DRAFT CONCEPT DESIGN REPORT UNIVERSITY OF CALGARY ...

4.1 Purpose of the Report
The first step in developing the program and concept design for MLT/MLB
was the completion of detailed systems and building investigation. This
work was completed in October 2009.
The purpose of this report was to document comprehensive condition
assessments and building code analysis of the existing University of
Calgary MacKimmie Library Complex comprising of the 14 level Tower, 5
level Block and 3 level Link. This report provided a description of building
elements and systems, their current condition and their suitability for
repurposing as an efficient, code compliant and sustainable academic and
administrative complex.
4.2 Building Code Analysis
The “baseline” for building code requirements is the current 2006 Alberta
Building Code, using Division “B”, Acceptable Solutions.
The extent of non-conformance with the 1960 National Building Code
(NBC) as well as the 1965 and 1970 versions of the National Building Code
is significant considering that fundamentally the codes have not materially
changed in many aspects since the 1965 and 1970 editions of the NBC.
Of particular interest was that the 1970 NBC had included the additional
measures for high buildings similar to current requirements, an aspect that
was not incorporated into the design of the library tower at the time of the
addition of 6 floors, clearly a high building by code definition.
4.3 Geotechnical Assessment
Performance of the renovated library structure, including building
foundations likely will be satisfactory for the duration of a 50 year design life
based on the following:
� The performance of the structures reportedly is satisfactory with no
known problems except for weather-related deterioration of the
exterior cladding;
� The foundations for the MacKimmie Library Tower were initially
designed for a total of 21 floors and only 12 floors have been
constructed;
� The new cladding and change in occupancy will result in
significantly lighter loads;
� Information in the available historical reports for the MacKimmie
Library Tower does not suggest less than satisfactory continued
performance. The attached geotechnical report provides a
preliminary historical summary for the Tower only with general
commentary on current and future uses of the tower. Historical
document review for the Block and Link will be completed once
these documents are made available.
Further investigation must be completed including current code
requirements, inspecting former settlement monitoring hubs and evaluating
the response of the foundations to loading and partial reloading.
4.4 Structural Assessment
All structures were visually reviewed for indications of excessive settlement
or deflection of structural elements. No indications of excessive settlement,
deflection, or other movement of primary structural elements were noted in
any of the three structures. It was observed that the horizontal joints
between precast concrete cladding panels on the McKimmie Library Tower
have reduced over time. However, this is likely due to thermal effects
combined with long term creep and shrinkage of the structure as a whole,
which is expected in reinforced concrete construction.
The primary notes of concern from a structural perspective were indications
of moisture ingress through the building envelope. While the building
envelope is discussed in more detail under the Architectural section of the
report, it is noted here, as preventing moisture ingress will assist in
extending the life expectancy of structural elements.
The structures reviewed in this report appear to be good candidates for repurposing,
as the structural systems remain in generally good condition,
and due to the relatively high original design loading. It should be noted that
construction issues with the Franki compacto piles below the McKimmie
Library Tower limited the pile capacity in the original design, and will likely
not a allow for vertical expansion of the Tower structure in a re-purposing
project.
4.5 Mechanical Assessment
CONCEPT DESIGN REPORT
UNIVERSITY OF CALGARY
MacKimmie Tower and Block I Repurposing and Renewal
4. CONITION ASSESSMENT (appendix A)
Fire protection in the MacKimmie Library Complex is currently very limited,
typically consisting of basement sprinklers and standpipes.
All mechanical systems throughout the three buildings are in extremely poor
condition, are inefficient and require replacement. Mechanical issues with
heating and ventilation are endemic and have been band-aided over the
last 20-30 years. The occupancy of the some areas has also changed
drastically since the original design, which has required additional
mechanical system modifications. All mechanical systems are beyond their
life cycle replacement.
The existing mechanical systems should all be upgraded and replaced to
provide long term service for building repurposing. The existing mechanical
systems cannot be relied upon to provide services over the next 40-50
years without a major renovation. It is recommended that a full mechanical
replacement be performed to provide reliability, energy efficient operation,
and to meet current standards for the new proposed occupancies.
4.6 Electrical Assessment
The majority of the electrical systems is original and has passed their
normal life expectancy. Most of the systems are beyond 40 years old and
are showing signs of deterioration. Most of the electrical systems are
obsolete and are very hard to service. The equipment is of old technology
and spare parts are hard to obtain posing concerns for long period of power
outage to the buildings. The size of the existing service rooms does not
meet current code requirements. Clearance in front of the equipment in
many cases poses safety concerns.
The life safety systems are of concern as they do not meet current code
requirements. The emergency generator does not meet current code
requirements and poses great concern that there may be no power in an
emergency.
4.7 Vertical Conveyances
At the time of the inspection the equipment was found to be fair to average
condition. The callback rate on all gearless traction elevators is very high
according to logbook records and from my general knowledge of site.
In most cases the elevators are operating close to design specifications
(with regard to operating times, door times, and leveling accuracy) in spite
of the poor maintenance at the site.
The equipment is completely original with the exception of the minor
upgrade of an infrared multibeam door reversal devices installed on most of
the traction elevators. With proper maintenance at the site, the existing
elevator systems should be able to provide acceptable elevator service to
the building tenants as it exists.
With a full upgrade of the existing elevator system, we are confident that the
library tower elevators can be utilized for office type usage. The average
waiting times have been shown on previous projects to be reduced by 25-
50% from the 1969 technology that is currently in place.
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