Overall Condition of Campus Buildings

St. Cloud State University has the largest campus in terms of square footage of any Minnesota State college or university, as well as the highest square foot per student ratio.

Nearly a third of the current building square footage was built between 1950 and 1975. While several of these buildings have undergone significant remodels, many have not. As a result, there are many building systems that are original construction that have reached the end of their expected lifespan. These contribute to a large backlog of deferred maintenance. Additionally, many were built using substantial amounts of exposed cast-in-place concrete, representative of that time period.

In contrast, nearly 22% of the campus square footage has been built within the past 25 years. These buildings utilize modern construction methods and typically feature brick facades. While these buildings are structurally sound and the building systems have many years of life remaining, the interior finishes are beginning to show their age. A commitment to maintaining these buildings at a high level will be important to the overall aesthetics of the campus.

Campus FCI and Deferred Maintenance

Since 2016, the overall campus Facility Condition Index (FCI) has continued to worsen. FCI is the cost of deferred maintenance divided by capital replacement value (CRV). The 2016 CFP noted that the FCI in 2014 was 0.09, less than the Minnesota State system average of 0.11. The current FCI for St. Cloud State University is 0.21 (“Average”) for 2023. In 10 years, the overall campus FCI is projected to decline to 0.30 (“Poor”) unless dramatic changes are made. St. Cloud State University has the largest campus of all of the Minnesota State universities in terms of building square footage. It also has the greatest estimated backlog of deferred maintenance.

According to the 2023 Report from VFA Facilities software, St. Cloud State University currently has $313 million in existing deferred maintenance and capital renewal needs. It projects that there is an additional $135 million in future needs projected to be incurred over the next 10 years (not adjusted for inflation). The industry standard is that deferred maintenance compounds at seven percent (7%) per year. This large backlog of deferred maintenance has resulted in reduced building system reliability, thus causing more equipment downtime. Emergency repairs are becoming more frequent, far more expensive on an annual basis, and the systems more costly to maintain and operate.

The Minnesota State guideline is that universities should be investing $1.00 per square foot in maintenance and system renewal. In 2002, St. Cloud State University was investing $0.98 per square foot. In 2022, the annual investment level was down to $0.32 per square foot, which is 68% below the Minnesota State guideline. Based on the Minnesota State guideline, St. Cloud State University is underfunding facility infrastructure maintenance and system renewal by $2 million per year.

Currently, there are 16 buildings (representing more than 995,000 square feet) with facilities and infrastructure ratings of crisis or poor. 75% of SCSU’s academic square footage is in buildings that are classified as “excellent,” “good,” or “average”rating, according to the building’s FCI.

Five campus buildings are not being used, while still being maintained. The currently closed buildings include Benton Hall North, Benton Hall South, Ervin House, Sherburne Hall and Whitney House. Stearns Hall and Education Building are anticipated to be closed by fall 2024.

Square Footage to FYE

Over the past decade, St. Cloud State University has added additional square footage through new construction, while at the same time, enrollment has not followed the same trend. As a result, there has been an increase of 31% in square feet per student, from 305 square feet per student in 2014 to 436 square feet per student in 2022.

Space Utilization

In the 2016 CFP, ownership of classrooms was identified as a significant issue, with 21% of classrooms identified as “owned”. The key holders to owned rooms controlled scheduling and recording practices, which resulted in lower utilization and station occupancy.

Inefficiencies were also identified in the way that classes were scheduled, which included peak periods of high use and substantial periods of low use. It was noted that classroom and class lab use dropped significantly on Fridays and evenings compared to the other time periods.

The 2020 pandemic had a dramatic impact on course delivery and classroom usage patterns. Initially, the University took some classrooms offline in nearly every academic building be used as storage space for furniture that was being removed from rooms to allow for physical distancing among students to reduce the spread of Covid-19.

At the same time, many courses were converted to an online delivery mode, reducing the amount of in-person instructional space that was needed. St. Cloud State has since carefully monitored the need for classroom space.

Within the time period from August of 2021 through December of 2023, St. Cloud State University has closed, or not reopened, 80 learning spaces. These closed rooms are located throughout campus and will be used as swing space to facilitate department moves and space realignment initiatives, or to be reengaged as active spaces to support university priorities.

Type of Space: Instructional spaces on campus have been analyzed according to the unique room type assigned to each space from the Minnesota State standards. These spaces, both classrooms (110) and classroom laboratories (210), each serve a specific instructional purpose which uniquely impact space requirements.

For instance, class laboratories have specific furniture, equipment, and design requirements as determined by the intended use that may not be congruent with other uses. In contrast to class labs, classrooms may be used commonly by very different disciplines, even if they are designed and outfitted to meet a particular instructional pedagogy.

Utilization & Station Occupancy: Two of the critical measurements used to analyze classrooms are utilization and station occupancy.

Classroom Utilization is defined as a percentage of the number of hours that a classroom is used, Monday through Friday, divided by the Minnesota State standard of 32 hours per week. Given this standard, the goal is for classrooms to have utilization at 85 percent. Minnesota State uses the same 32-hour standard for class labs as well.

NOTE: When evaluating space utilization, it is typical that class labs are expected to be used for fewer hours per week than classrooms. For example, a class lab may be expected to be used for 20 hours per week. Minnesota State standards utilize the same 32 hours requirement across 110- and 210-type spaces, which results in lower utilization rates for class labs than would be expected at other institutions across the country.

Station Occupancy is defined as a percentage of the average actual enrollment divided by the maximum capacity of a classroom. Minnesota State has not established a goal for station occupancy.

As of Spring 2024, SCSU was using a total of 149 learning spaces (including 89 110-type classrooms) with an average utilization of 30%. According to data from Academic Affairs, the average number of seats occupied per class section was 50-55%.

Based on the Minnesota State target of 85% utilization based on a 32-hour week, St. Cloud State University needs 39 classrooms and 11 lab classrooms, assuming that courses are evenly spread throughout the week, and that those rooms provide the necessary amenities needed for specific courses. Thus, the data suggests that all academic classes could be held in buildings with excellent/good/average ratings.

Class Scheduling

St. Cloud State University is currently revising its class scheduling process to reduce the number of redundant course offerings, increase the average course enrollment to achieve efficiency metrics, even out the peak times for courses, and to transition to a multi-year course scheduling process to ensure that students can register for the courses that they need to complete their degree.

Additionally, St. Cloud State University is currently transitioning to a new process of assigning classrooms for courses. The course schedules for Spring 2024 and Summer 2024 is being published without classrooms attached to courses. Classrooms were then matched to courses based on location, classroom amenities, and course enrollment. This one-time reset allowed the university to close an additional 32 classrooms prior to the start of Spring semester.

Course delivery modes have a significant impact on the quantity of classroom space that is needed, as well as the features needed in those spaces. In 2020, prior to the pandemic, 69% of undergraduate enrollment was in in-person classes. During the Pandemic, that amount had dropped to only 9% inperson in 2021, rebounding to roughly 40% in 2022 and 2023. The University is targeting a return to 60% of enrollment being in in-person classes.

Residential Life Buildings – Considerations for Repurposing Versus Demolition

Five Residential Life buildings have been identified as no longer needed for SCSU’s current and future operations. These have been evaluated for opportunities for repurposing or demolition. The following information documents this evaluation and the subsequent recommendation for demolition rather than repurposing.

Methodology

Facilities Condition Index Minnesota State uses a software called VFA Facilities to track broadly the amount of deferred maintenance and anticipated building system renewal needs, which is based on the age of systems and the industry-standard anticipated lifespans of each system. All the buildings and systems are pre-loaded into the software, and we do an annual update for any new major system renewal projects undertaken in that year. Any system renewals that were due to be completed based on age but were not added to the “deferred maintenance” / “system renewal backlog.”

The values listed under 2023 include all current renewal needs and any past system renewal needs that were not addressed. Note that the costs are shown in current 2023 values and do not include inflation for future years. Additionally, the numbers are auto calculated by the software based on their suggested costs for a given system, but they do not necessarily reflect what the actual costs would be based on the specific system, or full project costs once design fees and other “soft” costs are added. Obviously, if not addressed, these deferred maintenance projects do not go away, and typically, the costs compound as system failures lead to additional issues (leaks, etc.).

Some of the buildings are divided into separate “buildings” for the purposes of the reports. This was done at the time the buildings were entered into the software to account for differences based on age of the building, type of structure, etc. For instance, a building with a major addition may have substantial renewal needs in an old part of the building but very little current needs in the new part.

The FCI (Facilities Condition Index) is a calculation of the amount of backlog divided by the building’s replacement value. Both the backlog values and the replacement values are auto calculated by the software. The FCI numbers are helpful in giving a high-level comparison between the relative condition of each building.

The FCI calculations are only a metric for replacing an existing systems with a like system. It does not account for remodeling costs to change the physical layout or functions of the space. Thus, a full building renovation would be much more costly than the deferred maintenance dollar amount calculated by the software.

Observation

In addition to the data collected through the VFA Facilities software, the actual condition of the buildings and building systems are monitored and maintained by trained professional staff. Due to the age of the building systems, repairs are becoming more frequent and replacement parts are often not readily available.

Additionally, professional consultants have been hired at various times to do thorough evaluations of known issues and to make recommendations on the necessary repairs or replacements. In most of these cases, the system has already exceeded the useful life, and the repairs can only be made through extensive renovation.

Lastly, it is worth noting that Stearns Hall was the “Sister” building to Holes Hall, which was demolished in 2016. Both buildings had identical building configuration and construction.

Key Findings

Suitability for Intended Use

Stearns, Sherburne, Benton Hall North, and Benton Hall South were all constructed when the occupant needs were very different than today. The current facilities do not provide the amenities that today’s students are expecting in a higher education housing facility, and are therefore undesirable to students.

The most recent Residence Life Master Plan included an assessment of satisfaction and preference of current students in regards to the residential facilities. Students participating in this assessment indicated that they were least satisfied with laundry, kitchens, bathrooms, and heating/cooling in the residential halls. Students shared a high preference for single rooms with a bathroom, single rooms, or having access to a private bathroom.

Each of these criteria area areas in which Stearns, Sherburne, Benton Hall North, Benton Hall South, and Ervin House do not compare well in. Additionally, due to the physical characteristics of the structures, such as minimal ceiling height and the type of structural system, it is economically infeasible to upgrade the facility to meet the needs of today’s students.

A number of potential alternative uses for the buildings have been suggested, such as potential reuse as a hotel, senior housing, or transitional housing to independent living. The barriers that make these buildings undesirable as student housing also make these buildings unsuitable for potential reuse for these functions as well.

Building Code Compliance (change in use, level of care)

The buildings were designed to meet code at the time of construction. However, since they have not undergone extensive renovation previously, they have not been brought up to modern code standards. Any major remodel would require extensive work to comply with modern standards.

Additionally, a change in use, such as a change to a different occupancy type or level of care needed for those housed in the building, would trigger additional code requirements that may or may not be able to be met.

Functional Compatibility with the University

Due to the location of these buildings on the SCSU campus, any potential alternative uses would need to be thoughtfully evaluated for compatibility of uses with nearby facilities, the perceived safety of students, and the needs of the university.

Egress and Fire Protection

In evaluating the current condition of these buildings, several areas of concern related to egress and fire protection were identified. The windows don’t meet current egress requirements. The stairwells do not include air pressurization for evacuation and there is no ventilation or smoke evacuation systems. Therefore, these buildings would not meet current code for life safety systems.

While Stearns and Sherburne were retrofitted to have fire suppression systems with fire pumps, Benton Hall North, Benton Hall South, and Ervin House do not.

In order to modernize the buildings to meet current codes, elevator safe havens, larger stairwells, and other code requirements would consume excessive renovation dollars and would not add amenities.

ADA Accessibility

There were no ADA Accessibility code requirements in place when these buildings were constructed in the 1960s. Thus, the number of locations and specific instances where the buildings do not meet current accessibility code are substantial. For example, there are steps at most entries to even get into the buildings. ADA accessible restrooms are typically not present. Handrails and guard rails do not comply. Narrow doors and narrow hallways in all areas of the buildings mean that even with a substantial renovation, it could not be brought up to full compliance.

HVAC

The HVAC systems in all of these buildings have reached the end of their expected useful life and need full replacement.

In Stearns and Sherburne, all rooms have radiation heating and no ventilation. For the hallway climate control, floors 1-5 are fed from air handler in basement and the other floors from air handler on the roof. The only ventilation is in the elevator lobbies.

There is no air conditioning in Stearns, Sherburne, Benton Hall North and Benton Hall South. Ervin house has only limited air conditioning and ducting.

The buildings have notably low ceiling heights. For example, Stearns has 8’-9” floor-to-floor heights, which results in low ceilings. The two-person resident rooms are only 174 SF. These space constraints preclude adding ventilation and air conditioning.

Plumbing

Throughout all of these buildings, the plumbing systems have exceeded their lifespan. For example, in Stearns and Sherburne, the plumbing seals no longer functional and there are constant leaks, and the drains are rotted out. Also, there is a main sewer line that must be replaced. A full plumbing system would be needed for continued use of these buildings.

Additionally, the plumbing fixture counts likely don’t meet modern standards, which means it is difficult to increase the number of ADA accessible bathrooms as well.

One of the requirements for reuse of the building as either student housing or another use would be suitable kitchen and laundry facilities. Currently, Stearns only has one kitchenette and a washer/dryer pair on each floor. Sherburne only has a kitchen in the basement, with a shared laundry only in basement that has 8 washers and 8 dryers. Benton Hall North and Benton Hall South do not have any laundry facilities or kitchen facilities at all. The design of the buildings, with low ceiling heights and limited chases, would not be amenable to increasing the number of kitchen or laundry areas.

Restrooms are also a major consideration for reusing the building as either student housing or another use. Currently, Stearns has shared bathrooms with 2 tubs and 4 showers, located in the center of each floor. None of these are handicap accessible. Sherburne has three sets of shared bathrooms on each floor, each with two toilets, a tub, a shower, and two sinks. None of these bathrooms are handicap accessible. In Benton Hall North and Benton Hall South, each unit (consisting of three double rooms) shares a bathroom facility consisting of a toilet, tub/shower unit, and two sinks. Again, none of these are handicap accessible. The design of the buildings, with low ceiling heights and limited chases, would not be amenable to increasing the number or locations of bathrooms.

Structure

Stearns is 9 stories above grade, plus a partial basement. It is constructed of cast-in-place concrete columns, beams, and floor slabs. Typical floor to floor height is 8’-9”. Floors consist of 7” thick cast-in-place concrete (structural slabs) with concrete topping. Concrete beam spacing is 11’-6” along the length of the building and 11’-6” along the width of the building for exterior columns. First floor consists of a 4” cast-in-place concrete slab. The exterior walls are clay tile and face brick infill. There has been a frequent and persistent issue of water infiltration through the exterior walls, causing leaks on the inside of the building and damage to interior surfaces.

Sherburne Hall has a similar structural system as Stearns. However, of note, Sherburne has an even more significant issue with its brick façade. A large area of brick is bowing out. It was evaluated by structural experts and determined that the brick ties are failing. A construction design was completed for exterior repair and window system replacement, but that project has not been bid. It would have to be completed before any reuse of the building could be undertaken.

Benton Hall North and Benton Hall South have some areas of CMU construction and some areas of clay brick construction.

The red clay block construction is not amenable for renovation or reconfiguration due to is fragility and inflexible assembly system.

Elevators

The elevators in Stearns and Sherburne have been modified within past 10 to 15 years and are serviced regularly. With the building as it is, the elevators meet current standards. However, if a major remodel were undertaken, it would be required that they be modernized to fully comply with current codes.

There are no elevators in Benton Hall North, Benton Hall South, or Ervin House.

Electrical

None of these buildings would meet current codes for electrical systems.

Additionally, the electrical was designed for a much different usage pattern reflective of the 1960s time period, and there isn’t enough power to support the current usage demand required for modern appliances. The inflexibility of the wall construction means that any new outlets have had to be surface-mounted.

A substantial issue with the electrical system in Benton Hall North and Benton Hall South was identified and evaluated by electrical engineering experts. Construction documents were prepared for replacing the electrical in these buildings, but the construction has not been executed. It would have to be completed before any occupancy of the building would be allowed.

Utilities

A utility tunnel system serves Stearns and Sherburne. The tunnel system contains the steam, condensate, fiber, data, power and communications.

Because the buildings are served by the campus steam system and the campus’s medium voltage utilities, any reuse of the buildings by an entity other than SCSU would require a separation of utilities or a shared use agreement.

There have also been a number of underground leaks from the domestic water lines that serve these buildings. These leaks are unpredictable and have become more frequent as the pipes continue to age, and a full replacement is needed.

Additionally, Sherburne is physically connected to Garvey Commons, our current campus dining facility. The aging infrastructure of Sherburne could have negative impacts on the continued functionality of Garvey Commons, and care would have to be taken to disjoin these two buildings.

Of note, there are several large radio transmission and cell phone transmission equipment systems on the roof of Sherburne. These will need to be removed or relocated.

Energy Code Compliance

All of these buildings were constructed prior to modern energy codes. They are uninsulated and it would be difficult or impossible to renovate them to meet current standards.