COMPREHENSIVE HOUSING MASTER PLAN THE UNIVERSITY OF ALABAMA AT BIRMINGHAM

COMPREHENSIVE HOUSING MASTER PLAN THE UNIVERSITY OF ALABAMA AT BIRMINGHAM DRAFT BRIEFING DOCUMENT JULY 2012

PREFACE determine the feasibility of future construction and/or renovation. BRAILSFORD & DUNLAVEY INSPIRE. EMPOWER. ADVANCE. 2 In September 2011, University of Alabama at Birmingham ( UAB or the University ) engaged Brailsford & Dunlavey ( B&D, the Project Team ) to prepare a Comprehensive Housing Master Plan. The goal of the master planning process was to assess current and future student housing demand while developing a long-term strategy to accommodate anticipated enrollment growth by 2020. B&D conducted the following analyses to develop the Plan: A visioning session to determine the strengths and weaknesses of the Housing and Residential Life program and to develop the goals and objectives of the Master Plan. Focus groups and random intercept interviews with students, faculty and staff to gain qualitative information regarding on- and off-campus housing options. An off-campus market analysis to assess the environment in which any potential new housing project would need to compete with consideration of off-campus housing occupancy rates, facility conditions, amenities, plans for future development and pricing. An electronic survey completed by over 1,500 students to determine current successes of Housing and Residential Life programs and services, and identify preferences for the future. A student housing demand model to project future demand for on-campus housing by unit type based on data collected from the survey. The development of a phasing plan, capital project budget and a multi-year pro forma for necessary capital projects to help Brailsford & Dunlavey wishes to acknowledge the support, cooperation, and effort of the University community who contributed to the completion of this study, with special recognition to the following members of the Comprehensive Housing Master Plan Project Committee: Marc Booker, Director of Housing and Residential Life Chris Clifford, Associate Vice President for Business Services Carolyn Farley, Director for Academic and Student Service Operations Richard Margison, Vice President for Financial Affairs and Administration Harlan Sands, Vice Provost for Administration and Quality Improvement The Study was produced by the Project Team comprised of the following individuals: Paul Brailsford, Principal, Brailsford & Dunlavey Jeffrey Turner, Senior Vice President, Brailsford & Dunlavey Katie Karp, Project Manager, Brailsford & Dunlavey Andrew Perez, Project Analyst, Brailsford & Dunlavey

TABLE OF CONTENTS Introduction...1 Analysis of Existing Conditions...6 Strategic Framework & Vision...7 Comprehensive Housing Master Plan.........7 Next Steps.....12 APPENDIX Focus Group Analysis...A Off-Campus Market Analysis...B Student Survey Analysis...C Student Survey Comments...D Demand-Based Programming Analysis...E Financial Analysis...F BRAILSFORD & DUNLAVEY INSPIRE. EMPOWER. ADVANCE. 3

BRAILSFORD & DUNLAVEY INSPIRE. EMPOWER. ADVANCE. 4 INTRODUCTION In September 2011, UAB engaged Brailsford & Dunlavey to update the Student Housing Market Study completed by the firm in 2008 and further develop a Comprehensive Housing Master Plan for the University. The objective of this work was to develop a long-term Plan guided by market demand and financial performance that would transform the on-campus student experience over the next 10 years. This document provides a summary of the outcomes of this analysis and is intended to serve as a foundation for decision-making as the University continues to fulfill the objectives outlined in the Campus Master Plan and UAB Strategic Plan, UAB21. BACKGROUND Founded in 1936 as an extension center of the University of Alabama in downtown Birmingham, UAB has grown into its internationally-renowned role as an urban institution that continues to challenge the frontiers of science, medicine, business, education, and the arts and humanities. 1 UAB s mission is: To be a research university and academic health center that discovers, teaches and applies knowledge for the intellectual, cultural, social and economic benefit of Birmingham, the state and beyond. With 12 schools and over 140 programs, UAB is ranked as one of the largest academic medical centers in the country. The institution is also ranked among the top 20% of all U.S. undergraduate institutions (Forbes, 2012), and 5th nationally for diversity among its student population (The Princeton Review, 2012). As a result of the University s growing prestige, UAB continues to experience strong enrollment demand in both its undergraduate and 1 University of Alabama at Birmingham, About UAB, 2012 graduate programs, exemplified by a 9% increase in total student enrollment since 2008. Under the leadership of President Carol Z. Garrison, UAB recently embarked on comprehensive strategic and campus master plans that will align the institution s academic initiatives for the future and establish the University as an internationally renowned research university - a first choice for education and health care. 2 The Comprehensive Housing Master Plan outlined in the following pages is meant to provide a concise, yet flexible plan to support campus initiatives as the strategic plan and campus master plan move to fruition. CAMPUS STRUCTURE Located in the Southside neighborhood of downtown Birmingham, UAB is situated around 83-blocks of urban landscape. The campus is primarily bound by 4th Avenue to the north, 12th Avenue to the south, 11th Street to the west and 22nd Street to the east. UAB s medical facilities comprise the north-eastern most part of campus, between 4th and 7th Avenues. The UAB Campus on the Green acts as a north / south pedestrian corridor at the heart of the academic campus. Quality of life facilities, such as the Hill University Center, Campus Recreation Center, and University Dining facility branch out from the Campus Green. Residential communities are located towards the south end of the Green, with freshmen student housing central to the academic core. The western edge of campus is more athletic and recreation focused, and is comprised of the Bartow Arena, as well as athletic and recreation fields that support out-of-classroom programs and services. 2 University of Alabama at Birmingham, Vision Statement, 2010-2015

Medical Facilities Campus on the Green Housing Student Life FIGURE 1: University of Alabama Birmingham, Campus Map BRAILSFORD & DUNLAVEY INSPIRE. EMPOWER. ADVANCE. 5

BRAILSFORD & DUNLAVEY INSPIRE. EMPOWER. ADVANCE. 6 CAMPUS LIFE UAB is an innovative, collaborative, and diverse learning environment. UAB students, faculty, and staff come from every region of the nation and represent over 100 countries around the globe. On a daily basis, UAB students are taking part in cutting-edge research alongside internationally-respected faculty and administration. 3 Over the past decade, Housing and Residential Life has played an increasingly important role in the UAB student experience. More than 19% of the student population comprises the vibrant UAB on-campus community. These students live, learn, work, and recreate on the UAB campus. Core to the success of the residential experience are the programs and services provided by Housing and Residential Life. ANALYSIS OF EXISTING CONDITIONS The Project Team conducted an assessment of UAB Housing and Residential Life s facility program and future market demand as a part of this master planning process, detailed findings of which are outlined in the Appendix of this report. As a part of this process, it is important to note: Facility assessments are based on programmatic information provided by UAB and are limited to square foot allocations and observations made by the Project Team during campus visits. The Project Team did not conduct detailed building assessments or code compliance studies and does not represent that any of the material prepared for this master plan is based on a review of applicable codes, ordinances, or assessment of existing building infrastructure or site conditions. The Project Team s scope of work was limited to the facility needs 3 University of Alabama at Birmingham, Student Profile, 2012. of Housing and Residential Life and the impact of the future needs of a growing student population. While capital priorities of the institution were considered as a part of this analysis, only Housing and Residential Life capital projects were considered as a part of the master plan. Master plan recommendations were limited to UAB-operated facilities, including Camp Hall, Denman Hall, and Rast Hall. EXISTING CONDITIONS UAB s housing inventory is currently comprised of 2,182 on-campus beds in suite- and apartment-style unit type configurations. UAB Housing and Residential Life currently operates Camp Hall, Denman Hall, and Rast Hall. Capstone Properties Corporation operates Blazer and Blount Halls. Since B&D s Student Housing Market Study conducted in 2008, UAB has implemented a number of improvements to their on-campus policies and procedures. Housing and Residential Life has also initiated a Residence Hall Improvement Plan for UAB-operated facilities. These improvements have resulted in a strong rebound in housing occupancy since 2008, resulting in the University operating at or above 100% occupancy for the last three years. The dramatic shift in on-campus occupancy, coupled with an increase in student enrollment, has required UAB Housing and Residential Life to negotiate master lease agreements for approximately 85 beds at off-campus facilities such as University House and Crowne on 10th. Camp Hall 380 Denman Hall 180 Rast Hall 400 Blazer Hall 722 Blount Hall 500 2,182 67% FIGURE 2: UAB Housing & Residential Life, Housing Inventory, Fall 2012 (Does not include 85 students living at University House & Crowne on 10th) 33% Full Suite Apartments

Housing and Residential Life will play a pivotal role in the success of the UAB21 Strategic Plan. In order to accommodate student housing demand as the University grows to 25,000 students by 2020, the University will need to strategically plan for the addition of approximately 950 on-campus beds. 2011-2012 2015-2016 Demand by Unit Type Current Demand Existing Bed Count Delta Future Demand Existing Bed Count Delta Unit A - Semi-Suite (Single Occupancy) 213 0 (213) 259 0 (259) Unit B - Semi-Suite (Double Occupancy) 112 0 (112) 136 0 (136) Unit C - Full Suite (Single Occupancy) 426 174 (252) 517 174 (343) Unit D - Full Suite (Double Occupancy) 156 548 392 189 548 359 Unit E - Studio (Single Occupancy) 261 16 (245) 309 16 (293) Unit F - 1 Bed / 1 Bath Apartment (Single Occupancy) 528 0 (528) 623 0 (623) Unit G - 1 Bed / 1 Bath Apartment (Double Occupancy) 114 540 426 137 540 403 Unit H - 2 Bed / 1 Bath Apartment (Single Occupancy) 360 116 (244) 429 116 (313) Unit I - 4 Bed / 2 Bath Apartment (Single Occupancy) 441 784 343 536 784 248 TOTAL DEMAND FORECAST 2,610 2,178 (432) 3,135 2,178 (957) FIGURE 3: Existing & Future On-Campus Housing Demand The Comprehensive Housing Master Plan outlined in the following pages is intended to serve as a strategic roadmap that will guide the University in support of the strategic and campus master plans. STRATEGIC FRAMEWORK & VISION VISION Housing and Residential Life will continue to support UAB s mission and vision through the development of a positive living and learning environment by working to promote the total success of students through social interaction, academic support, and personal growth and responsibility. 4 Furthermore, in an effort to align Housing and Residential Life s resources with these priorities, the department will work to: Create a Comprehensive Housing Master Plan that upholds the ideals of UAB s Strategic and Campus Master Plans. 4 University of Alabama at Birmingham, Housing and Residential Life Vision Statement, 2012 Create a flexible, financially-feasible housing plan to accommodate UAB s enrollment goal of 25,000 students by 2020. Provide housing options that reflect market demand, focus on the freshman and sophomore experience, and provide accommodations for all classifications. Establish living-learning communities / special interest housing beyond the first year experience to support student retention. COMPREHENSIVE HOUSING MASTER PLAN In conjunction with the Comprehensive Housing Master Plan Project Committee, the Project Team has outlined the following priorities for the Comprehensive Housing Master Plan: FACILITY ASSESSMENT OF UAB-OPERATED FACILITIES The Project Team recommends the University perform an in-depth facility audit of UAB-owned housing facilities as early as Summer 2012. Particularly, an assessment of Denman Hall is of greatest priority in order to determine the potential return on investment for any renovations planned for this facility. The assessment will also provide insight to the cost and benefits of maintaining the existing structures as well as determine the accurate life expectancy of the buildings. Should the facility audit determine that Denman Hall has exceeded its useful life, replacement beds can be included in the New Upper Division Residence Hall project as outlined below. AESTHETIC IMPROVEMENTS AND EXPANSION OF COMMUNITY SPACE IN CAMP HALL, DENMAN HALL, AND RAST HALL The Project Team recommends UAB implement minor improvements to BRAILSFORD & DUNLAVEY INSPIRE. EMPOWER. ADVANCE. 7

SHEET NUMBER 1 OF 1 UNIVERSITY OF ALABAMA AT BIRMINGHAM BRIEFING DOCUMENT existing housing facilities in the short term to enhance student satisfaction, Denman Hall and, therefore, student housing retention. Based on student survey findings, the Project Team also recommends that UAB update and expand community space central to the first floor lobby in each facility. Painting of apartments, corridors and stairs; Replacement of corridor carpet; As a part of the UAB Residence Hall Improvement Plan, Housing and Replacement of apartment doors; Residential Life performs annual maintenance improvements to UABowned residence facilities. The Project Team recommends the University Expansion of first floor community space. continue with the following planned enhancements for Camp, Denman and Rast Halls: Camp Hall NUMBER DATE BY REVISIONS BRAILSFORD & DUNLAVEY INSPIRE. EMPOWER. ADVANCE. 8 Replacement of bedroom and common area furniture; Replacement of apartment and corridor carpet; Painting of corridors and stairwells; Expansion of first floor community space. OFFICE LOBBY / LOUNGE FIGURE 4: Proposed First Floor Community Space Expansion, Camp Hall LOBBY / LOUNGE FIGURE 5: Proposed First Floor Community Space Expansion, Denman Hall Rast Hall Replacement of corridor lighting; Replacement of corridor carpet; Expansion of first floor community space; Update of residential floor lounges. SHEET TITLE OOOO JOB TITLE OOOO DRAWN BY OOO DATE 00/00/00 0-0 CHECKED BY OOO SEAL SEAL JOB NUMBER 00000000 ARCHITECTURE AND ENGINEERING The University of Alabama at Birmingham

FIGURE 6: Proposed Upgrade to First Floor Community Space, Rast Hall LOBBY / LOUNGE New Freshmen Residence Hall Based on student market demand, the Project Team recommends the construction of 770 semi-suite style beds to accommodate freshmen residents. Of the 770 beds, 390 beds would be net new to accommodate future enrollment growth as outlined in the UAB21 Plan. The remaining 380 beds would allow for the repurposing of Camp Hall as a dedicated upper level residence hall while allowing for the de-densification of Denman Hall to single occupancy. The Project Team recommends approximately 215,000 GSF of space (280 GSF per bed) for the new facility to allow for sufficient living-learning space to support the freshman year experience. Potential sites for the new construction include the southwest corner of the Campus on the Green or the east side of 16th Street between 9th and 10th Avenues. FIGURE 7: Proposed Site Locations, New Freshman Residence Hall New Upper Division Residence Hall Upon construction of the freshman residence hall, the Project Team recommends the University implement the construction of approximately 475 apartment-style beds for upper level, graduate, and professional students in support of enrollment projections outlined in UAB21. While the Campus Master Plan outlines growth for the campus to the north of University Boulevard, there are many site opportunities toward the periphery of the UAB campus that would satisfy upper level market demand. Because upper division housing preferences tend to mirror that of the off-campus housing market, and the UAB market includes many studentfocused apartment complexes, opportunities may arise for the University to acquire an off-campus property rather than build new. The Project Team recommends that the University analyze the return on investment (including impact on student demand) in any potential acquisition to determine the cost benefit of purchasing a property versus implementing new construction. BRAILSFORD & DUNLAVEY INSPIRE. EMPOWER. ADVANCE. 9

Potential Properties for Acquisition Zone 1 Zone 2 UNIVERSITY HOUSE CARRIAGE COURT BRAILSFORD & DUNLAVEY INSPIRE. EMPOWER. ADVANCE. 10 110-BED DEVELOPMENT CROWNE ON TENTH Zone 3 HIGHLAND RIDGE FIGURE 8: Student-Focused Off-Campus Housing Developments in Relation to UAB Campus Master Plan University House 3 - Master Plan Student Housing Zone 14 th Street 16 th Street 1 st Avenue 3 rd Avenue 5 th Avenue UNIVERSITY PLACE FIGURE 9: Potential Site Locations, North Campus, Upper Division Residence Hall 1 Zone 4 FiGURE 10: Potential Site Locations, South Campus, Upper Division Residence Halls FIGURE 11: Potential Site Locations, New Freshmen and Upper Division Residence Halls Extensive Renovation of Rast Hall and Camp Hall The Project Team recommends an extensive renovation of Camp and Rast Halls (including HVAC, lighting, plumbing, and elevator upgrades, window replacement, roof replacement, etc.) in accordance with the proposed

facility audit. Upon construction of the new freshman and upper division facilities, ample swing space will be provided to implement comprehensive renovations, rather than phased improvements. At the conclusion of the Comprehensive Housing Master Plan, UAB will provide market responsive housing accommodations that aid in the recruitment and retention of undergraduate, graduate, and professional students alike. The average square foot per bed will increase 6% to accommodate additional living-learning space that will strengthen the sense of on-campus vibrancy. The Plan will support the ideals of Housing and Residence Life, the Campus Master Plan, and UAB21 for years to come. IMPLEMENTATION PLAN AND FINANCIAL STRATEGY With the implementation of the Comprehensive Housing Master Plan, the vibrancy of the UAB campus will completely transform over the next 10 years. The Project Team s recommendation for implementation of the above initiatives is outlined in Figure 14. The estimated total project cost of the Plan in future dollars is approximately $146M (including the extensive renovation of Denman Hall). FIGURE 12: Proposed Increase in Square Foot Per Bed Allocation FIGURE 13: Current Demand and Proposed Unit Type Comparison The initial phase of the Plan includes aesthetic and community improvements to Camp, Denman, and Rast Halls, as well as the construction of the New Freshmen Residence Hall. The total project cost for Phase I of the Plan is approximately $44M. A detailed development budget for the New Freshmen Residence Hall (estimated at $42M) is outlined in Appendix F of this report. FIGURE 14: Comprehensive Housing Master Plan Proposed Phasing and Phase I & II Development Costs Residence Project No. of Project Budget Hall Year Beds GSF (Project Year) Light Renovation Camp Hall 2013 380 156,763 Light Renovation Denman Hall 2013 180 68,839 Light Renovation Rast Hall 2013 400 129,168 New Construction New Hall 1 (FYE) 2015 770 215,600 $44 M New Construction New Hall 2 (UL) 2017 475 178,125 $36 M Extensive Renovation Camp Hall 2018 190 156,763 Extensive Renovation Rast Hall 2019 400 129,168 Extensive Renovation Denman Hall 2020 90 68,839 * Notes: 1) Inflation Allowance not included per UAB 5/10/12 2) Financing Fees not included per UAB 5/10/12 3) Project Contingency at 5% per UAB 5/16/12 4) First Year Experience (FYE) 5) Upper Level (UL) BRAILSFORD & DUNLAVEY INSPIRE. EMPOWER. ADVANCE. 11

NEXT STEPS The proposed Comprehensive Housing Master Plan is an important tool for the University as it fulfills priorities aligned with the Campus Master Plan and University Strategic Plan. The Project Team s recommendations will support student market demand, while accommodating additional livinglearning space within each of the residential facilities. BRAILSFORD & DUNLAVEY INSPIRE. EMPOWER. ADVANCE. 12 UAB recently engaged Williams Blackstock Architects to conduct a massing analysis to determine the most appropriate site location for the New Freshmen Residence Hall. Upon completion of the massing study, the Project Team recommends a detailed Business Plan to confirm the project location, develop a detailed program for the facility, confirm project development costs (based on site selection) and solidify proposed rental rates. A detailed Business Plan will also allow the University to clearly articulate the parameters of the project as a part of a Request for Qualifications / Request for Proposals process to determine an experienced design team.

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