Owner
Glenwood Hot Springs
Architect
Caudill Gustafson & Associates
Location
Glenwood Springs, CO
Project Size
55,960 sf
Delivery
CM/GC

This phased, multi-building renovation/addition to a 103-year old Victorian-style lodge included keeping the entire facility open during the complicated construction process. This project had every conceivable element of a difficult renovation project: initial budget problems, remote location, 100+ year old construction, countless unforeseen conditions, and 24-hour per day 7-day per week operational schedule.

Scope included renovation of the old red sandstone building into new executive and administrative offices, including structural demolition of many of the 12-inch thick red sandstone interior walls; reconstruction of the main interior stair, rebuilding the lantern tower into a winding stair.

An athletic club expansion included additional locker room facilities, a new free-weights room, steam room, jacuzzi and sauna, and renovation of entrances. Two-story, daylighted atriums were created, aerobics and meeting rooms were opened up, and glass walls were added to racquetball courts.

Pinkard also conducted several exterior improvements including a new exterior façade.

Preconstruction
This project was initially 25% over budget. The design of this Victorian masterpiece required high-end finishes that made for a very challenging preconstruction effort. To get the project into budget, various methods and types of masonry restoration were analyzed to determine the optimal solution within the fiscal constraints. Window systems were studied not only for initial cost but also the life cycles of various cladding surfaces to mitigate the corrosive nature of the steam from the pool. Different framing systems were analyzed for the new construction phase. All finish materials were evaluated and substitutions presented, especially the millwork package which, due to its large dollar size, was painstakingly analyzed to reduce this cost without eliminating the Victorian-era appearance. Mechanical and electrical systems were examined to reduce cost without sacrificing the operational features.

These efforts saved $1,350,000—over 25% of the original estimate.

Occupied Construction
An intense scheduling effort required  extensive off-hours construction and close phasing to allow temporary certificates of occupancy for the multiple phases.

One of the more difficult logistical problems was eliminating various caverns, catacombs and tunnels underneath the lowest level slab to avoid future structural or water penetration problems.

A diver was hired to map and determine the location and extent of the waterways.

A 4' deep by 3' wide tunnel traversed the length of the building and beyond with perpendicular tunnels into each therapy spa area. The tunnels were filled with pumped, flowable concrete until the last void was filled. Prior to the topping slab being poured over these areas, an extensive Xypex waterproofing system was installed to avoid future penetration of water and humidity into the finishes of the building.
 

Awards

Associated Builders and Contractors' 1994 first place National Excellence in Construction "Eagle" award