TRW Renovation for
Event Center Utilization
November 19, 2010
GENERAL
The existing north portion of the building at 3650 North Nevada Avenue, also known as the
TRW CS-3 Building, is being considered for renovation into an Event Center. This
Conceptual Design Narrative and accompanying drawings are to assist the Owner
(University of Colorado – Colorado Springs) to determine the fiscal viability of such a
renovation. The narratives and drawings consider the Architectural, Mechanical. Plumbing
and Electrical system modifications needed for that conversion, both from a user standpoint
and for code requirements.
ARCHITECTURAL DESIGN NARRATIVE
Renovation work falls under the 2009 International Building Code. The main hall is
classified as an A-3 occupancy, with one occupant for every 15 SF net. The main hall is
46,270 SF (not including the main east/west corridor along Gridline C), less the toilet
grouping between Gridlines D/E and 7/8 of 1,283 SF, for a net area of 44,987 SF. This
calculates to an occupant load of 2,999.13 persons, or 3,000 when rounding up.
For egress widths, IBC 1005.1 requires 0.2 inches for every occupant for exit doors, or 600
inches of width. This calculates to 16.67 doors that are 3’-0” wide. The new design provides
17 doors of 3’-0” width.
For fixture count, IBC Table 2902.1 requires 1 water closet for every 125 males and 1 water
closet for every 65 females. The Table requires 1 lavatory for every 200 occupants, 1
drinking fountain for every 500 occupants, and 1 service sink. This calculates to 12 water
closets for males, 24 water closets for females, 8 lavatories each for males and females, 6
drinking fountains, and 1 service sink. The new design provides 6 water closets, 7 urinals
and 8 lavatories for males, 23 water closets and 13 lavatories for females, and 1 water closet
and 1 lavatory for family assisted use, whose water closet is being counted in with the female
requirements. There are four wheelchair accessible stalls, two for males and two for females,
and two ambulatory stalls, one for males and one for females. There are six drinking
fountains and 1 service sink. For the front office area, there are male and female facilities,
each with two toilet fixtures and two lavatories.
SITEWORK
The TRW site consists of approximately 21 acres on the west side of North Nevada. There
are two curb cuts onto the site from North Nevada and one from Cascade Avenue on the
west side of the lot. There are approximately 320 parking stalls at the front of the building,
40 parking stalls on the south side of the building, and 260 parking stalls at the rear of the
building. All are asphalt paved. Of the various areas comprising parking lots, only the north
half of the front lot requires no upgrading. The remainder of the surfaces have potholes,
cracks, and plant growth. These will require at a minimum to be cleaned, the holes and
cracks filled, the surface re-sealed, and the stalls re-striped.
The landscaped areas will require some upgrades. At present, there does not appear to be an
irrigation system. If sod is planted at the front of the building, an underground irrigation
system will need to be added. The areas outside the perimeters of the parking lots, on all
sides of the building, will need to be cleaned and brush removed.
The existing entrance sidewalk to the north half of the building is cracked and spalled, and
should be removed and re-poured. A small section of new sidewalk will need to be added to
accommodate the reconfigured building entry. A concrete apron will need to be added
where the overhead garage door is added to allow for vehicles to be driven into the building
for display. A concrete HC accessible ramp will have to be added to the rear building exit,
and concrete landings added at the other exit doors to the north.
BUILDING
Most of the work within the building from an architectural standpoint requires demolition of
existing walls, ceilings and floors to achieve a large, relatively unimpeded event hall
configuration. Existing wall-mounted systems, such as electrical feeds, compressed air
stations, chilled water supplies, and plumbing for sinks and eye washes, will be demolished
along with the walls. All lay-in ceilings, as well as items mounted within, such as lights,
diffusers, fire sprinkler heads, are to be removed. Floor tile will be removed, either by a
demolition contractor or an abatement contractor, depending if the tile is VAT or VCT. For
the most part, toilet facilities will remain as is and new fixtures added as required to achieve
compliance with the current code. A few fixtures will be removed to either provide proper
accessibility clearance, or to better balance the water closet to urinal ratio in men’s toilet
rooms. Consideration should be given to realizing a benefit to salvaging of any equipment
to be removed, such as pumps, valves, etc., and to scrap metal, such as aluminum and
copper.
The existing strip windows at the south end of the space, along with the walls currently
defining three small conference rooms, are being removed to allow for the installation of the
main entry vestibule and lobby. The enlarged lobby will also serve as the location for a
counter and office for information and ticket sales. This space will have all new surface
finishes.
Existing surfaces that are to remain will be painted, as in walls, or buffed, as in floors. No
improvements are currently planned for the existing Kitchen Area, although the Dining Area
may be cleaned up and occupied by outside food vendors.