Augustana University Housing Master Plan Update by Koch Hazard Architects

AUGUSTANA UNIVERSITY Housing Master Plan 2018 Update

April 13, 2018

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TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY ................................................. 5 Introduction & Background Information 2008 Housing Recap Housing Goals, Findings and Recommendations Housing Trends Glossary of Terms 2.0 SUMMARY DOCUMENTS ............................................. 9 Existing Campus Map Existing and Proposed Parking Existing North Campus Map Proposed North Campus Map Occupancy Projections and Schedule Budget Examples 3.0 EXISTING RESIDENTIAL COMMUNITIES ..................... 17 Existing Residence Halls and Proposed Renovations Bergsaker Hall Narrative Code Information Architectural Recommendations MEP Recommendations Existing Floor Plans Proposed Floor Plans Renderings Solberg Hall Narrative Code Information Architectural Recommendations MEP Recommendations Existing Floor Plans Proposed Floor Plans Renderings Tuve Hall Narrative Code Information Architectural Recommendations MEP Recommendations Existing Floor Plans Proposed Floor Plans Renderings Granskou & Stavig Halls Narrative Code Information MEP Recommendations Current Floor Plans

East Hall Narrative Code Information MEP Recommendations Current Floor Plans Existing Apartments Narrative Existing Photos Site Plan Theme Houses/North Village Existing Theme Houses Site Plan North Village Option 1 North Village Option 2 Model 4.0 NEW HALL ADDITIONS ................................................ 53 Narrative & Diagrams Site Plan Sol-Saker Addition Option A Option B Option C Rendering Tuve Addition Option A Option B Rendering 5.0 APPENDIX ....................................................................... 65 Meeting Minutes Complete MEP Reports 2008 Student Housing Master Plan

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1.0 Executive Summary

INTRODUCTION & BACKGROUND INFORMATION

Student housing goals for AU over the next four years include: Provide comfortable, modern and attractive housing that allows flexible assignment from year to year. 2. Increase on-campus housing to accommodate projected growth with a 90% utilization rate cap through the 202122 academic year. Include calculated overage to accommodate growth into the future. (See Glossary at the end of this section for terms used in this study and by AU housing.) 3. Strengthen student communities, their sense of place, and identity to support learning, development and retention. 4. Address parking needs as appropriate to meet current and future needs.

With student population on an upward trend, Augustana University is looking to the future needs of the campus housing program through an update to the 2008 Housing Master Plan. The update includes a four-year outlook addressing housing trends, current and projected student population, parking and considerations for all current Augustana University housing types including campus residence halls, apartments and theme houses. Since the 2008 planning effort, Granskou and Stavig Halls, both traditional residence halls, have been upgraded (2010-2011) including life safety and finishes updates. Other residential halls have received cosmetic upgrades with some life safety measures being implemented.

2008 HOUSING STUDY RECAP

The Augustana University housing occupancy is currently just below capacity (89% utilization) given 2017-18 student enrollment with projections indicating approximately 99% FY 202122. Because utilization is nearing full use of beds, flexibility is severely limited creating difficulty in accommodating a myriad of student needs that arise during the school year, as well as the ability to accommodate fluctuations in class size and gender balance from year to year. (Examples include: ADA, ESA, roommate conflicts, etc.)

In 2008, Koch Hazard Architects was engaged by Augustana University to work with staff and students to develop a residential master plan addressing the following goals: 1. Identify housing needs and constraints for a growing number of residential students. 2. Investigate national trends for student housing planning. 3. Study and identify optimal long-term housing options within the context of AU’s housing goals. 4. Evaluate the condition of existing residence halls including a review of life safety issues (i.e., ﬁre safety and security). Renovation concepts, and budgeted costs were presented for Bergsaker, Solberg, Tuve, East, the Towers (Granskou and Stavig) Halls. Several options for new construction were also included. The complete 2008 master plan is included in the Appendix. HOUSING GOALS, FINDINGS AND RECOMMENDATIONS The methodology for this report includes documenting existing building conditions, current, bed and bath counts, student surveys, and an analysis of current enrollment figures. The report investigates future needs based on physical building conditions, student perceptions, national university housing trends and Augustana University enrollment forecasts. 6

Student needs and expectations for privacy and accommodation have changed dramatically over the past 60+ years since Bergsaker, Solberg and Tuve were constructed, requiring additional flexibility in room assignment, socialization needs, and especially in the area of bathroom setup. This also underlines the need to keep utilization below 90%.

ditioned, and Tuve and Solberg lack fire suppression systems. The buildings feel institutional and outdated. Apartment options situated on the periphery of campus provide an attractive option to upper level students, and perhaps those with special living needs. Newer apartment buildings on Summit Avenue (Balcer and Nelsen) are good examples, however others are aging and should be phased out over time. Duluth Place on Duluth Avenue (see map on page 10), was recently sold and is currently leased. It’s age, location and a somewhat declining neighborhood area, present safety issues and liability for Augustana University. It’s use should continue only as long as the beds are absolutely needed. Theme housing (existing houses and properties acquired on the periphery of campus, see page 46) fulfills a special niche for upperlevel housing. The quality of AU’s theme houses varies greatly with many in need of maintenance and repair, or ultimately replacement. Apartments and theme houses in general lack a common identity and connection with campus. The following table summarizes potential additional bed counts for each area of AU housing given the suggestions made in this study. Current Beds FY 2017-2018

*Potential Additional

All Residence Halls

1,127

417

1,544

Apartments**

148

158

Theme Houses

100

1,331

471

1,802***

Housing

Total Beds

Given recent cosmetic and infrastructure upgrades to Stavig and Granskou Halls (heating, air conditioning, fire alarm and fire suppression systems), and upperclass residential satisfaction with East Hall, the three remaining existing residence halls (Bergsaker, Solberg and Tuve Halls) are a focus of this report. They have been in service for 54, 63 and 68 years respectively, with mostly minor updates. The heating systems, bathroom fixtures and built-in furniture are mostly original and past the end of their serviceable life. The buildings are not air con-

*Total Beds FY 2021-2022

Figure 1.0: POTENTIAL ADDITIONAL BED COUNTS

* Net gain. ** Assumes Duluth Place is leased through 2019-20 and a new apartment is available early 2019. *** See page 14 for enrollment projections, projects scheduling and a full picture of bed counts. Four-year enrollment projections show full-time enrollment to be 1,783 FY 2021-22.

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1.0 Executive Summary

AU houses approximately 72% of full time enrollment students. 1,425 beds would be needed to meet the projected need at capacity (90% occupancy). If all housing upgrades are implemented as outlined in this document, an overage of approximately 377 beds would be available for future growth past the 2021-22 academic year. With thoughtful planning, variations in projects undertaken, and timing for them, housing will be brought into balance according to university needs. Renovation of the larger halls (Bergsaker, Solberg and Tuve) will require their current occupants to be relocated during renovations. It is possible to renovate a residence hall floor by floor or wing by wing for example to reduce the number of dislocated occupants, but given the overall projected housing needs, newly constructed on-campus housing can serve this purpose. A more complete separation of students and construction is also safer for everyone concerned, and less disruptive. Taking this approach, each of the three halls will need to be shutdown for an academic year, Bergsaker and Solberg could potentially be renovated simultaneously. Recommendations contained in this report include: Add housing capacity as needed for Academic year 202122. 2. Construct a 48-bed apartment (similar to Nelsen Apartments) on Summit Ave. to fulfill immediate housing needs for Fall 2019. 3. Construct a major addition of approximately 200 beds to Solberg and Bergsaker Halls (see page 56) and another of about the same size to Tuve Hall (see page 62). 4. Completely renovate Bergsaker, Solberg and Tuve Halls. Provide minor renovations to East Hall. Renovate Stavig and Granskou bathrooms and HVAC systems. 5. Create a ‘North Village’ by replacing existing Theme Houses along 28th St. for a net gain of 28 beds and potentially more (see page 46). 6. Add approximately 400 on-campus parking stalls to meet current and increased need in a phased approach (see figure 2.0 on page 11).

HOUSING TRENDS Student housing has changed dramatically since the college campus building boom in the 1950s and 1960s, when a multitude of dormitories were constructed across the US to house GI Bill veterans and later the waves of ‘baby boomers’ starting college. These buildings are characterized by double loaded corridor, small sleeping rooms shared by two students, small storage areas, gang-type bathrooms down the hall, and a lobby with reception desk. Built-to-last, these buildings have served colleges and universities steadfastly for 50 and 60 years, but inflexibly all the same. Bergsaker (1964), Solberg (1955) and Tuve (1950) are great examples. Today’s Trends Students today embrace a home away from home that offers privacy and greater control over their environment, adequate storage, fluid connectivity to the internet, convenience, a variety of amenities, and a sense of community not supported well by the traditional dormitory model. Build a Sense of Community

Augustana University Student Housing Master Plan Update

Traditional dorm layouts generally maximize the number of students per floor in two wings with minimal space dedicated to common areas. The lounge can be found on first floor with a lobby at the entry. A better community structure breaks down floors or wings into smaller groupings of 18-28 with students supported by their own study areas, and breakout lounges that link to a larger common floor lounge. Depending on preferences, other supporting amenities found on each floor

may be a kitchen, laundry, fitness room or other activity space, shared between floors to encourage floor-to-floor socializing. Building-wide amenities for practical or social interaction can serve dual functions such as an inviting laundry or kitchen with lots of natural light and a table and chairs to double as a study space. A theater, fitness room or game room are all attractive considerations as building-wide amenity spaces. Keep It Flexible To support campus housing variables from year-to-year, residential facilities should be designed with flexibility in mind to enable a greater degree of change over time. Some examples include gender-neutral bathrooms that afford privacy, allowing student administration to assign floor or ‘community’ designations (male/female or mix) as desired and as enrollments vary. Also providing a single bedroom per floor or community, which may also double as an ADA room can provide flexibility for how rooms are assigned, or may be reserved for special assignments. Flexible furnishings (instead of built-ins) that serve dual purposes, such as a seating element that doubles as storage, and lofted adjustable beds etc, provide students with more options and are more easily replaced. Dual-use spaces such as a laundry/study room or theater/gaming room appeal to more students and can be adapted to other uses as long as they are attractive and feel good to students. Many of these types of spaces were, in the past, buried in basements, but should be considered functional social spaces and conveniently located for easy access, and where natural light is available to make the space pleasant and inviting. Planning for the possibility of building expansions will help with infrastructure planning and master planning. Increased Privacy and Control No longer an amenity, differing levels of privacy are expected to meet a variety of needs and personal preferences. While the typical shared room serves an economic and strategic purpose for serving younger students, many residential facilities are offering an increasing range of privacy levels for sleeping room arrangements and number of students sharing a bathroom. From the simple 1-2 person room, to a suite layout or apartment style, combinations are multiple. Bathroom layouts may include private toilet and shower compartments with a 7

1.0 Executive Summary

larger multiple sink area. When converting traditional 2 person rooms, a sink may be added to the room to accommodate in-room activities before padding down to the bathroom with a shower caddy. Students also appreciate the ability to have some degree of control over their environment such as dimmable lighting, operable windows and thermostat control, at least within a preset range.

latter is most definitely not lost on students.

GLOSSARY OF TERMS

Increased Safety

ADA – American Disabilities Act – rooms designated as ADA are for wheelchair, sight and hearing impairment, and for ESA (Emotional Support Animal) accommodation needs. Bed – represents the ability to accommodate one student. Rooms will generally have the number 1 or 2, designating the number of students per room .

Technology and Connectivity Today’s students have been influenced by widespread use of digital devices and applications for most of their lives. Used for socialization, information, scheduling, research and communication, a fluid access to technology is critical. Students will expect all facilities to have universal wifi coverage supported by well-placed outlets including a percentage of USB outlets for adaptive charging and information exchange. Going Green

Capacity – the number of beds that can be filled without overtaxing the housing program while allowing enough flexibility to accommodate student needs, issues and challenges during the year, and also the fluctuations in class size and gender count from year to year. Augustana University’s rule of thumb is 90% of available beds = capacity. Higher levels of technology and access are important to helping students feel safe and secure. Students and parents both will appreciate a building’s fire sprinkler system and complete life safety systems. Exterior lighting, security cameras at entry and exiting, thoughtful building shapes and their placement, and landscaping and amenities can contribute to designing defensible spaces. Safety kiosks sprinkled around campus will increase safety and security within which to live, learn and play. These trends are shaping how higher education attracts more students and retains current ones. The goal is to create a dynamic student life environment that is conducive to continuous intellectual growth, socialization, engagement, unity, and overall student success.

Occupancy – the number of students housed. Utilization – the ratio of students housed to the number of beds available.

Young people are very aware of environmental issues and appreciate sustainable strategies that afford a chance to engage in doing their part, whether recycling, saving energy and water, or just the feeling of contributing to a healthy living environment. While providing the means to participate in a more sustainable existence benefits an individual and the larger community, it is also important to acknowledge the perceived capital that simply offering these amenities can impart. Relative to the low cost of implementing these solutions, there are potential ‘pay-offs’ both in terms of maintenance, as well as fostering the image of a progressive, and forward-thinking institution. The 8

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2.0 Summary Documents

48 97 23 71 37 75 9 35 48 47 25 8 60 141 27 33 100 16 24 17 2 14 138

SOUTH CAMPUS X Y Z AA BB CC DD

SCHOENEMAN BERGSAKER LOT OSL WEST OSL SOUTH ELMEN CENTER KO STADIUM FIELD HOUSE

11 146 76 240 416 200 5

TUVE HALL

STAVIG HALL

GRANSKOU HALL

EAST HALL

BERGSAKER HALL

SOLBERG HALL

DULUTH PLACE APTS.

BALCER APTS.

SCHOENEMAN APTS.

COSTELLO HALL (APTS.)

NORSE INN

NOBEL HOUSE

MENLO ANNEX

TERNING HOUSE

OLSEN HOUSE

VALHALLA HOUSE

LOOKOUT HOUSE

GLOBAL ED. HOUSE

LOKI HOUSE

HILLSBORO HOUSE

CAMPUS HOUSE

P 33 Q 100

W. 31ST ST.

138

X 11

Y 146

T 17 W. 33RD ST.

Z 76

BOWDEN FIELD

KARRAS PARK

S 24

R 16

S. DULUTH AVE

S. SUMMIT AVE

S. PRAIRIE AVE

S. WALTS AVE

S. MENLO AVE

O 27

W. 29TH ST.

J 47

L 8

240

NORWAY HOUSE

H 35

6 23

I 48

W. 31ST ST.

THEME HOUSES 13

F 75

M 60

N 141 W. 30TH ST.

W. 28TH ST.

G 9

D 71

K 25

APARTMENTS NELSEN APTS.

1 2

W. 29TH ST.

W. 32ND ST.

18 E 37

B 97 C 23

S. DULUTH AVE

UNIVERSITY PL (28TH) TUVE OVERFLOW NELSON SERVICE CENTER NELSON PL (MENLO AVE) STAVIG GRANSKOU GLOBAL ED. HOUSE EAST LOT ADMINISTRATION LOT SEMINARY LOT MORTENSON PL (29TH) BOILER PLANT EMC LOT HUMANITIES LOT COMMONS DR/CIR. (30TH) LIBRARY LOT MADSEN LOT NELSEN APARTMENTS DULUTH PL. APARTMENTS BALCER APARTMENTS NORSE INN COSTELLO LOT SOLBERG LOT

A 48

S. SUMMIT AVE

A B C D E F G H I J K L M N O P Q R S T U V W

W. 28TH ST.

RESIDENCE HALLS

NORTH CAMPUS

15 14

S. NORTON AVE

PARKING

S. GRANGE AVE

The historic AU campus is located within a traditional residential neighborhood and covers a 20-block area bounded by two higher traffic streets, Grange Ave. and 33rd Street. Over time the campus has developed a large sports campus to the south across 33rd Street with a total campus area of 30+ city blocks or approximately 105 acres. The campus north of 33rd Street is situated around a large open green with on-campus housing concentrated at the southwest and northwest areas and ‘perimeter residential’ mostly located directly adjacent to campus across Grange Ave., 28th Street and Summit Ave. Parking is fairly evenly distributed and convenient to housing locations, although an ongoing waiting list of 110 stalls exists for north campus. Overall parking currently exceeds zoning requirements for campuses.

S. NORTON AVE

Existing Full Campus Map

416

200

MORSTAD SOCCER FIELD

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2.0 Summary Documents

Parking

PARKING

A basic tenet of campus planning separates automobiles from pedestrian areas. For campuses that have expanded and grown overtime such as Augustana University, parking lots are often found at interior locations. When campus parking is redeveloped these interior lots should be pushed to the periphery of campus wherever possible to provide separation and increase campus green space. Areas have been identified for potential parking including 28th Street, the Humanities Lot and the area south of Bergsaker. 28th Street, between Grange & Summit Avenues, already belongs to AU.

Mark Name North Campus A University Pl (28th) B Tuve Overflow C Nelson Service Ctr D Nelson Pl (Menlo Ave) E Stavig F Granskou G Global Edu House H East Lot I Administration Lot J Seminary Lot K EMC Lot L Boiler Plant M Mortenson Pl (29th) N Humanities Lot O Commons Dr/Cir (30th) P Library Lot Q Madsen Lot R Nelsen Apts S Duluth Pl Apts T Balcer Apts U Norse Inn V Costello Lot W Solberg Lot a Bergsaker Lot New b New Apartment c North Village Subtotal South Campus X Schoeneman Y Bergsaker Lot Z OSL West AA Elmen Center BB KO Stadium CC Field House Subtotal Total Campus

Augustana University Student Housing Master Plan Update

Current Spaces

Future Spaces

48 97 23 71 37 75 9 35 48 47 60 8 25 141 27 33 100 16 24 17 2 14 138

1,095

210 109 23 83 37 23 9 35 48 47 30 4 0 293 27 33 100 16 24 17 2 14 138 146 16 60 1544

11 146 76 416 200 5 854 1,949

11 146 76 416 200 5 854 2,398

Notes North parking project is net 134 increase, 485 total these lots.

Shared

Reconfigure parking, net 93 increase,327 total these lots.

Current lease ends 2019 Future additional with Norse Inn demolition?

(see a. on Parking Legend) (see b. on Parking Legend) (see c. on Parking Legend) Net Increase = 449

Leased from OSL

Total Additional = 449 spaces Figure 2.0: PARKING

Y Z AA BB CC DD

2.0 Summary Documents

Existing Site Plan

D 71

OLSEN HOUSE

VALHALLA HOUSE

LOOKOUT HOUSE

GLOBAL ED. HOUSE

LOKI HOUSE

HILLSBORO HOUSE

CAMPUS HOUSE

G 9

F 75

C 23

H 35

M 60

L 8

K 25

E 37

B 97

146 76 240 416 200 5

S. NORTON AVE

S. SUMMIT AVE

A 48

W. 28TH ST.

W. 29TH ST.

S. PRAIRIE AVE

S. WALTS AVE

S. MENLO AVE

S. GRANGE AVE

BERGSAKER LOT OSL WEST OSL SOUTH ELMEN CENTER KO STADIUM FIELD HOUSE

I 48 J 47

N 141

O 27

W. 30TH ST.

P 33

Q 100

W. 31ST ST.

R 16

6 W. 32ND ST.

23 12 V

U 2

138

T 17

W. 33RD ST.

X 11

Y 146

Z 76

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2.0 Summary Documents

(TOTAL ADDITIONAL SPACES TO A-F: 134)

G H I J K L M N O P Q R S T U V W a b c

GLOBAL ED. HOUSE EAST LOT ADMINISTRATION LOT SEMINARY LOT (SHARED) MORTENSON PL (29TH) BOILER PLANT EMC LOT HUMANITIES LOT COMMONS DR/CIR. (30TH) LIBRARY LOT MADSEN LOT NELSEN APARTMENTS DULUTH PL. APTS. (LEASED) BALCER APARTMENTS NORSE INN COSTELLO LOT SOLBERG LOT BERGSAKER NEW NEW APARTMENT NORTH VILLAGE

9 35 48 47 0 4 30 293 27 33 100 16 24 17 2 14 138 146 16

SOUTH CAMPUS X Y Z AA BB CC

SCHOENEMAN BERGSAKER LOT OSL WEST (LEASED) ELMEN CENTER KO STADIUM FIELD HOUSE

11 146 76 416 200 5

1.1

TUVE HALL TUVE ADDITION

STAVIG HALL

GRANSKOU HALL

EAST HALL

BERGSAKER HALL

SOLBERG HALL

6.1

W. 28TH ST.

B 109

APARTMENTS NELSEN APTS.

NEW APARTMENTS

BALCER APTS.

SCHOENEMAN APTS.

COSTELLO HALL (APTS.)

NORSE INN

NORWAY HOUSE

NOBEL HOUSE

MENLO ANNEX

TERNING HOUSE

OLSEN HOUSE

VALHALLA HOUSE

LOOKOUT HOUSE

GLOBAL ED. HOUSE

LOKI HOUSE

HILLSBORO HOUSE

CAMPUS HOUSE

1.1

F 23

C 23

W. 29TH ST.

G 9

D 83

4 H 35

M 30

L 4

K Ã&#x2DC;

I 48 J 47

N 293

THEME HOUSES 13

A E 247 247

SOL-SAKER HALL

S. SUMMIT AVE

1 210 109 23 83 37 23

S. PRAIRIE AVE

UNIVERSITY PL (28TH) TUVE OVERFLOW NELSON SERVICE CENTER NELSON PL (MENLO AVE) STAVIG GRANSKOU

S. WALTS AVE

NORTH CAMPUS A B C D E F

S. GRANGE AVE

RESIDENCE HALLS

S. MENLO AVE

PARKING

S. NORTON AVE

Proposed Site Plan

O 27

W. 30TH ST.

P 33

Q 100

W. 31ST ST.

6 6.1

R 16

b 16

W. 32ND ST. W

23 V

U 2

138

a 146

T 17

W. 33RD ST.

Augustana University Student Housing Master Plan Update

X 11

Y 146

Z 76

2.0 Summary Documents Occupancy Projections

2018 1679* 457* 721 1178* 1331* 89%

FT Enrollment 1st Year Housed Other Yrs Housed Total Housed

Beds Available

Utilization

FY 2018-2019 1715* 470 741 1,211 1,415 86%

FY 2019-2020 1734* 483 762 1,245 1,445 86%

FY 2020-2021 1758* 496 784 1,280 1,446 89%

FY 2021-2022 1,783 510 806 1,316 1,802 73%

New Apartment North Village

4 pr @ 16-24 beds ea

North Parking Project** New Sol-Saker Hall

Change 48

$2,492,000

$52,000

$3,630,000

$45,400

485

134

$800,800

$2,800

Final Bed/Stall Count 48

351 0

AU 90% Rule Budget

Beginning Bed/Stall Count 0

(Theme Houses)

Assumes Avg 2.6% Growth

Budget

J F MA MJ J A S O N D J F MA MJ J A S O N D J F MA MJ J A S O N D J F MA MJ J A S O N D J F MA MJ

PROJECT***

Avg 1.5% Growth Assumes Avg 2.6% Growth

Includes Soft Costs

approx 286 stalls effected

200 200

$12,900,000 $5,005,000

per Bed

per stall

$65,500

inclg crtyd

Tuve Renovation

101

121

$41,400

Humanities Parking Project**

234

327

New Tuve Addition

200

$12,700,000

$63,500

245

247

$7,817,000

$31,600

146

$336,000

$2,300

reuse bdrm furn

Bergsaker Renovation Bergsaker Parking

$850,200

approx 327 stalls effected

$2,600 per stall

per stall

Solberg Renovation

216

204

-12

Total renovated or new beds 1,100 *Numbers provided by AU **Parking project involves renovation of multiple parking areas, see page 11 for more information. ***Does not include Granskou, Stavig or East Halls. Design Construction Move-In

$7,817,000

$38,300

$54,348,000 Figure 2.1: OCCUPANCY PROJECTIONS & POTENTIAL TIMELINE

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2.0 Summary Documents

Budget Examples New Apartment Example - (16,000 sf, 48 beds, 333 sf/bed) Site Prep/Construction Allowance Renovation $125 /sf Reserve 10.0% Escalation to 2018 bid 0.0% Subtotal Construction Technology FF&E A&E Services Hazardous Material Remediation Geotechnical Survey/Testing Subtotal Soft Costs

45,000 2,000,000 200,000 0 2,245,000

2.0% Construction 2.5% Construction 6.0% Construction Allowance 0.5% Construction

Total Project

44,900 56,125 134,700 0 11,225 246,950 $2,491,950

New North Village Example (2,500 sf each House, 8-12 beds, 250 sf/bed) Site Prep/Construction Allowance New Construction $124 /sf Reserve 10.0% Escalation to Est. Bid 2019 5.0% Subtotal Construction Technology FF&E A&E Services Hazardous Material Remediation Geotechnical Survey/Testing Subtotal Soft Costs

Furnished Apt

2.5% 3.5% 6.0% 0.0% 0.5%

45,000 310,000 31,000 17,050 403,050

Construction Construction Construction

10,076 14,107 24,183 0 2,015 50,381

Construction

Total Project x8 houses

Includes courtyard

Furnished House

Technology FF&E A&E Services Hazardous Material Remediation Geotechnical Survey/Testing Subtotal Soft Costs

Allowance $160 /sf 10.0% 5.0% 2.5% 3.5% 6.0% 0.0% 0.5%

Construction Construction Construction Construction

Total Project

750,000 9,280,000 928,000 510,400 11,468,400 286,710 401,394 688,104 0 57,342 1,433,550

Technology FF&E A&E Services Hazardous Material Remediation Geotechnical Survey/Testing Subtotal Soft Costs

2.5% Construction 3.5% Construction 6.8% Construction Allowance 0.5% Construction

Total Project

$453,431 $3,627,450

Sol-Saker/Tuve Addition Example (Approx 58,000 sf, 200 beds, 290 sf/bed) Site Prep/Construction New Construction Reserve Escalation to Est. Bid 2019 Subtotal Construction

Renovation Tuve Example (Approx 40,000 sf, 121 beds, 330 sf/bed) Site Prep Allowance Renovation $90 /sf Reserve 10.0% Escalation to Est. Bid 2020 9.0% Subtotal Construction

Includes courtyard

Rooms and Commons

30,000 3,600,000 360,000 359,100 4,349,100 108,728 152,219 293,564 80,000 21,746 656,256

Common Areas Only

$5,005,356

Renov Bergsaker/Solberg Ex (Approx 55,000 sf each, avg 225 beds, 245 sf/bed) Site Prep Allowance 30,000 Renovation $100 /sf 5,500,000 Reserve 10.0% 550,000 Escalation to Est. Bid 2020 9.0% 547,200 Subtotal Construction 6,627,200 Technology FF&E A&E200 Services 1300 260000 Hazardous Material 10000 35 Remediation 350000 Geotechnical Survey/Testing Subtotal Soft Costs Total Project (Avg for each Hall)

2.5% Construction 7.0% Construction 6.8% Construction Allowance 0.5% Construction

165,680 463,904 447,336 80,000 33,136 1,190,056

Rooms and Commons

$7,817,256

$12,901,950

Figure 2.2: BUDGET EXAMPLES Renovation Tuve Example (Approx 40,000 sf, 121 beds, 330 sf/bed) Site Prep Allowance Augustana University Student Housing Master Plan Update Renovation $90 /sf Reserve 10.0%

30,000 3,600,000 360,000

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3.0 Existing Residential Communities

Bergsaker Hall | 1964

Narrative

Code Information

Bergsaker is a traditional dormitory-type residence hall located at the southwest corner of the historic campus currently housing Freshmen. Its construction is Type IIIB with masonry exterior walls and concrete slab floors supported by steel columns and interior concrete block bearing walls at the corridor. The building has a recently installed fire suppression system (2012) and has undergone various upgrades and renovations over the past 54 years without major floor plan changes. The building is not air conditioned.

Area: 55,405 gsf Occupancy: R-2 (Dormitories) Use: Dorm rooms, public restrooms, lounge areas, storage (Freshmen) Fire Protection Sprinkler: Yes Fire Detection/Alarm: Yes Wheelchair Accessible Restrooms: No Dorm Rooms: Designated rooms on 1st floor Elevator: None Air Conditioning No

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3.0 Existing Residential Communities

Architectural Recommendations: • •

•

The south façade of Bergsaker is one of the prominent ‘public faces’ to Augustana University’s main campus from 33rd St. Upgrades will support a more positive public perception of campus. Otherwise, the exterior envelope appears to be in good condition. Brick facing has a solid look and may only need minor tuckpointing. No evidence of foundation issues were apparent. It appears that original windows in the rooms were replaced with slidetype windows 20-30 years ago, and should be upgraded in the near future to improve energy efficiency and comfort. The roof was replaced in 2001, exterior doors and entrances are in fair condition, but should be considered for replacement as part of an overall building renovation. Interior spaces are largely original. Shared common spaces are underutilized and should be reconfigured to meet current student use patterns and trends. Each wing should be securable and include a single VA room and two single ADA rooms. All bathroom facilities should be renovated in a gender-neutral style with an open sink area and private rooms for shower and toilets. Amenities for each floor could include a laundry and thoughtfully configured trash, recycling and custodial spaces. Building-wide wifi is already available. Sleeping rooms should be renovated with the removal of original built-in furniture in favor of modern room furnishings including single beds with loft kits, a desk with chair and closet furniture. The first floor should be reconfigured to support a livelier common area with flexible seating and amenities. The entrance lobby and the larger lounge to the east could be combined to provide a comfortable common lounge for the entire building population. Sub-spaces within the lounge could include a social kitchen and laundry, with comfortable seating arrangements, and a quieter area more suited to computer work with appropriate furniture and a printer. One or two unisex restrooms should be included off the lounge area. The Hall Director’s apartment should retain the separate adjacent office. 2nd, 3rd and 4th floors should be renovated with repeating floor plans. Recommended changes include removing the balconies, creating one larger floor lounge and provid-

Augustana University Student Housing Master Plan Update

ing a floor laundry. The addition of an elevator, will provide wheelchair access to all levels. To serve those who are mobile but may have physical limitations, ADA rooms should be outfitted with sight and hearing loss signaling systems. These rooms may also serve as swing space for temporary needs when not otherwise occupied.

Mechanical, Electrical & Plumbing Existing: •

•

Mechanical existing systems include recirculating hot water via insulated copper piping, cast iron with galvanized steel waste and vent with some PVC replacements. The building utilizes steam heat from the central plant with pneumatic controls. Electrical distribution equipment appears to be original to the building with some minor upgrades. Emergency and exit lighting has been upgraded for life safety code compliance. Fire alarm system has been upgraded for life safety code compliance.

Recommendations: •

•

Replace plumbing systems during bathroom renovations, and add a 4-pipe fan coil system with modern building automation to accommodate air conditioning and augment the simple steam heat system. Replace existing electrical systems as required to support architectural and mechanical renovations, and upgrade/ replace existing fluorescent lighting with LED selections to reduce energy usage and maintenance costs.

3.0 Existing Residential Communities

Bergsaker Hall | Existing Floor Plans

Floor

Beds(flex)

Baths

Bed/Bath Ratio

Total

245 (6)

Basement

1st Floor

BERGSAKER EXISTING

1”=30’-0” 1" = 30'-0"

2nd-4th Floor

BERGSAKER EXISTING 1" = 30'-0"

Koch Hazard Architects

3.0 Existing Residential Communities

Bergsaker Hall | Proposed Floor Plans Floor

FLOOR 1 2 3 4 TOTAL

Basement

BASEMENT

Beds (Flex)

Baths*

BEDS (ADA)

31 (2) 33 (2)

62 (4) 62 (4)

10 12

62 (4) 62 (4) 62 (4) 12 62 219 (4) (14) 12

3 4

Total

217 (14)

Bed/Bath Ratio

BATH 3.1 9 12 5.2 12 5.2 12 45 5.2 4.7

*Not including public bathrooms

Figure 3.0: BED/BATH COUNT

W/D

ADA 1

W/D

TV SUPPLY

LAUNDRY

VA 1

ADA 1 T/R

BED LIVING ROOM

1st Floor

HD OFFICE

STUDY

CUST.

T/R

STUDY

KIT.

NEW 1ST FLOOR

W/D W/D

ADA 1

T/R

JAN

STUDY

STUDY TV SUPPLY

VA 1

HARVEST TABLE

ADA 1

NEW 2ND-4TH FLOOR 2nd-4th Floor

BERGSAKER NEW

1" = 30'-0" Augustana University Student Housing Master Plan Update

1”=30’-0”

BERGSAK 1" = 30'-0"

3.0 Existing Residential Communities

Bergsaker Hall | View from South (33rd Street)

Koch Hazard Architects

3.0 Existing Residential Communities

Bergsaker Hall | 1st Floor Lounge

Augustana University Student Housing Master Plan Update

3.0 Existing Residential Communities

Solberg Hall | 1955

Narrative

Code Information

Solberg is also a traditionally styled dormitory located adjacent to Bergsaker at the southwest corner of the historic campus and currently houses Freshmen. Its construction is Type IIIB with masonry exterior walls and concrete slab floors supported by steel columns and interior concrete block bearing walls at the corridor. The building has undergone various upgrades and renovations over the past 63 years without major floor plan changes. The building does not have a fire suppression system (sprinkler) and is not air conditioned.

Area: 56,431 gsf Occupancy: R-2 (Dormitories) Use: Dorm rooms, public restrooms, lounge areas, campus storage, student health and counseling, bike shop (freshmen) Fire Protection Sprinkler: No Fire Detection/Alarm: Yes Wheelchair Accessible Restrooms: No Dorm Rooms: Designated rooms on each floor. Elevator: Existing does not meet current standards but is serviceable. Air Conditioning No

Koch Hazard Architects

3.0 Existing Residential Communities

Architectural Recommendations: •

•

• •

•

The exterior envelope appears to be in good condition. Brick facing is in good shape and may only need minor tuckpointing. No evidence of foundation issues was apparent. Slide-type windows should be upgraded in the interest of comfort and energy efficiency in the near future. The roof was replaced in 2010, exterior doors and entrances are in fair condition and should be considered for replacement as part of an overall building renovation. Interior spaces are largely original. In general, shared spaces have an outdated look and feel and should be reconfigured to meet current student use patterns and trends. Each wing should be securable and include a single VA room and two single ADA rooms. All bathroom facilities should be renovated in a gender-neutral style. Amenities for each floor could include a laundry and thoughtfully configured trash, recycling and custodial spaces. Building-wide wifi is already available. Sleeping rooms should be renovated with the removal of original built-in furniture in favor of modern room furnishings including single beds with loft kits, a desk with chair and closet furniture. The first two levels are situated across a grade change creating two ground floor entries on different floors, one on the east and one on the west side of the building. The existing elevator makes access convenient, but does not meet current accessibility standards for clearances etc. The lower level has the main lounge space and also accommodates Student Health and Counseling, the Hall Director’s apartment, ABC Bike Shop and a storage space utilized by campus facilities. Non-residential spaces are slated for relocation. An addition at the upper level entry (on the campus side) is suggested to provide a better connection between the lower and first floors and to visually accentuate the formal entry from campus. The two remaining upper floors should be renovated with repeating floor plans including upgrades already mentioned.

Augustana University Student Housing Master Plan Update

Mechanical, Electrical & Plumbing Existing: •

•

Mechanical systems include recirculating hot water via insulated copper piping, cast iron with galvanized steel waste and vent with some PVC replacements. The building utilizes steam heat from the central plant with pneumatic controls. Electrical distribution equipment appears to be original to the building with some minor upgrades. Emergency and exit lighting has been upgraded for life safety code compliance. The fire alarm system has been upgraded for life safety code compliance. No fire alarm supervision due to no sprinkler system.

Recommendations: •

•

Replace plumbing systems during bathroom renovations, and add a 4-pipe fan coil system with modern building automation to accommodate air conditioning and augment the simple steam heat system. Also install a fire suppression system. Replace existing electrical systems as required to support architectural and mechanical renovations, replacing existing fluorescent lighting with LED selections to reduce energy usage and maintenance costs. Add fire alarm supervision of sprinkler system power door operators at entry doors for ADA considerations.

3.0 Existing Residential Communities

Solberg Hall | Existing Floor Plans

Lower Level

Floor

Beds(flex)

Baths

Bed/Bath Ratio

Total

216 (4)

7.2

LOWER LEVEL

EXISTING 1ST FLOOR / LL

1”=30’-0” 1" = 30'-0"

FIRST FLOOR

1st Floor

EXISTING 1ST FLOOR / LL 1" = 30'-0"

Koch Hazard Architects

3.0 Existing Residential Communities

MECHANICAL

Solberg Hall | Proposed Floor Plans

STORAGE

KITCHEN

STORAGE

SUPPLY

ELEC

LOUNGE

W D

LAUN. DF

STORAGE

REC ROOM

T/R

STORAGE

VA 1

ADA 1

BEDROOM

Floor

Beds (Flex)

Baths*

Bed/Bath Ratio

18 (1)

4.5

65 (4)

4.3

65 (4)

4.3

STUDY

Lower Level

LOWER LEVEL

LIVING ROOM

T/R

HD OFFICE

ADDITION

65 (4)

4.3

Total

213 (13)

4.3

*Not including public bathrooms

Figure 3.1: BED/BATH COUNT PATIO

LOUNGE

CUST

VA 1 2

TALL TABLES

ADA 1

T/R

LAUNW D W

ADA 1

LOWER LEVEL 2

STUDY 2

ADA 1

VA-1

1st Floor

FIRST FLOOR

Augustana University Student Housing Master Plan Update

ADA 1

STUDY

NEW LOWER LEVEL / 1ST FLOOR N 1”=30’-0”

EXISTING 1 1" = 30'-0"

FIRST FLOOR

1" = 30'-0"

3.0 Existing Residential Communities

Solberg Hall | Existing Floor Plans

2nd-3th Floor

EXISTING 2ND - 4TH FLOOR 1" = 30'-0"

EXISTING 1ST FLOOR / LL

1”=30’-0” 1" = 30'-0"

Koch Hazard Architects

3.0 Existing Residential Communities

Solberg Hall | Proposed Floor Plans

ADDITION CUST

VA 1 2

ADA 1

STUDY T/R

LAUN

W D W

TV 2

ADA 1

VA 1

ADA 1

LOUNGE

NEW WINDOWS

STUDY

2nd-3rd Floor LOWER LEVEL

NEW 2-4 FLOOR 1" = 30'-0"

FIRST FLOOR

Augustana University Student Housing Master Plan Update

EXISTING 1

1”=30’-0” N

1" = 30'-0"

3.0 Existing Residential Communities

Solberg Hall | Proposed Campus Entry

Koch Hazard Architects

3.0 Existing Residential Communities

Solberg Hall | Proposed Interiors

Grange Avenue Entry

Augustana University Student Housing Master Plan Update

View into Entry Addition

3.0 Existing Residential Communities

Tuve Hall | 1950

Narrative

Code Information

Tuve is the oldest of the traditionally styled dormitories and is located at the northwest corner of the historic campus. Currently housing upper class students and one Freshmen living community, itâ&#x20AC;&#x2122;s construction is Type IIIB with masonry exterior walls and concrete slab floors supported by steel columns and interior concrete block bearing walls at the corridor. The building has undergone various upgrades and renovations over the past 68 years without major floor plan changes. The building does not have a fire suppression system (sprinkler) and is not air conditioned. Recent renovations the 1st floor have converted single rooms back to double occupancy with furniture upgrades. 2nd and 3rd floors are also planned for conversion to accommodate more students FY 2018-19.

Area: 39,945 gsf Occupancy: R-2 (Dormitories) Use: Dorm rooms, public restrooms, lounge areas, storage (upperclassmen) Fire Protection Sprinkler: Yes Fire Detection/Alarm: Yes Wheelchair Accessible Restrooms: No Dorm Rooms: Designated rooms on each floor. Elevator: None Air Conditioning No

Koch Hazard Architects

3.0 Existing Residential Communities

Architectural Recommendations: •

•

The building’s exterior appears to be in good condition aside from windows which need replacing the interest of comfort and energy efficiency. The first floor lounge on the east side is comfortable due to an in-floor heat system and has good natural light, but is largely original and needs a full renovation if it remains in use. This side of the building is also the best site for an addition which would replace the structure. The west drive-through is not frequently used and affords an opportunity for a relatively inexpensive addition by simply enclosing the space. The main building’s roof was replaced in 1998. Interior spaces are largely original and have a dated look and feel. Common spaces should be updated and reconfigured to meet current student use patterns. Student rooms have recently had cosmetic upgrades including new furnishing. Public areas and bathrooms are outdated, not accessible and do not afford a level of privacy preferred by today’s student population. All bathroom facilities should be renovated in a gender-neutral style. Each wing should have a single VA room and two single ADA rooms. The first two levels are situated across a grade change similar to Solberg Hall, creating two ground floor entries on different floors. There is no elevator making wheelchair access difficult. Additional attractive and comfortable lounge space should be added to each floor to support a greater sense of community, as well as an elevator to allow full wheelchair access to the building. Create a comfortable modern lounge on each floor to support living communities keeping in mind students and visitors over will be entering from two different levels and from both east and west directions. Floors two and three should be renovated with repeating floor plans including upgrades already mentioned.

Augustana University Student Housing Master Plan Update

Mechanical, Electrical & Plumbing Existing: •

•

Mechanical systems include recirculating hot water via insulated copper piping, cast iron with galvanized steel waste and vent with some PVC replacements. The building utilizes steam heat from the central plant with pneumatic controls. Electrical distribution equipment appears to be original to the building with some minor upgrades. Fire alarm system has been upgraded for life safety code compliance.

Recommendations: •

•

Upgrade recommendations include replacing plumbing systems during bathroom renovations, and add a 4-pipe fan coil system with modern building automation to accommodate air conditioning and augment the simple steam heat system. Also install a fire suppression system and a building automation system. Upgrade recommendations include replacing existing electrical systems as required to support architectural and mechanical renovations, replacing existing fluorescent lighting with LED selections to reduce energy usage and maintenance costs. Existing emergency and exit lighting for life safety code compliance should be upgraded.

3.0 Existing Residential Communities

Tuve Hall | Existing Floor Plans

LOWER LEVEL Lower Level

Floor

Beds(flex)

Baths

Bed/Bath Ratio

Total

121 (7)

4.8

FIRST 1stFLOOR Floor

EXISTING 2ND & 3RD FLOOR

1”=30’-0” 1" = 30'-0"

EXISTING LOWER LEVEL/1ST FLOOR

Koch Hazard Architects

3.0 Existing Residential Communities

CUST

STORAGE

SUPPLY

SEMINAR 24 OCC.

Tuve Hall | Proposed Floor Plans

ELEV.

SEMINAR 28 OCC.

HD OFFICE

KITCHEN STOR.

T/R LOBBY EQUIPMENT

HD APT

BEDROOM

ELEC. TV

Lower Level

1 VA 1

LONDON FLATS

REC / LOUNGE

PATIO

LOWER LEVEL

Floor

Beds (Flex)

Baths*

Bed/Bath Ratio

3.5

38 (4)

4.8

38 (4)

4.8

38 (4)

4.8

Total

121 (12)

4.7

*Not including public bathrooms

Figure 3.2: BED/BATH COUNT

ADA 1

VA 1

CUST SUPPLY

KITCHEN 2

ADA 1

VA 1

T/R LOBBY D

LAUN

ADA 1

LAUN

ADA 1

LAUN 2

LAUN

1st Floor

OPEN TO BELOW

REC / LOUNGE

OPEN TO BELOW

FIRST FLOOR

Augustana University Student Housing Master Plan Update

NEW LOWER LEVEL / 1ST FLOOR

FLOOR LL 1 2 3

BEDS (ADA) 7 38 (4) 38 (4) 38 (4)

BATH 2 1”=30’-0” N 8 8 8

NEW 2ND & 1" = 30'-0"

3.0 Existing Residential Communities

Tuve Hall | Existing Floor Plans

2nd & 3rd Floors

EXISTING 2ND & 3RD FLOOR 1" = 30'-0"

EXISTING 2ND & 3RD FLOOR

1”=30’-0” 1" = 30'-0"

Koch Hazard Architects

3.0 Existing Residential Communities

Tuve Hall | Proposed Floor Plans

VA 1

ADA 1

CUST

STUDY

VA 1

ADA 1

T/R

LAUN

ADA 1

STUDY

ADA 1

LAUN W

2nd & 3rd Floors

LAUN

NEW 2ND & 3RD FLOOR 1" = 30'-0"

NEW 2ND &

1”=30’-0” N Augustana University Student Housing Master Plan Update

1" = 30'-0"

3.0 Existing Residential Communities

Tuve Hall | Proposed West Entry

Koch Hazard Architects

3.0 Existing Residential Communities

Tuve Hall | Proposed Interiors

Lower Level Lounge at Prior Drive

Augustana University Student Housing Master Plan Update

1st Floor Lounge

3.0 Existing Residential Communities

Granskou & Stavig Halls | 1969

Narrative

Architectural Recommendations:

Both Halls were upgraded in 2010 for various improvements concentrating on life safety systems (fire suppression and fire alarm), cosmetic upgrades to sleeping rooms and lobby/lounges. Bath facilities are still largely original as styled in 1969, and window replacement was not included in the upgrades. For further various design explorations for Granskou and Stavig, please refer to the 2008 Housing Masterplan included in the appendix.

•

Code Information Area: 60,300 gsf (each hall, not including penthouse) Occupancy: R-2 (Dormitories) Use: Dorm rooms, public restrooms, lounge areas, storage (upperclassmen) Fire Protection Sprinkler: Yes Fire Detection/Alarm: Yes Wheelchair Accessible Restrooms: No Dorm Rooms: Selected Rooms Elevator: Yes Air Conditioning No

Mechanical, Electrical & Plumbing Existing: •

•

Mechanical systems include recirculating hot water via insulated copper piping, cast iron with galvanized steel waste and vent with some PVC replacements. The building utilizes steam heat from the central plant with pneumatic controls. The 2010 project included upgrades to the fire suppression and alarm systems, Stavig included replacing plumbing risers to the bath areas and for heating. Electrical distribution equipment appears to be original to the building with some minor upgrades. Fire alarm system has been upgraded for life safety code compliance. Emergency lighting was upgraded in renovated areas and through the building in only one hall.

Recommendations: •

•

Renovate bathrooms for privacy, finishes and a better ratio for bed to bath counts. Currently there are 6.5 bath facilities (toilet/sink/shower) for each bed when the optimal ratio is 4 baths to 1 bed. Windows should be scheduled for replacement as part of the campus maintenance and repair programming.

Upgrade recommendations include replacing plumbing systems during bathroom renovations and replace the original 2-pipe heating system with a 4-pipe fan coil system with modern building automation to accommodate air conditioning and augment the simple steam heat system. Upgrade recommendations include replacing existing electrical systems as required to support architectural and mechanical renovations, replacing existing fluorescent lighting with LED selections to reduce energy usage and maintenance costs. Upgrade existing emergency and exit lighting where needed.

Koch Hazard Architects

3.0 Existing Residential Communities Granskou & Stavig Halls | Current Floor Plans Floor

Beds (flex)

Baths

Bed/Bath Ratio

4.4

2-8

238

6.5

Total

260 (34)*

6.5 *Granskou only

REF.

Figure 3.3: BED/BATH COUNT

2nd-8th Floors FLOORS 2-8

REF.

1st FLOOR Floor 1ST

1ST FLOOR

HI-RISE EXISTING 1" = 30'-0"

1”=30’-0” Augustana University Student Housing Master Plan Update

HI-RISE E 1" = 30'-0"

3.0 Existing Residential Communities

East Hall | 1905

Narrative East Hall was the original dormitory building for the Augustana University campus. It currently houses upper class students and operates at full capacity from year-to-year. Student satisfaction for East is generally higher than for any other AU residence halls, due to the character of the buildings, and a comfortable interior. Students note nostalgia for creaking radiators and old woodwork. At some point in the future, East Hall should undergo a full historic renovation to preserve the building for future posterity and to maintain it as an historical asset to the campus. Code Information Area: 24,659 gsf Occupancy: R-2 (Dormitories) Use: Dorm rooms, public restrooms, lounge areas, storage (upperclassmen) Fire Protection Sprinkler: Yes Fire Detection/Alarm: Yes

Mechanical, Electrical & Plumbing Existing: •

•

Mechanical systems include recirculating hot water via insulated copper piping, cast iron with galvanized steel waste and vent. The building utilizes steam heat from the central plant, steam radiators and convectors with pneumatic controls. Electrical distribution equipment appears to be original to the building with some minor upgrades. Fire alarm system appears to be original to the building with minor upgrades.

Recommendations: •

•

Upgrade recommendations include adding a 4-pipe fan coil system with modern building automation to accommodate air conditioning and augment the simple steam heat system. Replace existing electrical systems as required to support architectural and mechanical renovations, replacing existing fluorescent lighting with LED selections to reduce energy usage and maintenance costs. Existing emergency and exit lighting for life safety code compliance should be upgraded.

Wheelchair Accessible Restrooms: No Dorm Rooms: No Elevator: None Air Conditioning No

Koch Hazard Architects

3.0 Existing Residential Communities East Hall | Current Floor Plans Floor

Beds (flex)

Baths

Bed/Bath Ratio

4.3

4.5

5.7

Total

52 (0)

4.7

Figure 3.3: BED/BATH COUNT

Basement

1st Floor

3rd Floor

EAST EXISTING

1" = 40'-0" Augustana University Student Housing Master Plan Update

2nd Floor

4th Floor

1”=30’-0”

EAST EXI 1" = 40'-0"

3.0 Existing Residential Communities

Existing Apartments Augustana University currently has six apartment communities located on the periphery of campus and are reserved for upper level students. Nelsen and Balcer are newer buildings, Duluth Place is leased through the end of 2018.

7 Nelsen Apartments

10 Schoeneman Apartments

Students appreciate this type of housing as an option. The buildings are not clearly identified as AU housing, any renovations or future development should include this in the design strategy.

8 Duluth Place Apartments

11 Costello Hall Apartments

Proposed Apartments Construct a 48-bed townhouse style apartment on Summit Avenue between Nelsen and Balcer Apartments. (Loki and Hillsboro Houses are in poor shape and scheduled for demolition).

9 Balcer Apartments

12 Norse Inn

Koch Hazard Architects

8 6

6 0

6.1

SOL-SAKER HALL

NELSEN APTS.

NEW APARTMENTS

BALCER APTS.

SCHOENEMAN APTS.

COSTELLO HALL (APTS.)

NORSE INN

W. 28TH ST.

APARTMENTS 7

S. NORTON AVE

SOLBERG HALL

S. SUMMIT AVE

S. PRAIRIE AVE

BERGSAKER HALL

S. WALTS AVE

S. MENLO AVE

EAST HALL

S. GRANGE AVE

)

3.0 Existing Residential Communities

Current Site Plan

A E 247 247 B 109

D 83

1.1

F 23

C 23

W. 29TH ST.

G 9

4 H 35

M 30

L 4

K Ã&#x2DC;

I 48 J 47

N 293

THEME HOUSES 13

NORWAY HOUSE

NOBEL HOUSE

MENLO ANNEX

TERNING HOUSE

OLSEN HOUSE

VALHALLA HOUSE

LOOKOUT HOUSE

GLOBAL ED. HOUSE

LOKI HOUSE

HILLSBORO HOUSE

O 27

W. 30TH ST.

P 33

Q 100

W. 31ST ST.

6 6.1

CAMPUS HOUSE

R 16

b 16

W. 32ND ST. W

23 V

U 2

138

a 146

T 17

W. 33RD ST.

X 11

Augustana University Student Housing Master Plan Update

Y 146

Z 76

3.0 Existing Residential Communities

Existing Theme Houses Augustana University has over time purchased parcels of land adjacent to campus as it becomes available. Many of these parcels have existing houses providing a rental opportunity for AU

13 Norway House

17 Olsen House

21 Loki House 46

and a housing opportunity for upper level students. These have become known as Theme Houses, which are concentrated on the north side of campus along 28th street. The houses are generally small, 1940s era construction that host an average of four students, and are generally in need of maintenance and

14 Nobel House

18 Valhalla House

22 Hillsboro House

15 Menlo Annex

19 Lookout House

repair. They represent student housing not readily identifiable as part of the AU campus, and also lack a purposeful connection to it.

16 Terning House

20 Global Education House

23 Campus House Koch Hazard Architects

6 0

SCHOENEMAN APTS.

COSTELLO HALL (APTS.)

NORSE INN

3.0 Existing Residential Communities

NORWAY HOUSE

NOBEL HOUSE

MENLO ANNEX

TERNING HOUSE

OLSEN HOUSE

VALHALLA HOUSE

LOOKOUT HOUSE

GLOBAL ED. HOUSE

LOKI HOUSE

HILLSBORO HOUSE

CAMPUS HOUSE

W. 28TH ST.

S. SUMMIT AVE

S. PRAIRIE AVE

THEME HOUSES

S. NORTON AVE

Current Site Plan 13

S. WALTS AVE

8 6

BALCER APTS.

S. MENLO AVE

S. GRANGE AVE

A E 247 247 B 109

D 83

1.1

3 F 23

C 23

W. 29TH ST.

G 9

4 H 35

M 30

L 4

K Ã&#x2DC;

I 48 J 47

N 293

O 27

W. 30TH ST.

P 33

Q 100

W. 31ST ST.

6 6.1

R 16

b 16

W. 32ND ST. W

Augustana University Student Housing Master Plan Update

12 11

U 2

138

5 a 146

T 17

3.0 Existing Residential Communities

Koch Hazard Architects

3.0 Existing Residential Communities

North Village | Option 1 | Cosmetic Changes Clean up the appearance through removal of any yard detritus including non-cohesive plantings. Paint the houses to create an identity with each other and campus. A color theme would

Augustana University Student Housing Master Plan Update

also ideally including shingle color through re-roofing projects. An arrangement of blue to yellow is shown as an example.

parking islands within the 28 Street parking project will help provide a physical connection.

Strategies such as these will create a stronger implied connection to campus. Adding sidewalks that correspond with

3.0 Existing Residential Communities

GARDEN

BOCCE BALL HORSE SHOES

28TH STREET

Koch Hazard Architects

3.0 Existing Residential Communities

North Village | Option 2

oversight, thereby enhancing security and a sense of place.

Zoning

Create a Nord Villmarker (North Village) through new construction and purposeful open space development using shared common spaces to support community living.

2. Design houses with the active side of the house including front porches, facing the commons.

The North Village area is zoned RS2 for residential. All Augustana University acquired land should be rezoned to the campus PUD (Planned Unit Development), which will also designate it S2 and BCFI Form. Side yards sharing a property line with privately owned residential zoned RS2 will require a 15â&#x20AC;&#x2122; setbacks with a Level B buffer yard. Campus Landscaping Standards should be applied to the North Village to strengthen itâ&#x20AC;&#x2122;s connection to campus.

1. Raze identified houses and construct pairs of 8 to 16-person houses around a shared green space. Houses should be designed to create identity and community as an Augustana University neighborhood within a traditional residential neighborhood. Clustering housing around a shared open space will create sense of territory and shared stewardship. Residents surrounding this common space participate in its care and

HALF BASEKETBALL COURT

Augustana University Student Housing Master Plan Update

3. Green spaces may be improved to accommodate different outdoor activities such as half court basketball, bocce ball, sand volleyball, gardening, horse shoes, or just a courtyard space. North Village could potentially accommodate 100 students overall and provide approximately 60 additional parking spaces.

SAND VOLLEYBALL

3.0 Existing Residential Communities

Precedents

LESS SPARE, MORE SPACE. Spaces in the house are designed to maximize square footage without limiting space.

NORTH VILLAGE. The Option 2 concept (pages 56-57) utilizes design elements from the Pocket Neighborhoods concept created by Ross Chapin. Pocket Neighborhoods are clustered groups of neighboring houses or apartments gathered around a shared open space. PUBLIC VS PRIVATE. Defining personal boundaries in neighborhoods is essential for a harmonic coexistence between its members and guests. Shareable elements such as porch, balcony, vestibule, dining and kitchen among others, pace the progression from public to private due to its distinct transparency layers.

CONNECTIVITY. Each village consists of two houses divided by an open courtyard located in the center. One side is open to the street (and campus) and its opposite side is open to the neighborhood (or courtyard). The Village functions as a hinge point between the campus and the north neighborhoods.

PRECEDENCE. Few models exist for this type of housing on college campuses. Chadron State College (Chadron, NE) is a great local example recently completed a student housing neighborhood with outdoor amenities and a community building to support indoor activities. Eagle Ridge Student Housing houses 23 students per building, 9,000 square feet per building. Note: The Eagle Ridge Student Housing was featured on archdaily. com. Design done by BVH Architecture.

MATERIALITY. The house designs will focus on finding a balance between the context of the existing neighborhood and functioning as a link to the AU campus. Materials should convey a sense of contemporary individuality for each house.

Precendent Imagery | Pocket Neighborhoods, Pedestrian-Friendly Design

Pettaway Pocket Neighborhood (UA Community Design Center) Little Rock, AR

Pocket Neighborhood (Carriage House Modular Homes) Pine Grove, PA

Old Town Improvements (RRM Design Group) Calabasas, CA

Eagle Ridge Student Housing (BVH Architecture) Chadron, NE

Pettaway Pocket Neighborhood (UA Community Design Center) Little Rock, AR

Residential Neighborhood Chicago, IL

Muraste Cottage (KUU Architects) Muraste, Estonia

Eagle Ridge Student Housing (BVH Architecture) Chadron, NE

Koch Hazard Architects

4.0 New Hall Addition Options

New Residence Halls Major additions to existing residence halls will provide additional needed beds, allow safe and more efficient renovations of Bergsaker, Solberg and Tuve Halls, and strengthen student residentional communities with comfortable, modern and attractive housing options. The two existing residential areas of campus are especially appropriate for new construction, but do not have enough space available for a new independent structure without removing other buildings. Additions to Solberg and Bergsaker Halls as well as Tuve Hall could provide an additional +200 beds in each location, as well as an opportunity for shared amenities. The Sol-Saker addition provides an opportunity for sharing resources with Solberg and Bergsaker Halls if all three are interconnected. Some examples include a shared use of larger commons areas on each floor and reduced lounge space in each building, shared elevator and perhaps one Hall Director for the complex instead of one in each building. Social spaces could also be shared such as an indoor volleyball court, a cafe and C-store. Sol-Saker could also provide, being located across 33rd from the Elmen Center, potential conferencing opportunities for additional revenue during the summer months. Additions to existing residence halls also offer a potential for first year housing to flip from Solberg and Bergsaker Halls to the Tuve Hall complex.

Koch Hazard Architects

4.0 New Hall Addition Options

Sol-Saker & Tuve Additions | Diagrams PROPOSED “SOL-SAKER” RESIDENCE HALL

BERGSAKER RESIDENCE HALL SOLBERG RESIDENCE HALL

“SOL-SAKER”

PROPOSED TUVE RESIDENCE HALL ADDITION TUVE RESIDENCE HALL

Augustana University Student Housing Master Plan Update

FLOOR 1 2 3 4 TOTAL

4.0 New Hall Addition Options DASHED LINE INDICATES EXTENT OF BASEMENT 16 BED COMMUNITY

Sol-Saker Addition Option A 1st Floor

1 VA

1 ADA

BEDS (FLEX) 56 (4) 56 (4) 56 (4) 31 (4) 199 (13

BATHS 17 17 17 9 60

STUDY

V T/R V

STUDY

SAND VOLLEYBALL COURT BELOW (BASEMENT LEVEL)

COFFEE BAR / C STORE FLOOR 1 2 3 4 TOTAL

DASHED LINE INDICATES EXTENT OF BASEMENT 16 BED COMMUNITY

1 VA

1 ADA

BEDS (FLEX) 56 (4) 56 (4) 56 (4) 31 (4) 199 (13

BATHS 17 17 17 9 60

15 BED COMMUNITY

STUDY

T/R V

STUDY

SAND VOLLEYBALL COURT BELOW (BASEMENT LEVEL)

Floor

Beds (Flex)

Bath

31 (4)

3.4

56 (4)

3.3

SCULPTURE, BAND STAND, OR GAZEBO

Bed/Bath Ratio

1 VA

COFFEE BAR / C STORE

CUST

HD APT

T/R

HD OFF

2 15 BED COMMUNITY

LAUNDRY D

HD APT

56 (4)

3.3

56 (4)

3.3

Total

199 (16)

3.3

*Not including public bathrooms

Figure 4.0: BED/BATH COUNT

1 VA CUST

SCULPTURE, BAND STAND, OR GAZEBO

T/R

CUST

HD OFF LAUNDRY D

FP CUST W /D

V W

W /D

N SOL-SAKER 1”=30’-0” OPTION A FLOOR 1 SOL-SAKER OPTION A FLOOR 1 1" = 30'-0"

1" = 30'-0"

Koch Hazard Architects

4.0 New Hall Addition Options

29 BED COMMUNITY

2 ROOF

1 ADA

STUDY T/R

LAUNDRY

STUDY ROOF

Sol-Saker Addition Option A 2nd-4th Floors

LOUNGE

STUDY

W D W D

SUPPLY / CUST

1 VA

1 ADA

ROOF

STUDY

T/R

1 VA

29 BED COMMUNITY

1 ADA

CUST STUDY

SOL-SAKER OPTION A FLOORS 2-4

Augustana University Student 1" = Housing 30'-0" Master Plan Update

STUDY

1”=30’-0”

SOL-SAKE 1" = 30'-0"

4.0 New Hall Addition Options

FLOOR 4 3 2 1 TOTAL

DASHED LINE INDICATES EXTENT OF BASEMENT

Sol-Saker Addition Option B 1st Floor

1 VA

1 ADA

HD APT

BEDS 56 56 56 30 198

HD OFF

T/R D

1 ADA

CUST

W D W

D W

25 BED COMMUNITY

V TV

1 VA

FLOOR 1 2 3 4 TOTAL

DASHED LINE INDICATES EXTENT OF BASEMENT 16 BED COMMUNITY

1 VA

1 ADA

BEDS (FLEX) 56 (4) 56 (4) 56 (4) 31 (4) 199 (13

KITCHEN

BATHS 17 17 17 9 60

STUDY

V T/R V

Floor

Beds (Flex)

Bath

Bed/Bath Ratio

48 (4)

4.8

58 (4)

4.8

58 (4)

4.8

58 (4)

4.8

Total

222 (16)

23 BED COMMUNITY

STUDY

SAND VOLLEYBALL COURT BELOW (BASEMENT LEVEL)

1 ADA

SCULPTURE, BAND STAND, OR GAZEBO

COFFEE BAR / C STORE

2 15 BED COMMUNITY

2 HD APT

CUST

1 VA SCULPTURE, BAND STAND, OR GAZEBO

T/R

HD OFF

4.8

CUST

LAUNDRY D

*Not including public bathrooms

CUST

Figure 4.1: BED/BATH COUNT

W /D

1”=30’-0” 1" = 30'-0"

SOL-SAKER OPTION A FLOOR 1

W /D

SOL-SAKER OPTION B FLOOR 1 1" = 30'-0"

Koch Hazard Architects

4.0 New Hall Addition Options

Sol-Saker Addition Option B 2nd-4th Floors

STUDY

ROOF

1 ADA

STUDY

LAUNDRY

1 VA

D W D W D

T/R 2

1 ADA

CUST

LOUNGE

ROOF

30 BED COMMUNITY CUST

T/R

1 VA

1 ADA

28 BED COMMUNITY

1 ADA

2 STUDY

SOL-SAKER OPTION B FLOORS 2-4 1" = 30'-0"

Augustana University Student Housing Master Plan Update

1”=30’-0”

SOL-SAKE 1" = 30'-0"

4.0 New Hall Addition Options

ADA 1

Sol-Saker Addition Option C 1st-3rd Floors

ADA 1

FLOOR 1 2 3 TOTAL

BEDS (ADA) 50 (1) 50 (1) 50 (1) 150

BATH 12 12 12 36

DIR M

OFF

COMMONS

SUPPLY CUST

FIRST TWO FLOORS ONLY

9 BED MINI-SUITE COMMUNITIES

DASHED LINE INDICATES EXTENT OF BASEMENT

ADA 1

INDOOR SAND VOLLEYBALL FLOOR 1 2 3 4 TOTAL

DASHED LINE INDICATES EXTENT OF BASEMENT 16 BED COMMUNITY

1 VA

1 ADA

BEDS (FLEX) 56 (4) 56 (4) 56 (4) 31 (4) 199 (13

BATHS 17 17 17 9 60

LOUNGE

STUDY

ADA 1

V T/R V

V SAND VOLLEYBALL COURT BELOW (BASEMENT LEVEL)

Floor

Beds (Flex)

Bath

Bed/Bath Ratio

54 (6)

4.5

54 (6)

4.5

54 (6)

4.5

162 (18)

4.5

*Not including public bathrooms

COFFEE BAR / C STORE

SUPPLY CUST

SCULPTURE, BAND STAND, OR GAZEBO

Total

STUDY

DASHED LINE INDICATES EXTENT OF BASEMENT

2 15 BED COMMUNITY

ADA 1

HD APT

CUST

1 VA SCULPTURE, BAND STAND, OR GAZEBO

T/R

HD OFF LAUNDRY D

FP CUST

Figure 4.2: BED/BATH COUNT

W /D

SOL-SAKER OPTION C FLOORS 1-3

SOL-SAKER OPTION A FLOOR 1

1”=30’-0” 1" = 30'-0"

W /D

1" = 30'-0"

Koch Hazard Architects

4.0 New Hall Addition Options

Sol-Saker Hall | Proposed View from Campus

[this page intentionally left blank]

Augustana University Student Housing Master Plan Update

4.0 New Hall Addition Options

FLOOR Floor 1 2 1 3 2 TOTAL

STUDY

Tuve Addition | Option A

Total

BEDS Beds (Flex)(ADA) Bath 70 (4) 7070 (5) (4) 16 70 (4) 70 (5) 16 210

4.4

210 (15)

4.4

*Not including public bathrooms

1 VA

T/R

LAUNDRY

18 54

4.4

20 BED COMMUNITY

25 BED COMMUNITY

18 4.4

70 (5)

Bed/Bath BATH Ratio 18

Figure 4.3: BED/BATH COUNT

25 BED COMMUNITY

TV STUDY

1 VA

1 ADA T/R

1 ADA

1 VA

STUDY

T/R

CUST

FP LOUNGE

FLOOR 1 2 3 TOTAL

STUDY

TUVE ADDITION OPTION A

1" = 30'-0"

1 VA D

T/R

DASHED LINE INDICATES EXTENT OF BASEMENT

V ELEV

LAUNDRY

BATH 18 18 18 54

20 BED COMMUNITY

25 BED COMMUNITY

BEDS (ADA) 70 (4) 70 (4) 70 (4) 210

25 BED COMMUNITY

TV STUDY

1 VA

1 ADA T/R

1 ADA

1 VA

STUDY

T/R

CUST

FP LOUNGE

DASHED LINE INDICATES EXTENT OF BASEMENT

TUVE ADDITION OPTION A

1”=30’-0” 1" = 30'-0"

V ELEV

Koch Hazard Architects

4.0 New Hall Addition Options Floor

Beds (Flex)

Bath

Bed/Bath Ratio

33 (2)

3.7

33 (2)

3.7

33 (2)

3.7

Total

99 (6)

3.7

STUDY

*Not including public bathrooms

Tuve Addition | Option B

FLOOR 1 2 3 TOTAL

Figure 4.4: BED/BATH COUNT

BATH 9 9 9 27

33 BED COMMUNITY

1 VA

T/R

STOR

LAUNDRY

1 ADA

BEDS (ADA) 33 (1) 33 (1) 33 (1) 99

W D W D W D

FUTURE 25 BEDS

STOR CUST

FUTURE 25 BEDS

KITCHEN LOUNGE

TUVE ADDITION OPTION B 1" = 30'-0"

DASHED LINE INDICATES EXTENT OF BASEMENT

STUDY

ELEV

TUVE ADDI

1”=30’-0” N Augustana University Student Housing Master Plan Update

1" = 30'-0"

4.0 New Hall Addition Options Tuve Hall Addition | Proposed View from South

[this page intentionally left blank]

Koch Hazard Architects

5.0 Appendix

Meeting Minutes

Date:

15 December 2017

Date:

31 January 2018

Project:

Augustana Housing Masterplan Update/#1758

Project:

Augustana Housing Masterplan Update/#1758

Subject:

Initial Meeting

Subject:

Initial Meeting

Present:

Jim Bies, Dean of Students Corey Kopp, Director of Campus Life Stacey McMahan, KHA

Present:

Jim Bies, Dean of Students Corey Kopp, Director of Campus Life Stacey McMahan, KHA Brooke Wegener, KHA

To:

Those Present

To:

Those Present A. B. C.

AU wishes to update the 2008 Housing Masterplan. Update to be presented to the Board of Trustees April Meeting. The original housing masterplan was presented to the Board of Trustees in April, 2008. Life Safety upgrades and renovations were made to Stavig and Granskou Halls as a result. Minor upgrades have been made to: a. Bergsaker – fire sprinkler and finish upgrades b. Solberg – modular furniture changes and flooring c. Tuve – modular furnishings, finishes upgrades and converted 20 single rooms to double occupancy resulting in an additional 20 beds. Planned expansions/changes: a. A 32-bed apartment building is in process. b. Another 32-bed apartment building is anticipated for next summer, however this will replace existing Theme Houses and provide a net 14 additional beds. c. Tuve Hall may upgrade an additional 50 rooms to double occupancy for an additional 50 beds. d. Duluth Apartments – may lose 30 beds (didn’t catch the details) Other comments: a. Projected Freshman class for 2018 is 450, but could be as high as 500 or more. b. There is a trend toward more single-bed room needs for ESA (emotional need), ADA etc. c. Identify an empty room on each floor for contingency. d. Study Bergsaker and Solberg for micro-communities within the Hall which could take the form of suite-style or smaller sleeping rooms with larger community area. e. Consider gender neutral housing/restrooms. f. Consideration should be given to new housing on campus which would help offload to allow renovations to the older buildings. Parking needs should be included. g. Potential of adding south side dining component to increase food options such as a CStore or small food shop? h. Comments for Tuve, Solberg and Bergsaker: i. Summer conferencing is a missed opportunity given lack of cooling. ii. Restrooms are still largely original finishes and style (gang showers). iii. Consider connection between Solberg and Bergsaker. Goals and activities for an update include: a. Update current and projected student population and bed count figures (Corey will provide). b. Update campus maps for property acquisitions and physical changes to buildings, parking and walkways. Include and identify Themed Houses, remove information for Stavig and Ganskou since further upgrades are not anticipated at this time. c. Review trends in student housing. d. Update Student Survey for preferences, perceived issues. e. Verify upgrades to Tuve, Solberg and Bergsaker modify as needed. f. Provide Life Cycle Cost Analysis for 32 bed apartment building vs new campus style housing. Next Steps: a. KHA to provide a proposal for masterplan update to Jim and Corey.

END OF REPORT

B. C. D.

Please carefully review this record and inform us immediately of any inaccuracies. Sincerely,

KOCH HAZARD ARCHITECTS Stacey McMahan, AIA LEED AP BD+C

Items covered: a. 2014 Student Survey b. Drafted changes for the 2018 Student Survey c. Reviewed AU aerial campus layout for all housing d. Student Housing Trends e. Current Halls/Apartments f. 2008 Master Plan proposed designs – quick review For the 2018 Student Survey, two surveys will be utilized, one on housing on the second on programming. AU will send from their template. a. Changes to the housing survey created by KH were made during the meeting by Corey. AU supplied KHA with the current and projected enrollment figures. Current Program/Housing Challenges a. Gender ratio is not steady from year to year, therefore requires flexibility in res hall/floor assignment. b. Currently, there is not enough flexibility to accommodate fluctuations in gender balance gracefully. c. Bathrooms need to allow for more flexibility, reconfigure for shared sink area and private toilet and shower facilities is preference. Individual smaller toilet and toilet/shower rooms are acceptable where appropriate. d. AU has been purchasing old properties and converting them into theme houses, also apartments. These properties are uniquely challenging. e. What happens to housing when enrollment dips for long periods? i. Offices, lounges; how could a wing be converted temporarily instead of mothballed? KHA Aerial Map Review a. AU owns and maintains 28th Street; hoping to convert to diagonal parking with oneway traffic, have not determined direction. b. Theme Houses i. Besides this row of theme houses along 28th, AU is planning phase-out of others currently in use. These include Norway House, Loki and Hillsboro House (to be demolished summer 2018), Campus House and the adjacent apartment Norse Inn (slated for demolition in the future). A rental at 33rd and Euclid will be torn down. ii. Global Education House (cap 15 with 10 occupants usually) is a good space that works well for students, it needs some programming development for better utilization. c. Apartments include Schoeneman, Costello Hall, Nelsen, Balcer and Duluth Pl (32 beds - Duluth is leased for an additional 1-2 yrs only) i. A new apartment is planned within 2 years (AU President is dedicated to it) at Hillsboro and Loki House location, 60 beds are min, Corey would prefer 90. ii. Layout of new apartment will be similar to Nelsen and Balcer buildings. iii. Nelson has an unusual layout with huge apartments, extra size is not necessary. Highlights of the KHA Student Housing Trends draft document: a. Increase privacy and control in favor of more intimate spaces b. A/C is a must! c. Increase flexibility i. Gender neutral bathrooms, common sink area with private toilet and shower areas. ii. Provide 1-2 single bedrooms per floor, (Granskou/Stavig; 5-6 per floor). Current AU Housing facility comments:

Koch Hazard Architects

5.0 Appendix

16 December 2017 Augustana Housing Masterplan Update Page 2 a. b. c.

Nelsen feels like a waste of space, should be 40 beds instead of 32. Co-ed living is very appealing. Coin-free laundry (cost is included in room and board fees), leased micro-fridges provided, 1/room. i. Common kitchen per floor – Corey is lukewarm on this, feels they are more appropriate for 3rd, 4th and International students. He would rather see one thoughtfully designed kitchen provided per building. d. Computer labs are currently traditional with tables and computer stations – updated space should be more lounge-like with printer to provide flexibility. i. If the location supports it, a coffee shop lounge could be created, and managed by SoDexo. e. Elmen Center – 90% usage. f. The corners of campus need to be strengthened. g. Theme houses are great for AU future. i. Corey would like to see Theme House Row along 28th to create an AU residential neighborhood. ii. Global Hall liked as a physical space but needs more program development h. Old Main – contact Rick Tupper for tour of Old Main. i. Bergsaker and Solberg addition – would like to see conferencing use. i. Enough beds to create swing space in order to renovate other campus res halls. ii. Indoor sand volleyball j. East Hall i. Loved by students; no immediate plans for changes. ii. No definite plans for Old Main, although discussion is heating up. k. Granskou/Stavig i. No major changes needed following 2010 upgrades. l. Bergsaker, Solberg and Tuve are focus for the Masterplan update. Next Steps: a. KHA will plan for six AU attendees at the February meeting to discuss design options presented in the 2008 master plan.

Date:

1 March, 2018

Project:

Augustana Housing Masterplan Update/#1758

Subject:

Review Meeting #1

Present:

Jim Bies, Dean of Students Corey Kopp, Director of Campus Life Whitney Brown, Assoc Director Campus Life Darwin Garcia, Junior Senator ASA Solberg VA or Hall Dir Tori Rehak, Tuve Hall Dir Stacey McMahan, KHA Brooke Wegener, KHA

To:

Those Present A.

END OF REPORT Please carefully review this record and inform us immediately of any inaccuracies. Sincerely, C.

KOCH HAZARD ARCHITECTS Stacey McMahan, AIA LEED AP BD+C

Augustana University Student Housing Master Plan Update

Purpose of meeting is to gauge interest in 2008 proposed changes and gather comments relative to impressions and desired changes as applicable AU housing. a. The group reviewed the 2008 Housing Masterplan focusing on changes proposed for Solberg, Bergsaker and Tuve Hall with a tertiary look at East Hall. b. General Comments: a. Flexibility especially in bath facilities which will allow flexibility in Hall assignments since gender ratios fluctuate. b. Reception desks are used on weekends and during a couple events annually. They serve as a communication hub for fliers and posters, and otherwise sit empty. Group seemed open to other forms of reception. c. Retain a storage supply room in each hall. d. Commons and amenities i. Each wing is a ‘community’ whether set up formally or by students being merely co-located. Each community should have some common space to identify as its own such as a small study room or lounge. Generally, these spaces should be open and inviting with good natural light. ii. A floor lounge is the next level of common area to be used by the floor. iii. One laundry per floor, treated much like a study room – open with natural light, with ADA maneuver room. iv. One or two kitchens per building designed as social space. v. If possible, each hall should have an elevator. vi. Wing level security is appropriate with key locks for the present. Card swipe access systems are desirable. Bergsaker a. Large central lounge is preferred. The existing lounge in the east wing is well-utilized, sometimes by outside groups for training etc. A replacement space should be included elsewhere on campus for approx.. 50 occ with moveable furniture for flexibility. b. Provide separate office for Hall Dir. c. Themed community in east wing is appropriate with the addition of a private lounge. d. Building needs an elevator if possible. e. Laundries on each floor are good, ensure ADA clearances. f. Configure bath arrangements for flexibility. Solberg a. Entry pavilion is designed to better join the levels with main entrances on two floors. b. The parking side trellis is a nice element to enliven the west face, something similar could be added to the campus face of Solberg. c. Health Services currently in the basement will be located in the Student Union. d. Provide a separate entrance to the HD office. e. The bike shop can be left out since it is included in the Student Union program, consider leaving some student organization flex space. f. Smaller flexible bath facilities would be perfect in proposed Floor 1 north wing, approx. 12 students. g. The chapel on one of the upper floors has a mosaic mural and some original furnishings – Jim and Corey will review whether or not to retain the space and what should happen with furnishings/mosaic if anything. Tuve a. Enclosing drive through is desirable. b. Seminar rooms are still valid and needed. c. Hall Dir apt is okay where located.

5.0 Appendix

1 March 2018 Augustana Housing Masterplan Update Page 2 d.

East

e. f. g.

2nd, 3rd and 4th floors are being renovated (mostly finishes upgrades) to double room occupancy. Confirm center wall in lounge can be removed (student comment). Elevator is desired. Addition to the east is still applicable.

a. b.

Finishes upgrades are applicable. Small common rooms on 1st floor could use some attention, possibly combine to create larger spaces. Theme House Row a. Occupancies of 5-10 work better than 2-4 in general. b. Houses need upgrading or replacement. i. Pocket neighborhood type arrangement would work well to support the needed social aspect. ii. KHA to propose ideas for improvement as part of masterplan. Room Types a. A variety of room types/options should be included. i. Suite to apartment style layouts with various levels of privacy should be included. ii. Include micro-suites including single sleeping room surrounding living area. Schedule a. Prefinal draft for AU review March 27, comments back April 3 to allow for minor changes. b. Final report April 6. c. Potential meeting with group April 20 in the am. d. Trustee meetings April 20/21. Next Steps: a. Review meeting with Corey/Jim in KHA office 9am March 2. b. Additional review meeting in 1-2 weeks.

Date:

2 March, 2018

Project:

Augustana Housing Masterplan Update/#1758

Subject:

Review Meeting #2

Present:

Jim Bies, Dean of Students Corey Kopp, Director of Campus Life Stacey McMahan, KHA

To:

Those Present Brooke Wegener, KHA A.

END OF REPORT Please carefully review this record and inform us immediately of any inaccuracies. Sincerely,

KOCH HAZARD ARCHITECTS Stacey McMahan, AIA LEED AP BD+C C.

General review a. Jim and Corey are looking for a clear recommendation to address a 4-year outlook. i. Corey will firm up projections. b. Ideal utilization is 72%. Best not to show capacity and current occupancy as a direct comparison as there is generally a misunderstanding of utilization which is currently above 90%. c. 1st and 2nd year students will continue with campus residential requirement. d. Theme House i. Pocket Neighborhood, co-housing concepts. ii. KU example for successful culinary theme with connections to local food providers and restaurants. e. Room designations within halls: i. VA Viking Advisor (RA) is single, generally one per wing or community ii. ADA is single, provide 2 per floor. These rooms also serve as swing space and should be centrally located to support feeling a part of the community. f. Parking review. a. North campus at 28th i. Option A â&#x20AC;&#x201C; diagonal parking with one-way traffic is 13 net spaces when the current 48 spaces on 28th is displaced. ii. Option B and C â&#x20AC;&#x201C; parking reconfigure at 28th leaving the corner at Summit and 28th open is approx 134 net spaces each after revisions (and subtracting out all displaced parking). iii. Option B was preferred. b. Potential new lot south of Bergsaker is approx. 146 spaces, fire access would need to be confirmed. c. Expanded and reconfigured Humanities Lot has a net increase of 123 spaces. New apartment planned for summer construction. a. Given the housing outlook for the coming academic year, the apartment is likely to move forward (ready for occupants Summer 2019) but should be redesigned for approx. 64 if possible by adding another story and reconfiguring space. The Hillsboro and Loki House site is preferred due to proximity to other Augie apartments. i. Other sites include Costello Hall, Norse Inn and Campus House location, and Norway House location. b. Duluth Pl may be leased (32 cap) for another year or two as needed. Schedule a. Prefinal draft for AU review March 27, comments back April 3 to allow for minor changes. b. Final report April 6. c. Potential meeting with group April 20 in the am. d. Trustee meetings April 20/21. Next Steps: a. Review meeting with Corey/Jim end of next week.

END OF REPORT Please carefully review this record and inform us immediately of any inaccuracies. Sincerely,

KOCH HAZARD ARCHITECTS Stacey McMahan, AIA LEED AP BD+C

Koch Hazard Architects

5.0 Appendix

Complete Mechanical Report

Associated Consulting Engineering, Inc. 340 South Phillips Avenue



Sioux Falls, SD

57104-6319 

Tel: 605.335.3720



FAX: 605.335.6220

March 20, 2018

Recommendations: • Restrooms and Plumbing systems need to be replaced. $2,400/fixture • Fire Sprinkler system to be installed. $2.50/sf • Heating, Ventilation and Air Conditioning systems need to be replaced (4-pipe fan coil recommended). $30/sf • Building Automation system should be added. $4/sf GRANDSKOU & STAVIG HALL

AUGUSTANA UNIVERSITY HOUSING MECHANICAL SYSTEMS REPORT

Existing Systems: • Hot, cold, recirculating hot water – insulated copper pipe. • Domestic water has pressure booster pumps. • Waste and vent – cast iron and galvanized steel, some replaced with PVC. • Downspouts – cast iron and galvanized steel. • Steam from central plant, convertor, chiller, pumps, 2-pipe fan coil units • Building has sprinkler system with a fire pump and hose cabinets. • No BAS – pneumatic controls.

BERGSAKER HALL Existing Systems: • Hot, cold, recirculating hot water – insulated copper pipe. • Waste and vent – cast iron and galvanized steel, some replaced with PVC. • Downspouts – cast iron and galvanized steel. • Steam from central plant, convertors, pumps, baseboard. • Building has sprinkler system. • No BAS – pneumatic controls. Recommendations: • Restrooms and Plumbing systems need to be replaced. $2,400/fixture • Fire Sprinkler system shall be modified for remodel. $1/sf • Heating, Ventilation and Air Conditioning systems need to be replaced (4-pipe fan coil recommended). $30/sf • Building Automation system should be added. $4/sf SOLBERG HALL Existing Systems: • Hot, cold, recirculating hot water – insulated copper pipe. • Waste and vent – cast iron and galvanized steel, some replaced with PVC. • Downspouts – cast iron and galvanized steel. • Steam from central plant, convertors, pumps, baseboard. • Building does not have sprinkler system. • No BAS – pneumatic controls. Recommendations: • Restrooms and Plumbing systems need to be replaced. $2,400/fixture • Fire Sprinkler system to be installed. $2.50/sf • Heating, Ventilation and Air Conditioning systems need to be replaced (4-pipe fan coil recommended). $30/sf • Building Automation system should be added. $4/sf

Recommendations: • Restrooms and Plumbing systems need to be replaced. $2,400/fixture • Fire Sprinkler system shall be modified as required for remodel. $1/sf • Heating, Ventilation and Air Conditioning systems need to be replaced (4-pipe fan coil recommended). $30/sf • Building Automation system should be added. $4/sf EAST HALL Existing Systems: • Hot, cold, recirculating hot water – insulated copper pipe, redone in 1980. • Waste and vent – cast iron and galvanized steel, redone in 1980. • Downspouts – cast iron and galvanized steel. • Steam from central plant, steam radiators and convectors. • Building has sprinkler system. • No BAS – pneumatic controls. Recommendations: • Plumbing systems are fairly new and can be redone as necessary. • Fire Sprinkler systems have been installed and can be modified for any remodeling. • Heating, Ventilating and Air Conditioning systems need to be replaced (4-pipe fan coil recommended). $30/sf • Building Automation systems should be added. $4/sf

TUVE HALL Existing Systems: • Hot, cold, recirculating hot water – insulated copper pipe. • Waste and vent – cast iron and galvanized steel, some replaced with PVC. • Downspouts – cast iron and galvanized steel. • Steam from central plant, convertors, pumps, baseboard. • Building has sprinkler system. • No BAS – pneumatic controls. • MECHANICAL *

PLUMBING

HVAC *

BUILDING SYSTEMS *

POWER

Augustana University Student Housing Master Plan Update

LIGHTING

ELECTRICAL

5.0 Appendix

Complete Electrical Report

Associated Consulting Engineering, Inc. 340 South Phillips Avenue



Sioux Falls, SD

57104-6319 

Tel: 605.335.3720



FAX: 605.335.6220

GRANSKOU & STAVIG HALL Existing Systems: • Electrical distribution equipment appears to be original to the building with some minor upgrades • Fire alarm systems have been upgraded for life safety code compliance Recommendations: • Upgrade/replace existing electrical systems as required to support architectural and mechanical renovations $15/sf • Upgrade/replace existing fluorescent lighting with LED selections to reduce energy usage and maintenance costs $3/sf • Upgrade/replace existing emergency and exit lighting for life safety code compliance o Cost included in LED lighting replacement $3/sf estimate noted above

March 28, 2018 AUGUSTANA UNIVERSITY HOUSING ELECTRICAL SYSTEMS REPORT BERGSAKER HALL Existing Systems: • Electrical distribution equipment appears to be original to the building with some minor upgrades • Emergency and exit lighting has been upgraded for life safety code compliance • Fire alarm system has been upgraded for life safety code compliance Recommendations: • Upgrade/replace existing electrical systems as required to support architectural and mechanical renovations $15/sf + $40k for electrical service upgrades relative to add for a/c • Upgrade/replace existing fluorescent lighting with LED selections to reduce energy usage and maintenance costs $3/sf SOLBERG HALL Existing Systems: • Electrical distribution equipment appears to be original to the building with some minor upgrades • Emergency and exit lighting has been upgraded for life safety code compliance • Fire alarm system has been upgraded for life safety code compliance • No fire alarm supervision due to no sprinkler system

EAST HALL Existing Systems: • Electrical distribution equipment appears to be original to the building with some minor upgrades • Fire alarm system appears to be original to the building with some minor upgrades Recommendations: • Upgrade/replace existing electrical systems as required to support architectural and mechanical renovations $15/sf • Upgrade/replace existing fluorescent/incandescent lighting with LED selections to reduce energy usage and maintenance costs $3/sf • Upgrade/replace existing emergency and exit lighting for life safety code compliance o Cost included in LED lighting replacement $3/sf estimate noted above

Recommendations: • Upgrade/replace existing electrical systems as required to support architectural and mechanical renovations $15/sf + $40k for electrical service upgrades relative to add for a/c • Upgrade/replace existing fluorescent lighting with LED selections to reduce energy usage and maintenance costs $3/sf • Add fire alarm supervision of sprinkler system if added $2500 • Add power door operators at entry doors for ADA considerations $500 TUVE HALL Existing Systems: • Electrical distribution equipment appears to be original to the building • Fire alarm system has had upgrades for life safety code compliance Recommendations: • Upgrade/replace existing electrical systems as required to support architectural and mechanical renovations $15/sf + $40k for electrical service upgrades relative to add for a/c • Upgrade/replace existing fluorescent lighting with LED selections to reduce energy usage and maintenance costs $3/sf • Upgrade/replace existing emergency and exit lighting for life safety code compliance o Cost included in LED lighting replacement $3/sf estimate noted above

MECHANICAL *

PLUMBING

HVAC *

BUILDING SYSTEMS *

POWER

LIGHTING

ELECTRICAL

Koch Hazard Architects

5.0 Appendix

2008 Student Housing Master Plan

Augustana University Student Housing Master Plan Update

5.0 Appendix

Koch Hazard Architects

5.0 Appendix

Augustana University Student Housing Master Plan Update

5.0 Appendix

Koch Hazard Architects

5.0 Appendix

Augustana University Student Housing Master Plan Update

5.0 Appendix

Koch Hazard Architects

5.0 Appendix

Augustana University Student Housing Master Plan Update

5.0 Appendix

Koch Hazard Architects

5.0 Appendix

Augustana University Student Housing Master Plan Update

5.0 Appendix

Koch Hazard Architects

5.0 Appendix

Augustana University Student Housing Master Plan Update

5.0 Appendix

Koch Hazard Architects

5.0 Appendix

Augustana University Student Housing Master Plan Update

5.0 Appendix

Koch Hazard Architects

5.0 Appendix

Augustana University Student Housing Master Plan Update

5.0 Appendix

Koch Hazard Architects

5.0 Appendix

Augustana University Student Housing Master Plan Update

5.0 Appendix

Koch Hazard Architects

5.0 Appendix

Augustana University Student Housing Master Plan Update

5.0 Appendix

Koch Hazard Architects

5.0 Appendix

Augustana University Student Housing Master Plan Update