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Users Committee Report for the Pharmacy Building - Faculty of

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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
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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
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• 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
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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
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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
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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


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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


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        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
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“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.



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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.




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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

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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.




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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.

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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.


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                                                                            29


  Floor 2W




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  Floor 3W




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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

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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.




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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.




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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,




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                                                                                                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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