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APPENDIX 23 APPENDIX 21 draft PROJECT PLANNING COMMITTEE REPORT for Medical Sciences Building Laboratory Renovations Facilities Management and Space Planning Faculty of Medicine August 21, 2009 Table of Contents Executive Summary .................................................................................................................iii I. Membership............................................................................................................. 1 II. Terms of Reference ................................................................................................. 1 III. Background Information/vision .............................................................................. 2 IV. STATEMENT OF ACADEMIC PLAN ................................................................. 3 V. Space requirements ................................................................................................. 8 VI. SPACE Program.................................................................................................... 11 VII. Functional Plans .................................................................................................... 20 Building CONSIDERATIONS ............................................................................................... 30 Building CONSIDERATIONS ............................................................................................... 31 VIII. site considerations ................................................................................................. 32 IX. campus infrastructure considerations .................................................................... 33 X. secondary effects ................................................................................................... 33 XI. schedule................................................................................................................. 33 XII. total project cost estimate...................................................................................... 33 XIII. operating costs....................................................................................................... 34 XIV. other related costs.................................................................................................. 34 XV. Funding sources and cash flow analysis ............................................................... 35 XVI. Recommendations ................................................................................................. 35 APPENDICIES APPENDIX A: Basic Science Department Space Program (Breakdown) APPENDIX B: Room Data Sheets APPENDIX C: Staging Plan APPENDIX D: MSB Laboratory Renovation Project Objectives APPENDIX E: Room Data Sheets and Functional Layouts - Secondary Effect - Custodial Space APPENDIX F: Campus Infrastructure Considerations EXECUTIVE SUMMARY HIGHLIGHTS The Medical Sciences Building (MSB) is the main building of the 14 buildings currently occupied by the Faculty of Medicine on the St. George campus. Most of the MSB houses basic science research and teaching facilities, almost all of which are in their original 1968 condition. These facilities are outdated and the infrastructure supporting them failing. Plumbing failures occur on a weekly basis and all remedial work is frustrated by the additional financial and operational burden of the building containing asbestos throughout, except in a few, small, administrative areas that have been abated over the years as part of specific renovations. This project proposes to update the research laboratories to a semi-open floor plan with adjustable modular benching that will better serve the manner in which basic science research is now conducted, fostering and facilitating collaboration. The project will provide new infrastructure including desperately needed emergency power for a variety of lab equipment, including freezers holding millions of dollars worth of research samples and specimens. The Division of Teaching Labs will be entirely reconfigured and updated to reflect the current pedagogical methods and style that have evolved since this building was built. The reconfiguration will better serve the teaching labs as well as provide an opportunity to reconfigure the adjacent spaces. RESOURCE IMPLICATIONS This project will require a very large amount of external funding in order to replace aged and failing infrastructure and provide basic science research facilities appropriate to the 21st century. Detailed planning for the three approved CFI projects is currently underway. Funding for additional CFI projects will be applied for in all subsequent rounds of funding. The table below indicates the funding sources anticipated to date. Funding Source Amount Canadian Foundation for Innovation (CFI) High Field NMR $726,000 The 3D Centre (GI Centre) $835,000 Stem Cell Medicine Centre $622,825 Student Experience Fund $000,000 Government Stimulus Package $00,000,000 Fundraising/future CFI funding $00,000,000 Total Project Funding $000,000,000 August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations As the project will need to be phased over approximately x years, only the funding required for the overall design and the construction of the initial phases need be available at the onset of the project. Funds to complete the project, however, must also be committed. RECOMMENDATIONS THAT the Planning and Budget Committee recommend to the Academic Board: (i) the Project Planning Committee report for the Medical Sciences Building Laboratory Renovations be approved in principle, (ii) the project scope as identified in the Project Planning Committee report be approved in principle at a cost of $000,000,000 with funding from the sources identified above, and, (iii) the project, as detailed in this report, be recommended for submission for government stimulus funding when more such funding becomes available. August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 1 Project Planning Committee Report for the MSB Lab Renovations I. MEMBERSHIP Sarit Verma (co-chair), Deputy Dean, Faculty of Medicine Peter Lewis (co-chair), Vice-Dean Research & International Relations, Faculty of Medicine Andrea Sass-Kortsak, Vice-Dean Graduate Affairs, Faculty of Medicine Conrad Liles, Vice-Chair Research, Department of Medicine, Faculty of Medicine Richard Horner, Clinical Science Division, Faculty of Medicine Ori Rotstein, Chair, Institute of Medical Science, Faculty of Medicine Michael Ratcliffe, Chair, Department of Immunology, Faculty of Medicine Richard Hegele, Chair, Department of Laboratory Medicine and Pathobiology, Faculty of Medicine Roy Baker, Acting Chair, Department of Biochemistry, Faculty of Medicine Howard Lipshitz, Chair, Department of Molecular Genetics, Faculty of Medicine Denis Grant, Chair, Department of Pharmacology, Faculty of Medicine Stephen Matthews, Interim Chair, Department of Physiology, Faculty of Medicine Michael Archer, Chair, Department of Nutritional Sciences, Faculty of Medicine Chris Perumalla, Director, Division of Teaching Labs, Faculty of Medicine Nirojini Sivichandran, graduate student Nathan Ma, undergraduate student Jeff Emack, graduate student Alice Luo, undergraduate student Sian Patterson, graduate student Tim Neff, Chief Administrative Officer, Faculty of Medicine Wes Robertson, Director of Administrative Computing, Faculty of Medicine Patricia Brubaker, Green Committee Representative, Faculty of Medicine Julian Binks, Manager, Capital Project Planning Bruce Dodds, Director, Utilities, Facilities and Services Ron Swail, Assistant Vice-President, Facilities and Services Gail Milgrom, Managing Director, Campus and Facilities Planning Shirley Roll, Director, Facilities Management and Space Planning, Faculty of Medicine Nadeem Ahmed (secretary), Facilities Planner, Faculty of Medicine II. TERMS OF REFERENCE 1. Make recommendations for a detailed Program to renovate, repair, and upgrade the Medical Sciences Building (MSB) consisting of three components, as follows: A re-design of the research space on floors 3-7. Renovations of the teaching laboratory space on the 2nd and 3rd floor levels. 2 Plans to address significant deferred maintenance deficiencies throughout the building, including supply of additional power and asbestos removal. 2. Demonstrate that the proposed space Program will take into account the Council of Ontario Universities' and the University's own Space Standards. 3. Plan to realize maximum flexibility of space to permit future reallocation as programmatic needs change. 4. Provide a staging plan to ensure the work is completed with minimal disruption to active research. 5. Determine the secondary effects of the project and the resource implications of relocating activities as required. 6. Determine a total project cost (TPC) estimate for the project, including costs of implementation in phases, and secondary effects. 7. Identify all sources of funding for the capital project and anticipated increased operating costs once the project is complete. 8. Report by March 31, 2009. III. BACKGROUND INFORMATION/VISION The Medical Sciences Building (MSB) on the St. George campus of the University of Toronto was built in 1968. It is a seven story building containing 30,200 net assignable square metres (nasm) of space. The building is multi-use and contains space for research and research support, teaching (both lectures and labs) and administration as well as animal facilities, stores, ancillary services (cafeteria) and utilities. The permanent occupancy of the building is about 1000 individuals. Over the years, specific administrative parts of the second and third floors of the MSB have been renovated. The teaching labs on level 2 and lab floors 3 to 7 have had very few renovations over the past 40 years. there is asbestos throughout the building and plumbing leaks and HVAC problems are endemic. The MSB research and teaching laboratories are in urgent need of renovation and refurbishment to support the cutting-edge research and teaching activities and programs in Canada’s premiere medical research centre. Research Space: The MSB is home to over 100 wet-bench research laboratories, 40 teaching laboratories and teaching space for 800 graduate and over 1200 undergraduate life science students in the Faculty of Medicine. We propose a major re-design of the research space to create open-concept laboratories to house groups of collaborating biomedical and life scientists from across our seven basic science departments. Central to this plan will be improved common space for informal meeting of scientists and their students to share ideas and discoveries. These research laboratory renovations will be focused on the MSB floors 3 August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 3 to 7 with a small part of the work also being done on level 1. A few scientists in outdated wet laboratories in the Fitzgerald Building will also be moved to the MSB. The existing 40 year old obsolete laboratory modules on five floors will be reconfigured and renovated to create flexible semi-open concept laboratory spaces that will be easily adaptable to meet the current and changing requirements of scientific platforms. Laboratory designs will permit low cost reconfigurations to address the changing requirements for research initiatives as they are developed. Life and Biomedical Science Laboratory Teaching Space: Complete renovation of the teaching laboratory space on the 2nd and 3rd floors of the MSB for our large cadre of undergraduate life science students will advance new curriculum delivery and attraction of the best and brightest students to our major and specialist programs in molecular genetics, biochemistry, integrative physiology, pharmacology and toxicology, immunology, laboratory medicine and pathobiology. This purpose-built laboratory teaching space will also be used for our summer high school mentorship program in life and biomedical sciences (inner city youth) and our summer international senior high school program that attracts top-ranked students from across the globe. Seminar rooms essential to small group discussions for both undergraduate life science and medical students will be integrated within the redesigned laboratory teaching space. Freed-up space resulting from the redesign of the teaching labs will permit the relocation of the Institute of Medical Science and the Biomedical Communications graduate program together on the third floor close to the newly renovated Discovery Commons with which there are synergies. Funding Opportunity: The recent announcement by the federal and provincial governments of accelerated funding of “shovel–ready” projects has provided the impetus to contemplate a major (> $100M) renovation of the MSB’s research and teaching laboratories. This, together with recently approved CFI infrastructure projects which will provide another $15M of funding, justifies the proposed project. IV. STATEMENT OF ACADEMIC PLAN The MSB based research funding was in excess of $50M in 2007. Each Department engages in a broad range of basic science research that utilizes many pieces of equipment requiring state of the art laboratory facilities. Recently several of these departments developed and submitted CFI applications that involve major renovations to the MSB. A listing of the key research areas as well as brief summaries of the projects that involve renovation of the MSB for each Department are given below. The MSB also houses the Division of Teaching Laboratories (DTL), which provides the staff and infrastructure for the laboratory courses taught by the above departments. The laboratory teaching space for the DTL is in dire need of modernization to educate the many hundreds of undergraduate students who are supported by this facility. August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 4 Biochemistry / 19 campus faculty / MSB 5th floor • Biomolecular structure and function • Gene expression and development • Membranes and transport • Molecular cell biology • Protein folding • Protein trafficking • Proteomics and Bioinformatics • Signal transduction and regulation Renovated space will include the Advanced Biophysics Centre: To exploit the latest developments in knowledge and instrumentation related to biophysics, biochemistry, cell and molecular biology, functional proteomics, imaging, computational chemistry, robotics and protein engineering in a transformative manner to build bridges between biology and medicine. Immunology / 6 campus faculty / MSB 4th and 5th floor to be relocated to the 7th floor • Antigen presentation • B-cell/T-cell ontogeny • Biochemistry of antigen receptor and cytokine receptor signaling • Cell adhesion molecules • Gene expression • Gene rearrangement in antigen receptor structures • Generation of diversity • Hybridoma technology • Immune disorder & autoimmunity • Immunity to infectious disease • Immunodeficiencies • Lymphokine synthesis and action • Protein structure/function relationships • Repertoire development • Tolerance: self/non-self discrimination • Transgenic and knockout technology • Tumour immunology • Vaccine development Renovated space will include the Centre for Study of Immune and Inflammatory Diseases: To create two key core facilities to visualize, at the whole animal and the cellular and molecular level, the underlying immune components in disease models, such as bacterial August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 5 infections in the gut, respiratory influenza infection, and animal models of Crohn’s disease, atherosclerosis, multiple sclerosis and cancer. Laboratory Medicine and Pathobiology / 19 campus faculty / 6th floor MSB • Antibiotic resistance • Biotechnology, e.g. analytic biochemistry, mass spectometry, genes, and proteins • Bone, joint and connective tissue diseases, e.g. arthritis • Cancer, e.g. pathogenesis, chemical carcinogenesis, cancer cytogenetics, molecular diagnostics, tumour markers, molecular genetics; sarcomas, breast, colon, gynecologic and prostate carcinoma; breast cancer • Developmental biology and pathobiology • Endocrine diseases, e.g. pituitary, thyroid, and diabetes • Genomics and proteomics • Immunopathology, transplantation and immunity • Inflammation • Molecular epidemiology of disease transmission • Molecular genetics and clinical genetics e.g. molecular pathogenesis of infectious disease • Neuropathology, e.g. neurodegenerative diseases • Regenerative medicine and tissue engineering • Vascular and cardiovascular cell, molecular and developmental pathobiology Medicine / 27 campus faculty / 6th and 7th floor MSB Overall Research Objective : To foster a strong intellectual environment for clinician- scientists and basic scientists to undertake research programs alone, or in collaboration with one of the major research groupings and to provide a superior milieu for the training of research fellows and graduate students. Current Major Areas of Research : • Molecular Medicine Program • Cardiovascular sciences • Gastroenterology/Nutrition • Hematology/Oncology • Infectious diseases/HIV • Renal physiology/pathophysiology • Respiratory sciences Molecular Genetics 27 campus faculty 4th floor MSB • Functional genomics and proteomics August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 6 • Molecular biology and macromolecular structure • Molecular medicine and human genetics • Model organism genetics and genetic control of development • Cell biology and signal transduction • Systems biology, computational biology and bioinformatics • Molecular microbiology, virology and infectious disease research. Renovated space will include the Molecular Microbiology and Infectious Disease Centre: To bring together a team of leading scientists intent on obtaining a molecular-level understanding of the infectious process. Included in this renovation, in partnership with the Department of Biochemistry, is the approved CFI Project, Solution NMR Studies of Protein Molecules in Health and Disease: A 950 MHz NMR Spectrometer Facilitates studies of the structure and dynamics of complex biological molecules, as well as the technological development of biological NMR. total project cost: $11.1M MSB renovation estimate: $380K Space: 178 nasms 1 st floor MSB Nutritional Sciences / # campus faculty The goal of the research activities of the Department of Nutritional Sciences is to explore the relationships between nutrition and human health and disease. These activities are central to the mission of the Faculty of Medicine. The Department is currently housed in the FitzGerald Building that was opened in 1927. The furnishings, plumbing and electrical facilities are entirely inadequate to carry out its state-of-the-art research programs. The plan, therefore, is to relocate all of the wet lab activities to the 6th floor of the renovated MSB. The following are the research activities to be moved: • Bone health • Carbohydrate/fibre metabolism • Diabetes and cardiovascular disease • Diet and cancer • Food intake regulation and obesity • Lipid metabolism • Nutrigenetics and nutrigenomics • Nutrition and brain function • Nutritional microbiology • Nutritional toxicology • Vitamin and mineral metabolism Included in this renovation, in partnership with the Departments of Medicine and Physiology, the approved CFI Project Diet, the Digestive tract and Disease: The 3-D Research Centre: August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 7 Development of nutritional strategies to prevent and treat major chronic Western diseases associated with over-nutrition, and especially overconsumption of rapidly absorbed, highly- processed, high-glycemic index carbohydrate foods. total project cost: $13.1M MSB renovation estimate: $594K Space: 172 nasms 6th floor MSB Pharmacology and Toxicology / 15 campus faculty / 4th floor MSB • Behavioural pharmacology and drug addiction • Biochemical and molecular pharmacology • Clinical pharmacology • Drug metabolism and distribution • Drug safety and toxicology • Neuropharmacology and psychopharmacology • Pharmacogenetics • Receptor pharmacology • Second messengers and signal transduction Renovated space will include the Centre for Molecular and Translational Toxicology: Toxicology has recently been identified by both the Faculty of Medicine and the Leslie Dan Faculty of Pharmacy as a thematic area where strong synergies between the two Faculties exist and represent a logical focal point for ongoing future collaborations and physical realignment of faculty members in Pharmacy and Pharmacology/Toxicology. The creation of a suite of central core facilities for the CMTT within the Department of Pharmacology and Toxicology (4th Floor MSB) is not only logistically feasible based upon recent discussions of projected future space availability, but it also provides an ideal starting point for the process of thematic alignment of researchers. Physiology / 29 campus faculty / 3rd floor MSB • Cardiovascular & Respiratory Science: • Endocrinology & Diabetes: • Brain & Behaviour: The Neurosciences: • Reproduction and Development: Renovated space will include the Centre for Microvascular Research: The Centre for Microvascular Research will build on existing innovation, technology and expertise at the University of Toronto in the field of vascular research. It will focus on: (i) developing novel experimental approaches for the study of microvessels; (ii) creating innovative technologies to facilitate and standardize the experimental approach for assessing the structure and function of microvessels; (iii) provide a framework for facilitating the incorporation of novel experimental and conceptual approaches to microvascular research; August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 8 (iv) translate our newly acquired knowledge for the understanding, diagnosis and treatment of hypertension, and (v) ultimately evolve our platform into a diagnostic tool for personalized assessment of a patient's microvascular status. V. SPACE REQUIREMENTS The existing space in MSB, pertaining to this report is generally described in two sections; 1) the Basic Science Research Laboratories - floor levels 3 (east and centre) to 7 plus floor level 4 west, and 2) the Division of Teaching Labs - floor levels 2 west and 3 west. Some localized areas on the 1st floor level of MSB, part of the Canadian Foundation for Innovation (CFI) renovations for the Basic Science Research Departments are included in the first section. OVERVIEW OF EXISTING SPACE In previous examinations of MSB, it was determined that construction of additional floor levels was not feasible. The existing building does not meet current code requirements for seismic design and must be brought up to code in order to construct additional floor levels. Modifications would require significant changes to structure including, the footings, foundations, and lateral bracing along the exterior. In a previous analysis, it was determined that these modifications were not cost effective and would cause significant disruption to the building occupants. Basic Science Research Laboratories Floors 3-7 Note: Tables 1.0, 2.0 & 4.0 include all the FTE and room inventory data for all Basic Science Research Departments in MSB floors 3-7, including space in MSB and the McMurrich Building, associated with the Nuclear Magnetic Resonance (NMR) group. These areas have been included to accurately compare and discuss the total space allocation of each basic science department. Table 1.0 – Existing MSB Room Inventory of Basic Science Research Groups Current Inventory Ctg #' Category Data (m2) 4.1 Academic Offices 1,808.68 4.2 Research Office / Project Space 279.20 4.3 Graduate Student Offices 427.65 4.4 Departmental Administrative and Support Staff offices 497.52 4.5 Office Support Space 774.66 3.1 Research Laboratory Space 9,683.42 3.2 Laboratory Support Space 3,926.24 TOTAL 17,397.36 August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 9 The existing space is generally in poor condition. The floor plate design and existing furniture are original to the 1969 building construction. Also, see Section IX for additional concerns regarding the building construction. Table 2.0 below represents the distribution of space, from floors 3-7, amongst the basic science departments in MSB. Based on department personnel information collected from June - July 2008, which includes the FTE of all faculty staff, research associates, post-doctorate fellows, graduate students, and non-academic staff, the total space allocation for each department is calculated using COU guidelines. The % I/G represents the existing space inventory of each department (I) as a ratio to the space generated by each department using the COU guidelines (G). As shown below there is a large discrepancy in the relative distribution of space between departments. Note: FTE information associated with the NMR group is added to the analysis and is split between MG and BCH. Table 2.0: MSB Basic Science Research Departments – Existing Space Inventory Department Existing COU % I/G Space INV (I) Generated NASM (G) Nutritional Sciences 1 DNS 0.00 1680.69 n/a Physiology PSL 2577.40 4722.74 55% Pharmacology & Toxicology PCL 2108.15 2246.44 94% Immunology 2 IMM 1308.36 2212.38 59% Molecular Genetics2 MG 3408.40 4173.88 82% Biochemistry BCH 2791.35 3407.84 82% Laboratory Medicine & Pathobiology LMP 1516.29 2816.34 54% Department of Medicine DOM 3597.26 3713.74 97% Institute of Medical Science IMS 90.16 81.25 111% Excluding IMS all departments are currently operating below the COU space standards for basic science research space with three departments below 60%. Based on the above 1 DNS is not currently in MSB 2 The actual space for IMM and MG includes some localized rooms on the 1st floor of MSB. August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 10 information, the basic science research departments are generally over crowded with no room for growth. Division of Teaching Labs - floor levels 2W and 3W Table 4.0 & 4.1, below includes all exiting assignable space, excluding the north block of 3W allocated to Discovery Commons. All space is assigned to the Division of Teaching Labs (DTL). Table 3.0: MSB floors 2W & 3W for DTL (Undergraduate Teaching Labs) – Existing Space Inventory Existing COU Generated Ctg #' Category Space INV (I) NASM (G) % I/G 2.0 Undergraduate Laboratory Space (Fall) 3610.97 1924.20 188% Undergraduate Laboratory Space 2.0 3610.97 1381.20 261% (Winter) Table 3.1: MSB floors 2W & 3W for DTL (Teaching Lab Administration) – Existing Space Inventory COU Ctg Existing Space Generated % I/G #' Category INV (I) NASM (G) Departmental Administrative and 158.87 104.00 153% 4.4 Support Staff offices 4.5 Office Support Space 31.63 26.00 122% TOTAL 190.50 130.00 147% As shown above DTL is significantly over-housed regarding both undergraduate laboratory space and administration space. However, the original floor design is dated and has not been re-designed since 1969. Undergraduate laboratory teaching has changed over the last four decades including the teaching styles and equipment used during experiments. This has limited DTL as they are forced to work within an inefficient work space. One significant problem has been the use of the inter-labs located between teaching labs. These spaces are too large for storage of equipment and too small for teaching. The original design complicates usage of staff and space. Also, Medical Seminars are typically scheduled within the teaching lab space. This further complicates the DTL space as undergraduate experiments must be moved to accommodate the seminars and moved back once the seminars are complete. These seminars are generally scheduled about 2-3 times a week. To help resolve these deign issues, an independent consultant was retained to analysis the current space and provide recommendations for improvement. Table 5.0 below represents the new distribution of this space, for DTL, based on the improved design. August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 11 Table 5.0: MSB floors 2W & 3W for DTL (Teaching Lab Administration) – New Space Program New NASM w/ COU Generated New % I/G layout NASM (G) Undergraduate Teaching Labs 1834.00 1924.20 95% Teaching Labs Administration 111.50 130.00 86% The new layout allocates about 2,021.5 nasm of space to DTL. The remaining 1,780 nasm of space is used partly to accommodate the departments and associations displaced on floors 3-7 for the Basic Science Research Laboratory renovations and to provide some additional administrative space for the Dean’s Office. See Section VII for a complete space Program. VI. SPACE PROGRAM Basic Science Research Laboratories Based on the Faculty of Medicine’s general principals for space consideration, the usage of floors 3-7 should include all wet-lab research operations, departments should be located on the same floor level, labs with similar research should have contiguous space, offices should be located near exterior windows, and space should be distributed evenly between departments relative to the COU guidelines. This plan would require relocation of IMS, however all other existing departments (Table 2.0) would be retained with the addition of wet-lab operations, pertaining to the Department of Nutrition (DNS), from the Fitzgerald Building. See Appendix D for a ranked list of MSB Laboratory Renovation Project Objectives as determined by the Project Planning Committee. Table 4.0 below represents the distribution of space, from floors 3-7, amongst the basic research science departments in MSB as per the new space Program. Based on the existing floor area it was not possible to provide all departments with 100% of their COU generated space. Therefore, space was allocated to departments based on an even distribution resulting in most departments receiving space equal to about 64-73% of their COU generated space. The very high distribution of space to MG and BCH is due to the addition of the NMR group. This space includes about 1,000 nasm split between both departments. The 500 nasm of space added to each department is located on the 1st floor level of MSB and portions of the McMurrich Building. Due to the size of equipment used by the NMR group, significant additional space was required. In addition, the space assigned to MG was increased further due to a relatively large CFI project, which includes a fixed outline of space on the 4th floor level. Also, a portion of a Level 3 lab, assigned to MG is shared by other departments. The relatively low distribution of space to DNS is because only a portion of this department’s operations are being moved to MSB from the Fitzgerald Building. DNS will retain some space in the Fitzgerald building, with an overall space distribution comparable to other departments. August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 12 Table 4.0: MSB Basic Science Research Departments – Total allocated space with New Space Program Department New NASM w/ COU New % layout Generated I/G NASM (G) Nutritional Sciences DNS 947 1680.69 56% Physiology PSL 3,208 4722.74 68% Pharmacology & Toxicology PCL 1,523 2246.44 68% Immunology IMM 1,606 2212.38 73% Molecular Genetics MG 3,741 4173.88 90% Biochemistry BCH 2,976 3407.84 87% Laboratory Medicine & Pathobiology LMP 1,951 2816.34 69% Department of Medicine (floors 7, 5 & 4) DOM 2,374 3713.74 64% NOMINAL SPACE ALLOCATION The space Program includes: New open-concept laboratories with new building services and adequate emergency power; Expanded and renovated research office / project space and graduate office space; Renovated faculty and administration offices for all approved positions; Renovated support rooms such as conference rooms, kitchenettes, mail/photocopy rooms, and some general purpose space; Renovated research support space such as tissue culture rooms, microscope rooms, and general purpose rooms; New freezer farm space on each floor with dedicated emergency power for storage of sensitive lab equipment; Newly renovated cold rooms, centrifuge coves, glass washing facilities and autoclave rooms and; Some special purpose laboratory rooms and laboratory support rooms. Localized areas of unique renovations pertaining to specific Canadian Foundation for Innovation (CFI) applications. This includes all funded and unfunded Faculty of Medicine University approved CFI applications from 2008/2009 for the MSB. New NMR facility to house a 950 MHz NMR Spectrometer The Space Program includes renovated space, as indicated above, for all approved faculty staff, research associates, post-doctorate fellows, graduate students, and non-academic staff. The following summary represents the total space allocation for all departments, including August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 13 specific localized areas of unique renovations for the CFI projects. See Appendix A for a breakdown by department. Space Category Nasm Academic Offices Private faculty office 1,836 Total Academic Offices @ 12 nasm each =153 1,836 Research Office/Project Space & Graduate Student Offices 6 - Large study rooms @ 40 nasm each 240 38 – Shared study rooms @ 22 nasm each 836 40 – Private/Shared Offices @ 11 nasm each 440 Total Research Office/Project Space & Graduate Student Offices 1,516 Non-Academic Offices 45 – Non-Academic staff offices @ 12 nasm each 540 Total Non-Academic Offices 540 Departmental Support Space 6 - Chair’s offices @ 25 nasm each 150 7 - Large department conference rooms @ 40 nasm each 280 5 - Small department conference rooms @ 15 nasm each 75 8 – Kitchenettes @ 15 nasm each 120 7 – Mail / Photocopy rooms @ 10 nasm each 70 4 – General purpose rooms @ 15 nasm each 60 Total Departmental Support Space 755 Research Laboratory Space 161 – Research Labs @ 60 nasm each 9,660 1 – Unique Research Lab (Flow Room for IMM) 70 1 – Human Immunology Lab for IMM 112 1 – NMR Magnet Research Lab 86 1 – Research Lab (Viro Analysis and Transplantation Facility) 58 1 – Research Labs @ 20 nasm each 20 1 – Research Labs @ 43 nasm each 43 Total Research Lab Space 10,049 Research Laboratory Support Space 17 – Tissue Culture Rooms @ 20 nasm each 340 24 – Tissue Culture Rooms @ 13 nasm each 312 25 – Microscope Rooms @ 14 nasm each 350 Freezer Farms for PSL 66 Freezer Farms for PCL 20 Freezer Farms for MG 89 Freezer Farms for BCH 40 Freezer Farms for LMP 29 Freezer Farms for DNS 64 Freezer Farms for IMM 36 Freezer Farms for DOM 51 August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 14 33 – Cold Rooms @ 12 nasm each 396 13 – Centrifuge Coves @ 6 nasm each 78 7 – Glass Washing Areas @ 15 nasm each 105 1 – Glass Washing Area for MG 105 6 – Autoclave Rooms @ 5 nasm each 30 2 – Radioactive Rooms @ 20 nasm each 40 1 – Frog Room for MG 13 1 – Viral Room for PCL 20 1 – Large Specialized Instrument Room for BCH 34 1 – X-Ray Room for BCH 61 1 – Analytical Facility for DNS 32 1 – Special Centrifuge Room for DNS 21 1 – Liquid Scintillation and Gamma Room for DNS 21 1– Microwave Room for DNS 10 1 – Special Lab Equipment Room for IMM 21 1 – Human Immunology Room for IMM 20 1 – Flow Room Support for IMM 11 12 – General purpose rooms @ 15 nasm each 180 1 – Tissue Culture Room (LV2 Core) 85 1 – Tissue Culture Rooms (LV2 Core) 21 1 – Tissue Culture Rooms (LV2 Core) 51 2 – Imaging Core Rooms @ 18 nasm each 36 1 – Molecular Core small 8 1 – Molecular Core large 21 1 – Large Autoclave Room 14 3 – Level 3 lab support rooms @ 17 nasm 51 6 – Level 3 lab support rooms @ 5 nasm 30 1 – Microscope Room (unique) 23 1 – SAXS Equipment Room 21 2 – General Purpose Room @ 10 nasm 20 1 – Microscope Room (Large for Confocal) 23 1 – Microscope Room (Small) 10 Total Research Laboratory Support Space 3,009 Total MSB Lab Renovation Space Program, All Categories 17,705 SUMMARY OF SPACE UTILISATION ANALYSES Academic Offices A total of 1,836 nasm of academic office space is provided in the space Program. The approved complement generates 2,088.66 nasm when the COU formula is applied. Some factors contribute to the 288.66 nasm difference between space generated by COU formula and that provided in the space Program The approved complement includes 6.0 FTE, which represents rotating department chairs, who are provided with office space under category 4.5 - departmental support space. Also, COU generates academic office space based on 13 nasm for every 1.0 FTE and an additional 15% of space for “other” faculty, including visitors and emeriti. Based on the limited space in MSB, offices are designed based on 12 nasm for every 1.0 FTE with minimal space for August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 15 “other” faculty. For some departments, “other” faculty would share space with existing academic staff. At 12 nasm/FTE the revised approved complement requires 1,604.52 nasm of office space, which has been provided in the space Program with 231.48 nasm of office space for “other” faculty. Research Office / Project Space and Graduate Student Space The approved complement of all research personnel generates 3,585.33 nasm of research office and study space. Based on the limited space in MSB, the space Program provides 1,516 nasm of space. However, the space Program increases the actual research personnel space from an existing 707 nasm. Non-Academic Offices A total of 540 nasm of non-academic office space is provided in the space Program. The approved complement of 43.83 FTE generates 569.79 nasm based on COU guidelines. Due to the limited space in MSB, the space Program provides offices at12 nasm/FTE. The approved complement of 43.83 FTE at 12 nasm/FTE equals 525.96 nasm of office space, which is provided in the space Program. Departmental Support Space An array of departmental support space is included in the space Program including conference rooms, kitchenettes, mail/photocopy rooms, and general purpose rooms. Also, the departmental chair’s offices are included in this category. While the COU formula generates 1,560.95 nasm of departmental support space, the Faculty’s Users Committee feels that the rooms in the space Program, a total of 755 nasm are adequate based on the limited floor area. Research Lab Space & Research Lab Support Space The space Program includes removal of partition walls between existing labs, wherever possible, as to create an open-lab concept. Although the research labs are shown as 60 nasm each, the intent is to create as many open-concept labs as possible. This design is limited by existing mechanical and electrical chases located throughout the floor space. The open-lab concept should provide more flexibility within the research labs in terms of usage and equipment placement. All fume hoods will also be replaced as part of the research lab renovations. Each lab will be supplied with dedicated building services as required by the PI. These services will include Nitrogen, CO 2 , Compressed Air, Vacuum Lines, and Natural Gas. Each lab will also be supplied with two (2), 115V, 15amp, emergency power outlets. August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 16 A unique research lab, pertaining to a CFI application is the NMR Magnet research lab. This lab will hold a 950 MHz NMR Spectrometer along with all necessary auxiliary equipment and a workstation area. An array of research lab support space, including tissue culture rooms, microscope rooms, freezer farms, cold rooms, and various general purpose and specialty rooms are provided in the space Program. A designated freezer farm is provided for each department. This space will hold all research freezers and fridges in a localized area. The space will be adequately cooled and the equipment will be provided with dedicated emergency power supplied by a new 400kW electrical generator. The generator will be located on the roof of MSB in a weather-proof enclosure. There is a total of 13,058 nasm of research lab space and research lab support space provided. The COU guidelines generate 17,169.30 nasm of space based on the approved FTE compliment. Based on the limited floor area the maximum amount of research space has been provided. Division of Teaching Labs - floor levels 2W and 3W NOMINAL SPACE ALLOCATION The Space Program includes: Newly designed space for DTL on 2W with some renovated lab support space on 3W. New OSM classrooms displaced by the renovations from 3-7. New offices for the Alumni Associates, displaced by the renovations from 3-7. New space for IMS, displaced by the renovations from 3-7. New space for Biomedical Communication (BMC) & the Student Experience Fund. A new public washroom – See sub-section “Non-Assignable Spaces”. This Space Program includes renovated space for all approved Scheduled Laboratory Weekly Student Contact Hours and non-academic staff related to DTL, equivalent space for OSM, Alumni Associates, and IMS displaced by the renovations from 3-7, and a requirement for space within MSB for BMC, Student Experience Fund, and more public washrooms. The following summary represents the total space allocation for this Program. August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 17 Space Category Nasm Academic Offices 2 - Private faculty office for BMC@ 13 nasm each 26 Total Academic Offices 26 Non-Academic Offices 11 – Single Non-Academic staff offices @ 13 nasm each 143 3 - Shared Non-Academic staff offices @ 13 nasm each 45 2 - Shared Non-Academic staff offices @ 25 nasm each 50 Total Non-Academic Offices 238 Departmental Support Space 3 - Chair’s offices @ 18 nasm each 54 1 - Large department lounge for DTL 22 1 – Administration Support Space for IMS 3 Total Departmental Support Space 79 Research Laboratory Support Space 1 – Lab Service-Electrical Shop 73 1 – Tissue Culture Room 126 Total Research Laboratory Support Space 199 Undergraduate Laboratory Space 20 – Wet Lab @ 70 nasm each 1,120 Total Undergraduate Laboratory Space 1,120 Undergraduate Laboratory Support Space 1 – Chemical Preparation Room 72 1 – Chemical Preparation Cold Room 6 1- Glass Washing Room 80 4 – Inter-Labs @ 125 nasm each 500 1 – Walk in Cold Room 4 1 – Walk in Incubator 4 2 – Storage Rooms @ 24 nasm each 48 Total Undergraduate Laboratory Support Space 714 Non-Tiered Classrooms 7 – 20-22 Seat Seminar Rooms @ 38 nasm each 228 1 – 86 Seat Large Classroom for Dean’s Use 105 1 – 26 Seat Seminar Room for OSM 60 1 - Seminar Room for BMC 50 Total Non-Tiered Classrooms 443 Classroom Service Space 1 – Student Lounge for the Student Experience Fund 48 Total Classrooms Service Space 48 Total Floors 2W & 3W Space Program, All Categories 2,867 August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 18 SUMMARY OF SPACE UTILISATION ANALYSES Academic Offices A total of 26 nasm of academic office space is provided in the space Program for BMC. Primary space for BMC will be provided in the new Mississauga Medical Building, however this department requires additional space within MSB. The 26 nasm of space would be added to their overall space allocation Non-Academic Offices A total of 238 nasm of non-academic office space is provided in the space Program. The approved complement of 13 FTE generates 169 nasm based on COU guidelines and includes DTL and IMS. The additional 69 nasm of non-academic office space are offices for the Student Experience Fund and the Alumni Association. COU guidelines were not used to determine the required amount of space for these groups. The space for the Student Experience Fund was pre- determined and is partly funded (See Section XVII) under a separate Project. The space for the Alumni Association is equivalent to the space lost by this group due to the renovation plans for the basic science research labs floors 3-7. Departmental Support Space Departmental support space in this Program includes a department lounge for DTL, a waiting area in the reception space for IMS, and three departmental chair’s offices. A total of 79 nasm of departmental support space is provided in the space Program. The approved complement of 13 FTE generates 42.5 nasm based on COU guidelines and includes DTL and IMS. The additional 36.5 nasm of space are for two additional chair’s offices for the Alumni Association and BMC. The unique requirements of these groups are described above. Research Lab Support Space The space Program includes one electrical repair shop and one tissue culture room that serves all departments in the building. These spaces were traditionally managed by DTL and have been maintained as such. COU guidelines were not used to determine the required amount of space. Rather the existing space has been retained as these rooms were deemed necessary functions of the building by the Planning Committee. August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 19 Undergraduate Lab Space & Undergraduate Lab Support Space The space Program includes complete renovation of the DTL undergraduate labs and lab support space. An architectural consulting firm, specializing in research laboratory design was retained to re-design the space for modern teaching styles and equipment. The new space includes labs with flexible partitions and seating in one localized area with centralized laboratory support functions. The laboratory support functions include, chemical preparation rooms, glass washing facilities, appropriately sized inter-labs, incubators, and walk-in cold rooms. The approved Scheduled Laboratory Weekly Student Contact Hours, for the fall and spring semester are 3,207 and 2,302, respectively. Based on this the COU guidelines generate 1,924.20 and 1,381.20 nasm of space for the fall and spring semester, respectively. This space Program provides 1,834 nasm of space. Based on the improved design, the Faculty’s Users Committee feels the amount of space allocated is acceptable. NON-ASSIGNABLE SPACES These spaces include: 18 telephone and data communications closets on, on each floor level, to receive improved lighting, additional power for equipment, and improved ventilation. New men’s, women’s, and handicap accessible washrooms on 3W to accommodate the increased capacity of occupants in MSB. New men’s and women’s change rooms for custodial staff see Section XII and Appendix E. STAGING PLAN The Space Program, described above, will require a staging plan to complete renovations. The primary staging space is provided in vacated rooms of the Banting and Best Institute. Combined there is about 2,100 nasm of space available in the Banting and Best Institute. One typical MSB floor space (i.e. floors 5-7) is about 2,800-3,000 nasm. Therefore, the staging plan involves renovation of ½ a research floor level per stage. In additional, the first stage of renovation involves consolation of the Department of Medicine (DOM) form MSB 7 east to 7 west, renovation of 7 east, and moving the Department of Immunology (IMM) from the localized areas on the 4th and 5th floor levels to 7 east. By moving IMM from these floor levels, about 1,300 nasm of additional swing space would be available within MSB, until such time as the 4th and 5th floor levels are renovated. Table 6.0 below is a brief outline of the staging plan. A complete staging plan is provided in Appendix C. August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 20 Table 6.0: MSB Laboratory Renovations – Staging Plan 1 Relocate IMS to temporary space and move animals temporarily to CCBR 1b Consolidate DOM researchers from 7E to 6W&7W. Renovate 7E/move IMM from 4W & 5W to 7E. 1c Move as many PSL researchers as possible to B&B /renovate 3E & move PSL back 1d Move all of DTL to 3rd floor, the northern most 4 labs on 2N, and other A&S labs as required/renovate DTL space (not including space at north face) on 2N and move all of DTL back to the renovated space on 2. 2 Move remaining PSL and DTL research support functions to B&B and relocate Medical Alumni Association to temporary space/renovate 3W & move back and occupy the new and remaining PSL space, DTL research support functions, new seminar rooms, replacement OSM rooms, IMS, Student Experience Space, BMC space, WRs etc., on 3W. 3 Move Mol Gen to B&B & vacated IMM space on 5W /renovate 4W & move Mol Gen back incl. four DOM researchers from 6/7; animals (from 1) can move back to 1st floor 4 Move PCL to B&B/renovate incl. flex space & move back 5 Move ½ BCH to B&B /renovate 5E & move back 6 Move other ½ BCH to B&B / renovate 5W and move back incl. remaining DoM from 6. 7 Move LMP to B&B /renovate all of 6/ move LMP back to 6E and move DNS to 6W 8 Move DOM from 7 to B&B/ renovate 7W and move them back GROSS FLOOR AREA The estimated gross floor area (GFA) of this project is about 35,200 m2. This includes all floor levels from 2W to 7 within the MSB plus all CFI projects in MSB. The total net assignable area of this project is 20,170 m2. Therefore the nasm to gross assumption is a 57% gross up factor. VII. FUNCTIONAL PLANS The functional plan includes expanded space on 3W for the basic science research laboratories. These rooms include a PSL Research Lab, one Microscope Room, and a Dean’s Office Medicine Research Lab. This space is included under the space Program for the Basic Science Research Laboratories Floors 3-7. The functional plan for 2W excludes space along the north section. This area will be left open for a planned expansion of the Dean’s administration staff. See Appendix B for all Room Data Sheets associated with the MSB floors 3-7, 2W & 3W renovations, and projects pertaining to Faculty of Medicine CFI Projects (2008/2009) in MSB. FUNCTIONAL SPACE ALLOCATION DIAGRAM See diagrams on following pages. August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 21 August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 22 August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 23 August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 24 August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 25 August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 26 August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 27 August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 28 August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 29 Floor 2W August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 30 Floor 3W August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 31 BUILDING CONSIDERATIONS Asbestos: The Medical Sciences Buildings contains asbestos in the form of sprayed fire resistance coating to the underside of structure and in VAT floor tiles. Some abatement has occurred over the years in select areas as they have been renovated. A comprehensive list of locations is available. The intention of this project is to completely abate all asbestos in all the areas under construction. Some ancillary areas may be abated as necessary. This renovation will be carried out in conformance with the University’s Environmental Standards. See Appendix A for details of where asbestos will be removed. Other Environmental Considerations: T8 electronic ballast which are being retained for re- use. The ballasts contain fluorescent lamps known to contain mercury. Lamps should be retained for use, or, if not functioning, disposed of according to University standards. Other environmental hazards may exist, not noted here. Throughout construction, labs must be appropriately decommissioned according to the University’s EHS standards. Sustainability Features: Occupancy sensors and recycle depots to be included where reasonable. Glazing: Corridor walls and walls between labs and offices to be glazed where ever possible to approx. 50% of wall area. Sprinklers: Entire area under renovation to be sprinklered. Hold Open Devices: Hold open devices to be provided where required. Deferred maintenance: Many of the items in the scope of work will address substantial deferred maintenance issues. Refer to 2005 VFA report. All elevators and elevator equipment including new cabs are to be modernized to current standards of operation and finishes. Emergency power: The existing emergency power system although installed for life safety purposes, is supplied to some laboratories. A new, second emergency power generator is to be provided for equipment only. Existing emergency power system will remain for life support system only. Building Operations: The MSB will remain open and in use during construction. Noise, vibration and dust must be minimized during normal operating hours. After hours and weekend work to be anticipated. Notice to users must be given in adequate time of the shutoff of water, electricity or other services. All existing life safety systems must be maintained during construction. Animal Facilities: Animal Facilities exist on the 1st floor beneath the planned renovations of the Teaching Labs on the 2nd floor. Demolition work shall not commence until the animals have been removed to another location. Some asbestos abatement in the ceiling of the animal facilities will be necessary in order to perform the demolition and construction on the 2nd August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 32 floor. Any area abated must be made good. The cost for moving the animals, new cages and new flooring is included in information provided by DCM. Include these costs in budget. Construction noise must be minimized within the vicinity of the animal facilities. The noise caused from renovation work can be very disruptive to animals and might affect their behaviour. As the animals are used for scientific experiments changes in behaviour could have adverse affects on research. Relocation of Server Room: Existing server room located 2262 to be relocated to Discovery Commons Server Room 3190. Staging: Refer to staging plan. Servicing, Loading Facilities: Servicing the Medical Sciences Building will have to be done from the lane immediately to the south of the site. If necessary, pick-ups and deliveries can be arranged for non-peak hours in order to minimise potential vehicular/pedestrian conflicts. Use of this facility must be coordinated and scheduled with MedStores. Division of Teaching Labs Servicing: The new location of the teaching labs requires many services be relocated, including substantial vertical risers, HVAC and gases. Additional HVAC equipment may be required. Parking: According to the University of Toronto parking by-law no additional parking will be required as a result of this development. Paid convenience parking will remain available on King’s College Circle (on street). Teaching Laboratory Rental for Staging: During staging some teaching labs may be required to be accommodated in rental space at Arts and Sciences. Budget for 8 outside labs. VIII. SITE CONSIDERATIONS Primary site considerations would include access to portions of the building not under constructions, restricted access to areas of construction, and maintenance of all fire and life safety routes. This would be achieved through hoarding and signage and would be the primary responsibility of the Contractor on site. Access to the building itself and to the loading dock is limited as the loading dock is in daily use and there is street access to less than half the building. Other site consideration would include disposal of construction debris following demolition work and appropriate disposal of hazardous waste such as asbestos. Special consulting services and review would be required during this stage. August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 33 IX. CAMPUS INFRASTRUCTURE CONSIDERATIONS A memorandum issued by Facilities and Services, dated June 8, 2009 address the Campus Infrastructure Considerations. See Appendix F. F&S to review. X. SECONDARY EFFECTS Major secondary effects include: Staging space for research activities displaced during renovations. Research activities must continue during renovations with minimal disruption. Staging space is purposed in the Banting and Best buildings as per the Staging Plan in Section VII, above. Relocation of Animal Facilities on the 1st floor of MSB. Construction noise, dust, and asbestos removal will require relocation of the animal facilities. Space is proposed in the in the new animal facility of UHN. Renovations for the new NMR facility on the 1st floor level will require relocation of the custodial change rooms for both men and women. In order to provide equivalent space to the custodial staff, a locker room, small kitchenette with meeting area and washrooms must be provided. New space is proposed in the existing rooms along Corridor 1211k of the MSB. See Appendix E for complete space Program, room data sheets, and functional layouts. XI. SCHEDULE If carried out as a continuous sequence of twelve phases, the best case scenario would be approximately six years from initial approval to completion of the last project. At this point a detailed schedule has not been undertaken. TO BE COMPLETED BY CAPITAL PROJECTS XII. TOTAL PROJECT COST ESTIMATE Typical scope of work. TO BE COMPLETED BY CAPITAL PROJECTS. NEED TO ADD COSTING OF SECONDARY AFFECTS – APPENDIX E. Each phase involves a major demolition of all non-service partitions, ceilings, fixtures, finishes, lighting, branch ductwork and associated asbestos abatement. The renovated floors will, essentially, be gutted. Each phase then allows for new local ductwork, zoning and controls, new fume hood connections and controls, partitions, ceilings, lighting, finishes, benches, cabinets and fume hoods. Additionally, sprinklers will be added. Freezers will concentrated in one or two rooms on each floor with the appropriate HVAC provided in these areas. August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 34 Renovations are contained generally within the project area, approximately ½ a floor plate at a time. In general, central services will remain as is, other than the addition of a new additional emergency generator and fire pump. The construction estimate was prepared based on detailed information provided by the Planning office within Medicine, by the firm of Curran McCabe Ravindran & Ross in March 2009. To that estimate, other costs are added to come up with the total project cost. The total project cost estimate The total estimated cost for the project if approved in the fall of 2009 is $000M which includes estimates or allowances for: Construction management delivery. Construction and project contingencies Presently applicable taxes – including any potential impact of the implementation of HST in mid 2010. permits and insurance Professional fees, architect, engineer, misc consultants, construction management, project management. computer and telephone terminations moving and staging furniture and equipment miscellaneous costs [signage, security, other] commissioning escalation at 3% per annum. Financing costs during design & construction. Further details are available upon request. XIII. OPERATING COSTS TO BE ADDED BY F&S. XIV. OTHER RELATED COSTS The following related costs are included in the Total Project Cost above: The purchase and installation on the roof of a new 0,000 kW natural gas powered emergency generator. This generator is required to power all equipment in the freezer farms and the August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 35 emergency power outlets in the research labs. The costs include distribution to the freezer farms as well as throughout the laboratory floors. Some significant deferred maintenance items including replacement of some plumbing and electrical controls, fume hood dampers, cold room controls, damaged vinyl asbestos tile flooring, wall and floor finishes, ceiling tiles, damaged interior doors, door closers, etc. are included as part of the renovations described in this project report. Other deferred maintenance work, as described in a complete facility condition assessment report prepared by Chimera Ltd. in June of 2009, will be addressed under a separate project. This work includes, main plumbing, HVAC, and electrical systems, elevator refurbishment, fire alarm study, replacement of emergency lighting batteries, crack repair in stairways, roof replacement, exterior wall repairs, and repairs to cracked and spalling concrete along interior beams. XV. FUNDING SOURCES AND CASH FLOW ANALYSIS This project will require a very large amount of external funding in order to replace aged and failing infrastructure and provide basic science research facilities appropriate to the 21st century. Detailed planning for the three approved CFI projects is currently underway. Funding for additional CFI projects will be applied for in all subsequent rounds of funding. The table below indicates the funding sources anticipated to date. Funding Source Amount Canadian Foundation for Innovation (CFI) High Field NMR $726,000 The 3D Centre (GI Centre) $835,000 Stem Cell Medicine Centre $622,825 Student Experience Fund $000,000 Government Stimulus Package $00,000,000 Fundraising/future CFI funding $00,000,000 Total Project Funding $000,000,000 Cash flow analysis to be provided by Capital Projects XVI. RECOMMENDATIONS THAT the Planning and Budget Committee recommend to the Academic Board: (iv) the Project Planning Committee report for the Medical Sciences Building Laboratory Renovations be approved in principle, August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations 36 (v) the project scope as identified in the Project Planning Committee report be approved in principle at a cost of $000,000,000 with funding from the sources identified above, and, (vi) the project, as detailed in this report, be recommended for submission for government stimulus funding when more such funding becomes available. August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations APPENDICIES APPENDIX A: Basic Science Department Space Program (Breakdown) APPENDIX B: Room Data Sheets APPENDIX C: Staging Plan APPENDIX D: MSB Laboratory Renovation Project Objectives APPENDIX E: Room Data Sheets and Functional Layouts - Secondary Effect - Custodial Space APPENDIX F: Campus Infrastructure Considerations August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations Appendix A Basic Science Department Space Program August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations Appendix B Room Data Sheet August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations Appendix C Staging Plan August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations Appendix D MSB Laboratory Renovation Project Objectives August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations Appendix E Room Data Sheets and Functional Layouts Secondary Effect - Custodial Space August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations Appendix F Campus Infrastructure Considerations August, 21 2009 Project Planning Committee Report for the MSB Lab Renovations
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