BRINGING OLDER RESIDENCE HALLS INTO THE FUTURE Rob Spagnoletti Dennis Spina, AIA, RRC
Best Practices The Eastern Regional Association of Physical Plant Administrators (ERAPPA) is a Registered Provider with the American Institute of Architects Continuing Education Systems. Credit earned on completion of this program will be reported to CES Records for AIA members. Certificates of Completion for non-aia members are available on request. This program is registered with the AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.
Learning Objectives Upon completion of this program you will be able to: 1. Learn how to achieve current code compliance by gender and ADA. 2. Evaluate how feedback from students and housekeeping were incorporated into later projects. 3. Examine how this approach maintained bed count and enhanced student desire to live in buildings without extensive building renovations. 4. Demonstrate how ceiling heights as low as 8-0 to underside of deck were overcome to install ventilation, plumbing, lights, etc.
Syracuse University Housing History
Established in 1870. Private, Nonsectarian, Coeducational University. 14,798 Undergraduates. 6,231 Postgraduates. 900 acre campus. 300 buildings including 170 academic buildings. 21 residence halls.
SYRACUSE UNIVERSITY CAMPUS MAP 1873 Hall of Languages was the first building constructed on main campus.
SYRACUSE UNIVERSITY CAMPUS MAP - POST WWII 1944 14 academic buildings. 5 residence halls. Winchell Hall, Haven Hall, and Lehman Hall were later demolished.
SYRACUSE UNIVERSITY HOUSING - POST WWII Haven Hall was built in 1904 and demolished in 1962. Lehman Hall was built in 1927, consisted of 40 apartments and was demolished in 1996. Residence halls on campus were designated as Men s or Women s; no coed dormitories. Winchell Hall was built in 1896 and demolished in 1984.
SYRACUSE UNIVERSITY ENROLLMENT - POST WWII In 1944 the GI Bill was passed by the federal government to provide aid to returning veterans. Syracuse University was one of the few private institutions to admit veterans covered by the program.
SYRACUSE UNIVERSITY ENROLLMENT BOOM 1944-1952 20 18 16 14 Enrollment more than TRIPLED Within 3 years of the legislation. ENROLLMENT (THOUSANDS) 12 10 8 6 4 2 43-4 44-5 45-6 46-7 47-8 48-9 49-50 50-1 51-2 NON-VETERANS, WOMEN NON-VETERANS, MEN VETERANS
SYRACUSE UNIVERSITY BUILDINGS - POST WWII Classes were held in prefabricated metal buildings on North Campus.
SYRACUSE UNIVERSITY HOUSING - POST WWII Students were housed in trailers on South Campus. Housing for families of veteran students 1946-1950 s.
DATED DORMITORIES 14 RESIDENCE HALLS 35 APARTMENT BUILDINGS 14 YEARS BUILT PURCHASED DEMOLISHED RESIDENCE HALL 1896 1984 WINCHELL HALL 1904 1960 HAVEN HALL 1906 SIMS HALL 1927 1996 LEHMAN HALL 1928 1953 WASHINGTON ARMS 1952 SHAW HALL 1954 WATSON HALL 1954 MARION HALL 1956 FLINT HALL 1958 DAY HALL 1960 SADLER HALL 1961 DELLPLAIN HALL 1962 KIMMEL HALL 1963 BOOTH HALL 1963-64 SLOCUM HEIGHTS 1964 HAVEN HALL 1965 LAWRINSON HALL 1966 BREWSTER HALL 1966 BOLAND HALL 1966 SKYHALLS I, II, III 1969 1974 LYONS HALL 1973-74 SKYTOP APARTMENTS 1989 1997 WALNUT HALL 2009 ERNIE DAVIS HALL
RESIDENCE HALL CONSTRUCTION 5,000 1952-1966 4,500 4,000 3,500 BED COUNT 3,000 2,500 2,000 BEDS ADDED BY YEAR 1,500 1,000 500 1952 1953 1954 1955 1956 1957 1958 1959 1960 1961 1962 1963 1964 1965 1966 CUMULATIVE BED COUNT
CAMPUS CONSTRUCTION 1967-2003 Housing: 1972-1974: 764 apartment units constructed on South Campus. Minor residence hall interior renovations: Primarily cosmetic & maintenance related. Minor residence hall additions: Bed count increased through building additions in lieu of construction of new residence halls. 50 years after the first housing construction boom on campus, the first residence halls were being slated for major renovations. Academic: 23 Academic buildings constructed over 36 years. Primarily new construction during this time period.
SYRACUSE UNIVERSITY CAMPUS MAP 2013 95 buildings on main campus.
SYRACUSE UNIVERSITY HOUSING MAP 2013 95 buildings on main campus. 18 residence halls.
A Conventional Approach to Residence Hall Renovation
RESIDENCE HALL RENOVATION TIMELINE (2003-2013) 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 BREWSTER/BOLAND/BROCKWAY Majority of residence halls on campus are 50 years old. Facilities have for the most part been left unchanged from original construction.
BREWSTER/BOLAND/BROCKWAY: FULL BUILDING RENOVATION Complex originally constructed as coed by building. Housing later reconfigured to coed by floor. BOLAND BUILT: 1966 BED COUNT: 315 BREWSTER BUILT: 1966 BED COUNT: 444 8-floor, 12-floor, 1-floor renovations including: Renovation of all common spaces. Renovation of all bedrooms. Bathroom renovations in-kind. Construction Timeline: 4 phases/4 years. (2004-2007) Methodology: Upgrade bathroom finishes while adhering to the existing layout. Configuration: From coed-by-floor to coed-by-door. BROCKWAY BUILT: 1966 BED COUNT: 27
BREWSTER/BOLAND/BROCKWAY: AFTER Toilet partitions upgraded in the existing configuration. Seamless epoxy floor. Ceramic wall tile. New light fixtures. Upgraded plumbing fixtures.
BREWSTER/BOLAND/BROCKWAY: AFTER Sinks replaced with solid surface countertop. Changing areas incorporated into shower stalls for added privacy.
Developing a New Approach to Residence Hall Renovations
RESIDENCE HALL RENOVATION TIMELINE (2003-2013) 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 BREWSTER/BOLAND/BROCKWAY LAWRINSON HALL LYONS HALL WALNUT HALL
LYONS HALL: BATHROOM RENOVATION INDIVIDUAL-USE BATHROOMS 1969 Constructed as a sorority house (single sex). BUILT: 1969 BED COUNT: 38 1974 Purchased by University as student housing (coed by floor). Testing a new approach on a small scale. Construction Timeline: 1 Year (2007) Methodology: Upgrade finishes, revise layout to provide individual-use bathrooms. Configuration: From coed-by-floor to coed-by-door.
LYONS HALL - BEFORE 6 Gang Sinks 4 Toilet Stalls 4 Shower Stalls Typical Floor Plan
LYONS HALL - AFTER 4 Individual-use bathrooms with shower, toilet and sink. Shared sink in common area. Access provided through secondary corridor. Typical Floor Plan
LYONS HALL - AFTER Individual shower stalls. Upgraded finishes.
WALNUT HALL: BATHROOM RENOVATION INDIVIDUAL-USE BATHROOMS 1989 Constructed as a fraternity house (single sex). 1997 Purchased by University as student housing (coed by floor). BUILT: 1989 BED COUNT: 57 Testing a new approach on a small scale. Construction Timeline: 2 Phases/ 2 years (2008-2009) Methodology: Upgrade finishes, revise layout to provide individual-use bathrooms. Configuration: From coed-by-floor to coed-by-door.
WALNUT HALL - BEFORE 4 Gang Sinks 2 Toilet Stalls 4 Shower Stalls Typical Floor Plan
WALNUT HALL - AFTER 5 individual-use bathrooms with shower, toilet and sink including 1 ADA compliant bathroom. Shared sink in common area. Access provided through secondary corridor. Typical Floor Plan
WALNUT HALL - AFTER Upgraded finishes. Individual bathroom.
LAWRINSON HALL: PLANNING FULL BUILDING RENOVATION 21 floors of renovations planned including: Renovation of all common spaces. Bathroom renovations. Window replacement. Provide laundry facilities at each floor. Construction Timeline: 5 phases/5 years (2007-2012) Phase I Methodology: Upgrade finishes, revise layout to provide individual-use bathrooms and reconfigure common areas. PHASE I: 20 TH FLOOR BATHROOM RENOVATION (2008) A new approach to upgrading bathrooms as a component of full building renovations. Configuration: From coed-by-floor to coed-by-door. BUILT: 1965 BED COUNT: 537
LAWRINSON HALL: FEEDBACK PHASE I: 20 TH FLOOR BATHROOM RENOVATION (2008) Upgraded facilities on the 20 th floor were so successful that students from lower floors walked upstairs and waited in lines to use them. Extremely positive feedback from the student population regarding the revised bathroom layouts. Decision made to convert all gang bathrooms on lower floors into individual bathrooms during the next 4 phases of renovations.
LAWRINSON HALL: PHASING INPLEMENTING INDIVIDUAL BATHROOMS CONSTRUCTION PHASING PLANNED FOR SEVERAL YEARS: PHASE I: 20 TH FLOOR BATHROOM RENOVATION (2008) PHASE II: 16 TH -20 TH FLOORS (2009) PHASE III: 9 TH -15 TH FLOORS (2010) PHASE IV: 3 RD -8 TH FLOORS (2011) PHASE V: BASEMENT-2 ND FLOORS (2012)
LAWRINSON HALL - BEFORE 5 Gang Sinks 4 Toilet Stalls 4 Shower Stalls Typical Floor Plan
LAWRINSON HALL - AFTER 6 individual-use bathrooms with shower, toilet and sink, including 1 ADA bathroom. 1 ADA compliant bathroom at RA bedroom. Shared sink. LAUNDRY Laundry room. 1 study lounge. 1 recreational lounge. Typical Floor Plan
LAWRINSON HALL - AFTER Individual-use shower and toilet. Accent tile band color varies by floor. Individual-use sink and mirror.
SHIFT IN RESIDENCE HALL RENOVATIONS 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 Renovation of all student rooms. Renovation of common spaces. Renovation of bathrooms. (replacement-in-kind) Renovation of bathrooms ONLY. (convert gang to individual-use)
Design Considerations
DESIGN CONSIDERATIONS: EXISTING CONDITIONS HAZARDOUS MATERIALS ASBESTOS CONTAINING MATERIAL (ACM) : Plaster Thinset grout Mechanical insulations Vinyl tile Carpet mastic Tile mastic Ceiling tiles POLYCHLORINATED BIPHENYL (PCBs) Carpet mastic Window caulk Window glazing LEAD BASED PAINT (LBP) Interior walls Ceilings Windows Plumbing piping
DESIGN CONSIDERATIONS: EXISTING CONDITIONS CONCRETE FLOOR SLAB Existing gang bathrooms often have depressed floor slabs to provide slope at floor drains. Reconfiguration of bathroom footprint requires pouring of new concrete prior to framing
DESIGN CONSIDERATIONS: EXISTING CONDITIONS FLOOR TO FLOOR HEIGHT Existing floor to floor height of many residence halls built in the 1950 s and 1960 s can be very limiting. New framing at existing floor to ceiling height of 8-0.
DESIGN CONSIDERATIONS: CODES FIRE CODE OF NEW YORK STATE FIRE RATING Secondary bathroom corridor must retain same fire rating as main corridor. Utilize fire rated doors, door closers, and proper hardware. Sadler Hall bathroom corridor.
DESIGN CONSIDERATIONS: CODES PLUMBING CODE OF NEW YORK STATE Section 403.3 requires a 50/50 split of fixtures for occupants of each sex. University housing student population is roughly 60/40 (female/male) and varies with each year s enrollment. PLUMBING FIXTURE REQUIREMENTS The New York State Plumbing Code requires: 1 water closet and 1 lavatory per 10 occupants. 1 shower per 8 occupants. Syracuse University implements: 1 water closet, 1 lavatory, and 1 shower per 5-6 occupants.
DESIGN CONSIDERATIONS: CODES ADA STANDARDS: DOORS ADA STANDARDS FOR ACCESSIBLE DESIGN Door Width: 32 min. clear. Door Clearance: Door Swing: May overlap turning space but not clear floor space of any fixture. Door Threshold: ½ max.
DESIGN CONSIDERATIONS: CODES ADA STANDARDS: TOILET & BATHING ROOMS ADA STANDARDS FOR ACCESSIBLE DESIGN Clearance: 60 clear turning space. Toilet: Centerline located 16-18 from wall. Toilet Seat: Height of 17-19, Seats shall not be sprung to return to lifted position. Flush Controls: Hand operated controls located on open side of toilet. Sink: Higher of rim or counter 34 max. above fin. floor. Faucets: Hand operated faucets must remain open for 10 seconds min. Side Wall Grab Bar: 42 min. (12 min. from rear wall) Circular diameter 1¼ -2. Rear Wall Grab Bar: 36 min. (12 min. from center of toilet) Circular diameter 1¼ -2. Vertical Grab Bar: 18 min. Circular diameter 1¼ -2.
DESIGN CONSIDERATIONS: CODES ADA STANDARDS: ACCESSORIES ADA STANDARDS FOR ACCESSIBLE DESIGN Mirrors Above Lavatory: Bottom edge of the reflecting surface 40 max. above fin. floor. Mirrors : Bottom edge of the reflecting surface 35 max. above fin. floor. Shelves: Located 40-48 above finish floor. Toilet Paper Dispenser: 7-9 from face of toilet, 15-48 above fin. floor. Coat Hooks: 15-48 above fin. floor. Soap Dispenser: 15-48 above fin. floor. Hand Dryer: 15-48 above fin. floor.
DESIGN CONSIDERATIONS: INSTALLATION FLOOR PENETRATIONS - PIPING Chase locations at existing gang bathrooms often do not accommodate new piping. Piping at individual bathrooms vary in location and are often decentralized. Proximity to structural systems must be considered when coredrilling. Locations of existing electrical conduit in concrete slabs are often unknown. Care must be taken when core-drilling slabs. Disrupted electrical circuits must be repaired.
DESIGN CONSIDERATIONS: INSTALLATION FLOOR PENETRATIONS - DUCTWORK Chase locations at existing gang bathrooms often do not accommodate new ductwork. New mechanical chases are often needed. Proximity to structural systems must be considered when cutting new openings. Shear loads are higher at column interfaces. When making additional openings, existing openings also require review, particularly when located in close proximity to structural systems. Reduction of shear reinforcement adjacent to concrete column required steel angle reinforcing at the opening.
DESIGN CONSIDERATIONS: INSTALLATION STRUCTURAL REINFORCING AT NEW CHASE LOCATIONS Carbon fiber reinforced plates can be used at floor penetrations that would otherwise detract from the capacity of the original structural design. Carbon fiber reinforced plates set in epoxy at existing structural concrete slab (above & below) prior to cutting of new opening. Carbon fiber reinforced plate. Carbon fiber reinforcing after completion of new opening.
DESIGN CONSIDERATIONS: INSTALLATION CONCEALING M/E/P/FP Existing mechanical, electrical, plumbing and fire protection is often exposed in gang bathrooms. Extremely limited space (less than 12 ) to conceal mechanical, electrical, plumbing, and fire protection in soffits due to 8-0 height from floor to underside of existing concrete slab above. New M/E/P/FP installation within 12 soffit.
DESIGN CONSIDERATIONS: INSTALLATION COORDINATING PLUMBING Plumbing is often the most difficult trade to coordinate due to slope and drop requirements of piping and the restricted soffit heights. Coordination of all trades is important during construction and is beneficial to allow for installation of plumbing lines first. Improperly installed piping can be difficult to raise after other trades have completed installation. Installation of new p-trap at toilet above must remain within 12 soffit.
DESIGN CONSIDERATIONS: INSTALLATION ELECTRICAL Existing electrical wiring in the building requires review when determining how to provide power to new rooms. New electrical service required at existing electrical panel locations. Replace existing circuits while upgrading controls. Incorporating occupancy sensors. New electrical panel being installed at framing to provide power to new bathrooms.
DESIGN CONSIDERATIONS: INSTALLATION WATERPROOFING At tile applications, waterproofing can be applied to cement fiber board prior to floor and wall tile installation providing a continuous barrier in the shower area. Waterproofing applied 1-0 minimum up face of wall in bathroom. Waterproofing applied full height in showers & stripped-in to floor drain.
DESIGN CONSIDERATIONS: INSTALLATION WINDOWS Window replacement at bathroom locations may be desired or required to accommodate individual bathrooms. Replacement windows installed at bathroom locations only. Insulated metal panel used to conceal interior wall partitions allowing for natural light in both common space and individual-use bathrooms.
DESIGN CONSIDERATIONS: INSTALLATION ROOFING New roof penetrations are often required when installing individual bathrooms including: Plumbing vents Duct openings Modifications to existing rooftop equipment curbs may be necessary. Any alterations to roofing assembly must be properly flashed and integrated with existing roofing system. New rooftop equipment to be installed through opening in existing penthouse wall and supported on new sleepers.
Design Implementations
RESIDENCE HALL RENOVATION TIMELINE (2003-2013) 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 BREWSTER/BOLAND/BROCKWAY LAWRINSON HALL LYONS HALL WALNUT HALL FLINT HALL
FLINT HALL: BATHROOM ONLY RENOVATION INDIVIDUAL-USE BATHROOMS Two 4-story wings are joined by a main lounge/recreation space, classrooms and offices. Originally constructed as coed-by-wing. Previous bathroom renovation converted one bathroom block into two gang bathrooms allowing for coed-by-door configuration. BUILT: 1956 BED COUNT: 527 16 gang bathrooms 99 individual-use bathrooms. Construction Timeline: 13 weeks (including abatement) May 15 th - August 15 th (2010) Methodology: Upgrade finishes, revise layout to provide individual-use bathrooms. Configuration: Coed-by-door.
FLINT HALL: BATHROOM ONLY RENOVATION INDIVIDUAL-USE BATHROOMS Two bathroom locations at each wing: Three typical bathroom layouts. One atypical elbow bathroom layout.
FLINT HALL: SCHEMATIC DESIGN STUDIES Scheme 1: 5 bathrooms (1 ADA). Scheme 2: 6 bathrooms, 2 sinks. Scheme 3: 5 bathrooms, 2 sinks. Scheme 4: 5 bathrooms, 2 sinks.
FLINT HALL: REDESIGNED FLOORPLAN TYPICAL BATHROOM BLOCK BATHROOM BATHROOM BATHROOM COMMON SPACE BATHROOM BATHROOM BATHROOM CORRIDOR Typical Floor Plan
FLINT HALL: SCHEMATIC DESIGN STUDIES Scheme 1: 6 bathrooms (1 ADA), 2 sinks. Scheme 2: 6 bathrooms, 1 sink. Scheme 3: 6 bathrooms, 3 sinks.
FLINT HALL: REDESIGNED FLOORPLAN ELBOW BATHROOM BLOCK ADA BATHROOM BATHROOM BATHROOM BATHROOM BATHROOM BATHROOM CORRIDOR Typical Floor Plan
FLINT HALL: FINISHES Presentation boards of colors and finishes prepared for multiple schemes.
FLINT HALL: BEFORE & AFTER Typical toilet stalls prior to renovation. Typical toilet room following renovation.
FLINT HALL: BEFORE & AFTER Typical shower stalls prior to renovation. Typical individual shower following renovation.
FLINT HALL: BEFORE & AFTER Typical bathroom entrances prior to renovation. Existing bathrooms segregated by gender. Entrances to individual-use bathrooms located off of common space. New windows allow for natural light to reach interior corridor.
RESIDENCE HALL RENOVATION TIMELINE (2003-2013) 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 BREWSTER/BOLAND/BROCKWAY LAWRINSON HALL LYONS HALL WALNUT HALL FLINT HALL SKYHALLS I, II, III
SKYHALLS I, II, III: BATHROOM ONLY RENOVATION INDIVIDUAL-USE BATHROOMS 18 gang bathrooms 72 individual-use bathrooms. Three 3-story residence halls with gang bathrooms flanking existing lounge space on each floor. BUILT: 1960 BED COUNT: 351 Configuration: Coed-by-door. Construction Timeline: 12 weeks (including abatement) May 15 th August 8th (2011) Methodology: Upgrade finishes, revise layout to provide individual-use bathrooms. Provide laundry facilities and kitchenette on each floor.
SKYHALLS I, II, III: BEFORE CORRIDOR
SKYHALLS I, II, III: BEFORE 4 Gang Sinks 3 Toilet Stalls Layout typical of all bathroom locations. (two per floor) 3 Urinals 4 Shower Stalls
SKYHALLS I, II, III: SCHEMATIC DESIGN STUDIES Scheme 1: 4 bathrooms (1 ADA), 1 sink. Scheme 2: 3 bathrooms (1 ADA), 1 sink. Scheme 3: 3½ bathrooms (1 ADA), 1 sink.
SKYHALLS I, II, III: REDESIGNED FLOOR PLAN CORRIDOR
SKYHALLS I, II, III: FINISHES Presentation boards of colors and finishes prepared for multiple schemes. Skyhalls: Scheme 1 Skyhalls: Scheme 2
SKYHALLS I, II, III: FINISHES Presentation boards of colors and finishes prepared for multiple schemes. Skyhalls: Scheme 3 Skyhalls: Scheme 4 Although the use of different schemes at each of the three buildings was discussed, the University ultimately selected Scheme 3 for all bathrooms.
SKYHALLS I, II, III: AFTER Individual-use bathroom: toilet, sink, shower. Frosted glass shower partition. Glass tile accent strip. Stainless steel accent strip. Porcelain wall tile, ceramic floor tile. Recessed hand dryer, and toilet tissue dispenser. 2 Robe hooks. Mirror. Soap dispenser. Typical bathroom following renovation.
SKYHALLS I, II, III: AFTER Secondary corridor provides interior corridor with natural daylight.
SKYHALLS I, II, III: AFTER Wall mounted & recessed toilet room accessories.
SKYHALLS I, II, III: AFTER Extent of building renovation limited to the bathroom area and transition to existing corridor.
SKYHALLS I, II, III: AFTER Typical individual-use shower. Typical roll-in ADA compliant shower.
RESIDENCE HALL RENOVATION TIMELINE (2003-2013) 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 BREWSTER/BOLAND/BROCKWAY LAWRINSON HALL LYONS HALL WALNUT HALL FLINT HALL SKYHALLS I, II, III SADLER HALL SHAW HALL
SADLER HALL: BATHROOM ONLY RENOVATION INDIVIDUAL-USE BATHROOMS 15 gang bathrooms 114 individual-use bathrooms. 8-story residence hall with a gang bathroom at each wing. One existing bedroom adjacent to gang bathroom was taken in order to provide additional bathrooms and increase ratio of plumbing fixtures to residents. BUILT: 1960 BED COUNT: 485 Configuration: From coed-by-wing to coed-by-door. Construction Timeline: 2 Phases/2 years (2012-2013) Methodology: Upgrade finishes, revise layout to provide individual-use bathrooms.
SADLER HALL: SCHEMATIC DESIGN STUDIES Scheme 1: 4 bathrooms, no loss of beds. Scheme 2: 8 bathrooms, loss of 2 beds. Scheme 3: 5 bathrooms, loss of 1 bed. Scheme 4: 6 bathrooms, loss of 1 bed. Scheme 5: 6 bathrooms, loss of 1 bed. Scheme 6: 8 bathrooms, loss of 2 beds.
SADLER HALL: REDESIGNED FLOOR PLAN KITCHENETTE ADA BATHROOM BATHROOM BATHROOM RA BATHROOM RA BEDROOM BATHROOM BATHROOM CORRIDOR CORRIDOR
SADLER HALL: FINISHES Presentation boards of colors and finishes prepared for multiple schemes. Sadler: Scheme 1 Sadler: Scheme 2
SADLER HALL: BEFORE & AFTER Toilet stalls with exposed fire protection prior to renovation. Individual toilet with concealed sprinklers following renovation.
SADLER HALL: BEFORE & AFTER Shower stalls with exposed plumbing and exposed fire protection prior to renovation. Individual shower with recessed shroud following renovation.
SADLER HALL: BEFORE & AFTER Gang sinks, mirrors and shelf. Exposed plumbing from floor above, prior to renovation. Individual sink with mirror and shelf following renovation.
SADLER HALL: BEFORE & AFTER Gang bathroom access through single door prior to renovation. Individual bathrooms accessed through secondary bathroom corridor following renovation.
SADLER HALL: AFTER Typical accent tile band. Typical upper and lower shower niche.
SUCCESSFUL DESIGN ELEMENTS Large wall tile: fewer grout joints for cleaning. Small floor tile: more gout joints for added traction. Simple tile layout: expedite installation. Floor mounted toilets: minimize chase widths. Water spigots at walls: facilitates cleaning. Occupancy indicators on door hardware: displays when bathroom is in use. Low shelf in shower: accommodates shaving of legs. Robe hooks: allows for hanging of towels and garments. Floor drains in bathroom: drains any excess water from shower area. Recessed shower shrouds: provides more clear area in shower. Fixed shower heads: isolate water in shower from water closet.
Bathroom Renovation Considerations
BATHROOM RENOVATION CONSIDERATIONS COST Cost per bathroom: Approximately $30,000-$40,000. Finishes: 29% of contract sum. Durability. Slip-resistance. Ease of installation. Ease of cleaning. Coordinated Classic color scheme. Plumbing: 19% of contract sum. Electrical: 17% of contract sum. Costs of previous in-kind bathroom renovations were comparable to individual-use renovations. Construction costs increase with the addition of associated amenities, i.e. laundry, kitchenettes, study lounges, janitor closets. Mechanical: 8% of contract sum. Fire Protection: 2% of contract sum.
BATHROOM RENOVATION CONSIDERATIONS SCHEDULE SUMMER CONSTRUCTION Building to be vacated. Hazardous materials abatement. Temporary protection. Phasing (by floor, by wing).
BATHROOM RENOVATION CONSIDERATIONS SCHEDULE DESIGN & CONSTRUCTION SITE INVESTIGATION DESIGN OPTIONS DOCUMENT PREPARATION BIDDING AWARD SHOP DRAWING/ ORDERING MOBILIZATION/ CONSTRUCTION SUBSTANTIAL COMPLETION PUNCH LIST HOUSEKEEPING STUDENT ARRIVAL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP
BATHROOM RENOVATION CONSIDERATIONS SCHEDULE RESOURCES NEEDED Contractors: Prioritize shop drawings to order long lead items. Selection and commitment from sub-contractors for manpower and schedule. Highly organized work plan. Understanding of need for double-shifts and weekend work. Coordination drawings from each trade. Design Team: Comprehensive site investigation at onset of project. Understanding tight spacing of overhead mechanical systems and wall-mounted accessories. High level of oversight and participation during Construction Administration phase.
BATHROOM RENOVATION CONSIDERATIONS MAINTENANCE Fixture Count: Individual-use bathrooms provide many more plumbing fixtures to maintain. Accessibility: Access panels are required in hard ceilings and soffits at locations of shut-off valves. Floor Drains: Floor Drains at showers and common spaces require regular cleaning to prevent clogging and back-flowing of water. Mechanical: Added HVAC exhaust with heat recovery at each individual-use bathroom location.
BATHROOM RENOVATION CONSIDERATIONS HOUSEKEEPING Cleaning: Individual-use bathrooms have more fixtures and surfaces to clean than a gang bathroom. Cleaning Accessibility: Housekeeping staff able to close one space at a time for cleaning. There is no longer the need to wait until an entire gang bathroom is unoccupied to clean facilities. Cleaning Time: Time needed to clean individual-use bathrooms and gang bathrooms is comparable due to wait times and accessibility restraints. Actual cleaning time is increased at individual bathrooms. Cleaning Staff: Additional staff may be needed due to increased cleaning load. Syracuse University has not increased housekeeping staff since renovating bathrooms. Cleaning Tools: Installation of water spigots for hose attachment at each room expedites cleaning process without using flexible shower heads as water source in bathrooms.
BATHROOM RENOVATION CONSIDERATIONS OCCUPANT BEHAVIOR Vandalism: The installation of higher-end finishes has lead to fewer instances of vandalism in bathrooms and common areas. Hours of Operation: Bathroom use in residence halls is practically around-the-clock due to the varied schedules of the student population. Sense of Ownership: Use of upgraded finishes has given students a greater sense of pride in facilities. In many cases students have claimed specific bathrooms. Gender Designation: Student response to gender neutral bathrooms has been very positive. However, there have been some cases where students have designated specific bathrooms in a block to be male or female only.
BRINGING OLDER RESIDENCE HALLS INTO THE FUTURE: Bathroom renovations provide the largest return on investment with respect to student satisfaction. Negative feedback from students regarding other residence hall amenities (furnishings, bedrooms, common areas, laundry, location etc.) is greatly reduced following a bathroom renovation. Individual-use bathrooms provide flexibility needed to accommodate summer housing for programs like athletic camps, conferences, and other offseason academic offerings. Individual-use bathrooms can better accommodate the future student population by addressing: Privacy Issues Accessibility Issues Gender Identification Issues Fluctuations in Student Population
Review Questions
BRINGING OLDER RESIDENCE HALLS INTO THE FUTURE: Practicing Institute of Engineering QUESTION #1: New openings adjacent to columns in concrete flat plate floors/roofs tend to reduce shear capacity. TRUE or FALSE ANSWER: TRUE
BRINGING OLDER RESIDENCE HALLS INTO THE FUTURE: Practicing Institute of Engineering QUESTION #2: Carbon fiber reinforcement can be used to compensate for interruptions to the existing flexural reinforcement in concrete flat plate floors/roofs. ANSWER: TRUE or FALSE TRUE
BRINGING OLDER RESIDENCE HALLS INTO THE FUTURE: Practicing Institute of Engineering QUESTION #3: Positive bending is reinforced at the top of the slab. TRUE or FALSE ANSWER: FALSE
BRINGING OLDER RESIDENCE HALLS INTO THE FUTURE: Practicing Institute of Engineering QUESTION #4: Negative bending is reinforced at the bottom of the slab. TRUE or FALSE ANSWER: FALSE
BRINGING OLDER RESIDENCE HALLS INTO THE FUTURE: Practicing Institute of Engineering QUESTION #5: The New York State Plumbing Code requires which of the following for a college residence hall occupancy? a. 1 water closet & 1 lavatory per 10 occupants. b. 1 shower per 8 occupants. c. 1 water closet, 1 lavatory, 1 shower per 5-6 occupants. ANSWER: a. & b.
Thank you for joining us today. This concludes the American Institute of Architects Continuing Education Systems Program Questions? Rob Spagnoletti Maintenance Manager Syracuse University Syracuse, NY www.syr.edu Dennis Spina, AIA, RRC Principal Bell & Spina Architects Syracuse, NY Pittsford, NY www.bellandspina.com