instances are uncommon and proximity to research was a key factor. 3. Developing a new on-campus facility Additional classroom and office space could be effectively delivered in a new building. A new building provides the maximum flexibility for designing a space specifically to suit the needs of the intended uses. A new facility with classrooms and faculty offices must be located on the core UC Davis campus, in close proximity to other classroom buildings and transportation hubs. The site selected must also consider the desired size of the development, which would need to be at least 150,000 gross square feet to accommodate the desired program, and be of a right scale and density for the neighborhood. There are infill type sites on the campus that could accommodate this development. 4. Renovate an existing campus facility The campus has evaluated core campus buildings to assess their current utilization and the maximum occupancy they could support both with and without renovations, as well as to assess the condition of these buildings. Through this process, Haring Hall was identified as one of the best opportunities to be renovated to accommodate campus growth needs for non-laboratory space. Haring s excellent location in a student-centric zone make it worthy of consideration for renovation and renewal for this purpose. Although originally a laboratory building, Haring Hall has a structural grid and high bay space particularly suited for classrooms and offices. The depth of the building, particularly the east wing, results in efficient configurations that could be optimized for office use. The central wing s structural grid is flexible enough to accommodate a variety of small- and medium-sized classrooms, and the mix could be optimized to meet campus needs. Despite its previous use as a laboratory building, its floor heights are lower than typically provided in modern laboratories, making it difficult to fit the large air ducts and other special services necessary if Haring were to be renovated for laboratory use. In addition, the structural bay spacing of Haring Hall is not optimized for current laboratory design standards that typically require large amounts of support space adjacent to the laboratory bench. Other buildings that might accommodate this need have similar building system issues and deficiencies and less desirable locations than Haring Hall, and with comparable estimated costs to correct. These buildings are currently occupied and would require multiple space moves to prepare the space to be renovated for the proposed uses. These buildings also would require future renewal, and many satisfy other programmatic and adjacency needs. For these reasons, the other buildings should be considered for renovations that maintain their primary functions as research laboratory and teaching spaces. A feasibility study of Haring Hall determined that renovation work on the building would cost approximately 80 percent or less than the cost of demolition and construction of a facility of equal size and use. In addition to the greater capital investment required to construct a new facility, there is no programmatic advantage to locating these functions in newly constructed
space. The existing size and building envelope configuration lends itself well to the types of spaces that the campus most critically needs. In addition, a new building to accommodate these needs would also need to be centrally located on the Davis campus, and construction impacts could be disruptive to adjacent buildings. The construction of a new building elsewhere on campus to meet the programmatic needs would continue to leave the centrally located Haring Hall largely vacant and in need of capital renewal. Furthermore, demolishing and rebuilding a facility on the existing site or building a new building elsewhere on campus does not support the campus s sustainability initiatives or promote conscientious stewardship of existing resources. For these reasons, the campus has decided to pursue renovation and reuse of Haring Hall to accommodate classroom and faculty offices. Implementation. The campus looked at a number of options for how a renovated Haring Hall could be delivered. The campus considered using a Public-Private Partnership (P3), but decided to deliver the project itself because of (1) the lack of revenue generation for a developer, and (2) the fact that campus delivery is more likely to complete the project faster. The campus took into consideration that renovating the structure includes complicated seismic and hazardous materials work and a P3 delivery model would require additional time to execute an agreement with the selected developer. Since the building is segmented into three distinct sections, phasing a renovation of Haring Hall could be feasible. The central and west wings could remain operational while the east wing was renovated. However, completing a building renovation in two phases would incur additional costs. Approximately $500,000 worth of work would be required to separate the east wing during the initial phase of renovation and then again to separate off the anatomy area during the second phase. Additionally, phasing would add approximately $1.6 to $2.5 million to the cost of the project due to the need to remobilize at each phase. Another consequence of phasing a renovation project is the risk of escalation. Given current and projected market conditions, the campus anticipates escalation costs of approximately six percent for every year that the work is delayed. Securing separate funding and phasing the construction could add $4 million per year or $8 million for a two year delay. Therefore, a total cost of phasing the project in two distinct phases could add roughly $11 million to the project. There are also schedule and programmatic benefits to renovating the entire building at one time, which could bring critical general assignment classroom space into use as early as fall 2021, nearly two years sooner than would be anticipated with a phased approach. A single-phased approach also supports design continuity by having one design team on the project, ensuring unity of the completed building in terms of aesthetics, energy/carbon neutral features and design, LEED certification, and building operation.