Facilities Master Plan Update June 2010 - Castleton State College

Facilities Master Plan Update 

June 2010


Table of Contents 

Introduction ................................................................................................................ 1 

College Master Plan Objectives ....................................................................................... 1 

Fulfilling the 2004 Master Plan......................................................................................... 1 

Existing 2009 Campus Plan ........................................................................................ 2 

Future Campus Housing ........................................................................................... 3 

Housing Option A ........................................................................................................... 4 

Housing Option B ........................................................................................................... 5 

Housing Option C .......................................................................................................... 5 

Housing Option D .......................................................................................................... 6 

Housing Option E ........................................................................................................... 7 

Housing Option F ........................................................................................................... 8 

Housing Option G .......................................................................................................... 9 

Housing Option H .......................................................................................................... 9 

Castleton Hall Renovations .................................................................................... 10 

Huden Hall ............................................................................................................... 11 

Huden Dining Room Upgrades ...................................................................................... 11 

Schematic Huden Dining Hall Plan 

The Huden Patio ........................................................................................................... 13 

Huden Loading Dock .................................................................................................... 14 

Huden Dining Hall Expansion ........................................................................................ 15 

Overall Campus Development Plan ...................................................................... 16 

Haskell-Adams Site Development ................................................................................... 16 

Physical Plant Relocation ............................................................................................... 17 

Ellis Hall ....................................................................................................................... 18 

Spartan Plaza ............................................................................................................... 19 

Campus Circulation ...................................................................................................... 19 

The Campus Green ...................................................................................................... 20 

Greening the Campus Right-of-Way ............................................................................... 21 

The Seminary Street Entrance ........................................................................................ 22 

Campus Sculpture ......................................................................................................... 23 

Cost Spreadsheet .......................................................................................................... 24 

Implementation ............................................................................................................. 24 

Options Matrix 

Implementation Plan 

Castleton State College 

JMZ Architects and Planners, P.C. 

i


Appendices 

Appendices provide more detail about the information that was developed for the 

Facilities Master Plan. 

Appendix A 

Castleton State College Housing Analysis Update Addendum, 

February 2009 

Rickes Associates, Inc. 

Appendix B Short-term Housing Analysis, April 2009 


Appendix C 

Letters regarding the historic status and nature of Hope House and 

White House; Preservation Services, April 10, 2009 

ii 


JMZ Architects and Planners, P.C.


Introduction 

Introduction 

Founded in 1787, Castleton State College 

began its history as the Rutland County 

Grammar School. Over the years the institution 

has gone through several identities, 

including a seminary, the first medical college 

in Vermont, and a Normal School. In 1947 

the Normal School became the Castleton 

Teacher’s College, and in 1962 became a 

member of the Vermont State Colleges. 

Castleton State College’s more recent history 

has been marked by tremendous growth. 

There are currently over 2,000 students and a 178-acre campus with more than 

25 buildings. These facilities reflect Castleton’s continued success and optimism 

for the future. 

College Master Plan Objectives 

In 2004 JMZ Architects completed a comprehensive Facilities Master Plan for 

Castleton State College. The objective of this update is to provide a focused look 

at the following areas: 

1. Evaluate the College’s current campus facilities and privately owned offcampus 

facilities for short-term housing opportunities. 

2. Provide concept alternatives for future residence hall(s) and dining facility 

upgrades. 

3. Update the existing campus site plan to incorporate recent changes. 

4. Provide a plan for improved pedestrian circulation. 

Woodruff Hall circa 1930 

Fulfilling the 2004 Master Plan 

The 2004 Facilities Master Plan provided not only an evaluation of existing 

campus resources and needs, but a road map for the future based on the 

College’s projected growth. Many of the ambitious projects described in the 2004 

Master Plan have come to fruition including the Campus Center, the Spartan 

Athletic Complex, an addition to Leavenworth Hall, and the new athletic fields and 

Spartan Stadium. With the construction of Castleton Hall and North, Audet, and 

South Halls, the College has successfully brought approximately 246 beds on line 

since 2004. This growth has been in tandem with increased enrollment. Thus, the 

need for campus housing is still a priority, especially as the College attempts to 

recruit more out-of-state students. 



1

Introduction 


Existing 2009 Campus Plan 

2 




Future Campus Housing 


In February 2009 Rickes Associates updated their December 2008 housing study 

to incorporate the most recent admissions and housing data. They predicted that 

the College would need an additional 200 beds by the fall of 2010. Because of 

funding constraints, the College asked JMZ to evaluate renovating several existing 

buildings to partially address the expected shortfall in available beds. The results 

of those investigations are included in Appendix B. In the long term, the highest 

priority for the College is the construction of another residence hall. 

The following housing scenarios illustrate several different plan options that would 

strengthen the campus spine and develop a vital housing zone north of College 

Drive. The housing model used in all of the options is a modified four-person 

suite, with two doubles that share a common entry area and a full bath. The units 

would be arranged on a double-loaded corridor, with varying circulation and 

lounge space arrangements. 

After reviewing the merits of the 

designs, option A was identified as 

the preferred option. Notably, this 

design includes a pavilion ajacent 

to Spartan Stadium. 

The next three options (B, C, & D) 

show how housing could be 

constructed with little or no disruption 

of the current tennis 

courts. Options B and C would 

create gateways between the 

Stadium and the rest of campus 

where the pedestrian way passes 

through the buildings. Options E 

and F would take advantage of the existing steep slope and have been designed 

as either three full stories or three-and-a-half, with a partial fourth level opening at 

grade on the west side. This would require a variance from the local zoning code 

that limits building heights to three stories. 

View of Ellis Hall and Tennis Courts from Athletic Fields 

Options F and G would incorporate the existing Physical Plant building, while 

option H would be an addition to Ellis Hall. 

Housing options E through H were presented to the college on August 11, 2009. 

Following the presentation, an updated schematic design for option E was 

developed and presented to the college on October 20, 2009. Options B through 

D were presented to the College on February 8, 2010. 



3



Housing Option A shows the 

development of a new residence hall 

along the north-south pedestrian 

spine leading to Spartan Stadium. 

This option would be built as a 

single phase and would require 

relocation of the tennis courts and 

demolition of the existing Physical 

Plant. The Physical Plant facility and 

yard, as well as the tennis courts, 

would be moved to the east side of 

South Street (see Implementation 

Plan 2010-2015). The space thus 

created to the south of the new 

residence hall would enable the 

College to construct a large openair 

pavilion. The permanently 

covered, 17,000 square foot 

pavilion would provide a multipurpose 

venue that could be used 

for graduation, as a gathering space 

for vendors during football games, 

and for a variety of student and 

community activities. 

4 





Housing Option B shows the 

development of campus housing 


spine on the site of the existing 

Physical Plant. 

While once on the periphery of 

campus, the Physical Plant now 

occupies a key location between 

Spartan Stadium and the rest of the 

campus. This option would relocate 

all of the Physical Plant services to 

the east side of South Street. The 

connection between the two housing 

wings would serve as a gateway to 

the Stadium. 

Housing Option C shows the 

development of campus housing 


spine as an extension of Ellis Hall’s 

south wing. The U-shaped plan 

would create a campus green space 

that would engage Ellis and the new 

housing with Wheeler and Morrill to 

the north. 

Again, the pedestrian spine would 

pass through a “gateway” connection 

between the wings of the 

addition. The Physical Plant would 

be removed to create an open 

approach to the stadium. Two tennis 

courts would be relocated to the 

current Physical Plant site to make 

way for the new housing. 



5



Housing Option D also shows the 

development of campus housing along 

the pedestrian spine. However, unlike 

option B, the building would lie entirely 

on the west side of the walkway, across 

from Ellis Hall. The L-shaped plan 

would create a campus green space 

that would connect the new building to 

the existing residence halls nearby. 

Similar to option B, two tennis courts 

would be relocated to the south, 

replacing the Physical Plant and 

opening the approach to the Stadium. 

Housing Option E shows the 

phased development of campus housing 

along the stadium path, originating 

at a new outdoor gathering space (see 

Spartan Plaza below). A new location 

for the tennis courts would be 

necessary. 

Phase 1: 

84 beds at three-and-one-half stories 

Phase 2: 

112 beds at three-and-one-half stories 

Total: 196 beds including Phase 1 

Phase 3: 

72 beds at three stories 

Total: 268 beds including Phases 1 & 2 

6 





Schematic Housing Design – Option E 

The rendering below shows the full build-out of housing option E. 

Phase 1: 

268 beds at three and one-half stories 



7



Housing Option F incorporates 

the existing Physical Plant building. 

The existing 12,000 square foot 

building straddles two zones: 

residential and athletic. In Option B, 

three-quarters of the existing Physical 

Plant would be converted to athletic 

support space and the remaining 

would become lounge and support 

space for the new residence hall. 

Plazas on either side of the building 

and a public corridor would create a 

gateway that would bring the 

pedestrian spine through the building 

instead of around it. 

Phase 1: 


Phase 2: 


Total: 168 beds including Phase 1 

Phase 3: 

84 beds with 16 additional beds at a lower level 

Total: 252 beds with Phases 1 & 2 

8 





Housing Option G also uses the 

concept of dividing the existing 

Physical Plant building between 

housing and athletics. A portion of 

the existing parking lot would be used 

for one wing of the new residence hall 

and a courtyard and campus gateway 

would bisect the building. Athletic 

space would occupy the west side of 

this axis, toward the Stadium. Two of 

the existing tennis courts would be 

removed. 

Phase 1: 


Housing Option H calls for both 

the renovation of Ellis Hall and the 

addition of a new wing of approximately 

130 beds with a new vertical 

circulation core. 

As with housing options B and C, this 

plan shows the pedestrian spine going 

through the building. On many 

campuses there is a legacy of campus 

quads and zones bounded by 

gateways that are often part of the 

surrounding buildings. These gateways 

can be interior or exterior, and 

help to define adjacent campus zones. 

The required security would occur 

within a public corridor instead of at 

the exterior doors. 



9



Castleton Hall Renovations 

Castleton Hall, which opened in January of 2005, provides students with suite-style 

living that includes a common area and a small kitchenette. In February of 2010 

JMZ conducted a study to renovate these suites. The aim was to provide students 

with an apartment option on campus with minimal construction and disruption. 

Each renovation added a partition wall, increased the counter space, and included 

a cooking range. The kitchens were designed to be ADA-compliant. JMZ 

estimated the total cost of the work at approximately $77,000. These renovations 

would allow the college to charge a higher rate for these rooms and alleviate 

some of the pressure on Huden Dining Hall. The sketches below depict the 

renovations in both types of existing suites. 

Kitchen Renovation – Typical Unit 

Kitchen Renovation – Corner Unit 

10 




Huden Hall 

Huden Hall 

Huden Hall has served as the 

College’s primary dining facility since 

its construction in 1965. The Fireside 

Café in the newly expanded Campus 

Center provides another dining venue 

for students, and the Coffee Cottage 

in Moriarty serves light fare on the 

east side of campus. Food for both of 

these facilities is prepared in Huden’s 

kitchen. 

Through the years the campus food 

service industry has evolved from the 

Huden Dining Hall 

traditional cafeteria line to “RFOC” 

style dining (Real Food On Campus), which resembles a mall food court. Two 

important components that make this system successful are a single point of entry 

and a layout that enables students to see all of their choices shortly after passing 

through the checkpoint. As is the case with many college dining facilities, the 

layout of Huden must be modified to support this type of food service. 

Castleton currently still serves most hot entrees from the food service room but has 

also set up serving stations around the main dining room. However, the RFOC 

service style, as well as the efficiency of seating space, could be improved. JMZ 

met with the Dean of Students, Dennis Proulx, and Michael Williams of Aramark 

Food Services Inc. to discuss short-term and long-term strategies to upgrade 

Huden. 

Huden Dining Room Upgrades 

The current seating capacity for Huden is 385, including the Alumni and Spartan 

dining rooms, which seat 60 and 80 respectively. The Spartan Dining Room has 

recently been renovated. It has pubstyle 

furniture, two televisions, and is 

very popular for groups of three or 

four. The Alumni room is often reserved 

for campus groups at meal times, which 

takes 60 seats off line, regardless of the 

group size. 

The existing seating in Huden’s two 

main dining areas is a combination of 

long tables that seat eight, round fourtops, 

and stool-height four-tops against 

the walls. During a typical busy lunch 

hour JMZ observed students sitting in 

large groups of six or more, small 

groups of three or four, or alone. 

Main Dining Room, Huden Dining Hall 



11

Huden Hall 


Where students sat alone or in a small group at a large table, the rest of the table 

tended to remain unoccupied. A variety of carefully laid out seating options in the 

main dining areas could greatly increase 

seating efficiency. This could include 

booths, tables and banquettes, counter 

seating, and tables for medium and large 

groups. 

New finishes and an improved visual 

connection from the entrances across the 

dining area would make Huden more 

inviting and showcase the RFOC serving 

stations. 

The following short-term recommendations 

would improve the atmosphere and 

efficiency of Huden: 

Existing seating and partition wall, Huden Dining Hall 

1. Provide a single entrance on the east façade of Huden. Coordinate with site 

work associated with the Campus Green (see below). Existing entrances would 

become exits only. 

2. Remove the partition walls between the exiting entrance corridor and the main 

dining area. Provide a variety of flexible seating options, including banquettes, 

booths, and counters. 

3. Remove the lenses on the existing light fixtures and provide curved acrylic 

panels or perforated metal for a more updated look. The ballasts were 

upgraded approximately four years ago and can remain in place. Consider 

additional accent lighting such as wall sconces. 

4. Provide sound baffles at the ceiling and high on the walls to moderate the 

noise levels. 

5. Repaint the dining areas. Consider using strong colors on accent walls to 

enliven the space. 

6. Conduct a complete evaluation of the building mechanical system, with an 

emphasis on air circulation in the main dining room. 

7. Evaluate and upgrade the existing kitchen. This should be done in conjunction 

with a kitchen consultant and the food service provider. 

12 



Huden Dining Hall: 

· Existing: 385 seats 

· Proposed Renovation: 

453 seats, not including patio 

· Increase of 18% 

EXISTING SITE PLAN 

Scale - 1” = 16’ 

Schematic Huden Dining Hall Plan


Huden Hall 

Existing Huden Dining Hall 

The Huden Patio 

Huden Hall has no “front door.” While 

the proposed internal configuration of 

Huden would still function with the two 

existing side entrances, the atrium 

dining area facing the campus green 

space has untapped potential. It would 

be possible to add a new entrance 

vestibule through the glass wall on the 

east side of Huden and provide an 

attractive exterior patio. The patio 

would provide an alternative eating 

area in warm weather and an outdoor 

event venue that would further engage 

the green space. A single entrance 

would create one point of control for 

the dining hall and would reduce 

staffing costs. 

Proposed patio seating, entrance, and walkway 



13

Huden Hall 


Huden Loading Dock 

Loading docks are a necessary part of any 

food service building and are typically 

relegated to the rear. In the case of Huden, 

the campus has developed around it and the 

main entrance of the new Spartan Athletic 

Complex now faces the Huden loading dock. 

The drawing below illustrates improvements 

to the loading dock area that would screen 

the back of Huden and improve the 

efficiency of the loading dock. 

Existing Huden Loading Dock 

Proposed Huden Loading Dock 

14 




Huden Hall 

Huden Dining Hall Expansion 

Huden Hall will remain in its current location for the foreseeable future. As the 

campus grows and the housing capacity on campus increases, Huden’s role will 

become even more vital. Short-term interior improvements will alleviate the 

current pressures in Huden during the busiest times of the day; however the 

pressure of the campus’ primary dining hall will grow with additional housing. 

An overall expansion to Huden should take advantage of a site that is central to 

housing and student life. Besides expanding the current footprint to accommodate 

more students, the façade of the building should become more transparent and 

welcoming, emphasizing its role as an important social place on campus. 

There is enough land around Huden to build an addition to both north and south. 

A new energy-efficient skin can be designed to bring light into the dining areas 

while placing the main entrance the campus green. The core of the building can 

be maintained and updated to work with the expanded footprint. 



15

Overall Campus Development Plan 



Haskell-Adams Site Development 

The paved area between Haskell and Adams is a 

centrally located crossroads between Huden, Haskell, 

Adams, Babcock, with paths leading to Castleton Hall, 

the Spartan Athletic Complex, and the Campus Center. 

The space could be developed as a small plaza with a 

circular planting bed and paving, similar to the 

Senators’ Court on the east side of campus. The plaza 

could still accommodate cars on moving days without 

looking like a parking area during the rest of the year. 

New site lighting would further enhance the adjoining 

paths and maintain security. 

Concept Site Plan 

16 





Physical Plant Relocation 

With the completion of Spartan 

Stadium the location of the Physical 

Plant and its yard, once at the edge of 

campus, has come to occupy a key 

location along a major pedestrian 

corridor. Relocating the Physical Plant 

away from the existing developed area 

would allow the College to make 

better use of this valuable site. 

The property to the northeast of the 

South Street parking lot would be an 

appropriate new location for the 

Physical Plant for three reasons: 

It would move the truck deliveries 

and site maintenance functions 

away from the pedestrian and 

athletic zones. 

It would provide easy access to 

South Street. 

It would create a presence near the 

remote lot, which will enhance 

security. 

New location of Physical Plant 

To blend in with the character of the surrounding 

neighborhood, JMZ has proposed constructing a 

pre-engineered “maintenance barn” that would 

mimic the Vermont barn vernacular. It could 

provide high-bay spaces required for service 

functions as well as office and storage space. As 

a cost-saving measure, the program for the new 

maintenance barn could also be divided between 

two smaller structures so that unconditioned 

space could be utilized for some storage needs. 

Examples of pre-engineered buildings 



17



Ellis Hall 

In response to campus housing 

pressures, Ellis Hall has been housing 

more students than the number for 

which it was originally designed. Two 

upper level lounges have been 

converted to quad rooms and five 

doubles are now triples. When another 

residence hall is completed it may be 

possible to reduce occupancy in Ellis 

and complete much-needed interior 

and exterior renovations. As noted in 

the 2004 Facilities Master Plan, the 

South Street orientation of Ellis tends to 

isolate it from the other campus 

residences. JMZ has proposed 

reorienting the entrance to Ellis Hall so 

that its “front” faces west, engaging it 

with the rest of campus. 

The diagram at right illustrates the site 

development opportunities that would 

capitalize on the already-built path to 

Spartan Stadium. As seen in many of 

the housing schemes presented above, 

the area in yellow is the ideal location 

for the construction of a new residence 

hall. This would set up a central open 

space between the existing housing and 

potential new construction. This open 

space was an integral part of many of 

the housing schemes presented in the 

earlier section, and is described below. 

Site Plan illustrating development around Ellis Hall 

18 





Spartan Plaza 

The conceptual site plan at right 

shows a formal plaza – the “Spartan 

Plaza.” In the rendering, Ellis would 

have a new vertical circulation core 

that would tie into the plaza, and a 

terraced hillside next to Wheeler 

would take advantage of views and 

western exposure. Regardless of 

whether the Spartan Plaza is built as a 

stand-alone project or in conjunction 

with new housing it would: 

Reinforce the axis from the Campus 

Center to Spartan Stadium while 

creating a destination along the 

way. 

Create a zone that would tie 

together the existing and new 

housing. 

Proposed Plaza along pedestrian corridor 

Re-orient Ellis, placing its “front 

door” on the west side, thereby 

improving its connection with the 

campus. 

Campus Circulation 

Castleton State College is fortunate in 

its beautiful setting and the pedestrian 

nature of the campus. And while the 

campus is crossed by many footpaths, 

the acquisition of Hope House and the 

extensive new construction over the past 

several years have changed the campus 

landscape. The west side of campus, 

particularly, has many new opportunities 

to develop outdoor spaces that would 

simplify the pedestrian circulation and 

create outdoor spaces that would 

enhance the siting of new and existing 

buildings. 

Existing Campus Pedestrian Circulation 



19



The Campus Green 

The lawn between Hope House, Huden, Haskell 

and the Campus Center is a space whose 

potential has never been fully developed. The 

existing pedestrian paths still reflect the old 

property lines around Hope House. With the 

decision to keep Hope House in place, and with 

the completion of the Campus Center expansion, 

it has become even more important to develop 

the area between these buildings. 

This space is an ideal location for a Campus 

Green. An outdoor green would provide a 

“front yard” to the buildings that surround it, 

help to define the entrances to these buildings, 

and create a social space for the College 

community. At present there is no formalized 

outdoor gathering place on the residential side 

of campus. The first two diagrams to the right 

show the primary (north-south) and secondary 

campus axes. The College has already begun 

to develop the primary axis as a pedestrian 

circulation spine from College Drive to the new 

stadium. This path can naturally continue south 

to the Campus Center. 

The final diagram at right illustrates how a 

pedestrian spine to the Campus Center and 

secondary paths connecting Huden Dining Hall 

and Hope House might look. This new path 

system will give structure to the exterior space 

and engage the surrounding buildings. In 

keeping with the existing campus vocabulary, the 

new pathways would be somewhat informal, 

yielding to topography, existing trees, and other 

site features. 

As described earlier, Huden would benefit from 

a single entrance which would tie directly into 

this proposed path system. 

20 





Greening the Campus Right-of-Way 

The Delaware and Hudson Rail Trail bisects Castleton 

State College. The former rail bed has been preserved 

for pedestrian and other recreational uses. It stretches 

nine miles from Castleton to Poultney. 

The College has the opportunity to be a better steward of 

the portion of the historic rail trail that runs through 

campus by planting trees and shrubs along the College 

property line. This will enhance the campus and help to 

maintain the integrity of the trail. Recently, Amtrak 

announced that its existing train line will begin stopping at 

a restored station in downtown Castleton. The rail trail 

will provide a pedestrian connection from the campus to 

this station. 

Portion of the rail trail adjacent 

to the new stadium 

Restored Amtrak Station 



21



The Seminary Street Entrance 

The 2004 Master Plan recognized that the Seminary 

Street entrance, while considered the main campus 

entryway, did not provide visitors to the campus with 

a “sense of arrival.” Expanding on the ideas first 

advanced in the 2004 Master Plan, JMZ 

recommends considering all of Seminary Street as 

part of the campus entry. Developing the Seminary 

Street corridor would make the College easier to 

find by bringing a Castleton presence to Main Street 

and would enhance the location of Admissions in 

Wright House. 

Existing view of Seminary Street 

Recommendations: 

1. Build a visible College sign on the 

corner of Seminary Street and Main 

Street. 

2. Develop the streetscape along 

Seminary Street by using the campus 

site vocabulary of light posts, 

banners, and crosswalk paving. 

3. Bury the utility lines on Seminary 

Street. 

4. Repair/improve the sidewalks and 

curbs. 

5. Plant street trees. 

These changes need to be done in 

concert with the Town of Castleton and 

adjoining property owners; however, they 

are improvements that will benefit not just 

the College but the town itself, including 

the property owners along Seminary 

Street. 

Proposed Seminary Street improvements 

Proposed New Entrance Sign on Main Street 

22 





Campus Sculpture 

Recently, generous donors made it possible for the College to purchase a 

sculpture by Vermont artist Paul Calter. “Mandalla II” is eight feet square with a 

rotating marble disk in the center. JMZ participated in discussions relating to 

locating the sculpture, and presented the College with a site plan and rendering of 

the site on May 12, 2010. It would be located on an existing knoll near the 

Campus Center and adjacent to the walkway that connects the lobby of the 

Jeffords Center to the west side of campus. 

Proposed site plan of the sculpture and stone wall formation 

Computer rendering of “Mandalla II” shown in front of the Campus Center 



23



Cost Spreadsheet 

For a presentation on May 7, 2010, JMZ created a cost Options Matrix of master 

plan level estimates. The College used this information to develop a number of 

scenarios where multiple options could be selected and evaluated based against 

an anticipated overall capital improvement budget. This spreadsheet is located on 

the following page. 

Implementation Plan 

Following the spreadsheet is a site plan representing the implementation of the 

projects described in this report. 

24 




Options Matrix 

JMZ Architects and Planners, P.C. 12 May 2010 

A B C D E 

Proposed 

Capacity Area/Bed Quantity Cost Total Cost 

New Residence Hall 

Student Rooms 150 300 45,000 SF $200 $9,000,000 $9,000,000 $9,000,000 

150 270 40,500 SF $190 7,695,000 $7,695,000 $7,695,000 $7,500,000 $7,695,000 

138 270 37,260 SF $190 7,079,400 $7,079,400 $7,000,000 

Common Areas in Conf./Event Center 1,800 SF $200 -360,000 -360,000 -360,000 

Furnishings 150 beds $2,000 300,000 300,000 

Huden Dining Hall 

General Upgrades 9,920 SF $100 $992,000 

Loading Dock 130,000 

Subtotal $1,122,000122 1,122,000122 1,122,000122 1,122,000122 1,122,000122 1,122,000122 1,000,000 1,000,000 

New Physical Plant 

Office Space 5,500 SF $150 $825,000 

Unheated Storage 7,000 SF $120 840,000 

000 

Equipment 35,000 

Subtotal $1,700,000 1,700,000 1,700,000 1,700,000 1,700,000 1,700,000 1,500,000 1,500,000 1,700,000 

Existing Physical Plant 

Conference/Event Center 12,500 SF $120 $1,500,000 1,500,000 

Expansion 8,100 SF $150 1,215,000 

Subtotal $2,715,000 2,715,000 

Demolition of Physical Plant $250,000 250,000 250,000 250,000 250,000 250,000 250,000 

Pavilion at Spartan Stadium 

Freestanding Pavilion 1760 17,600 SF $30 $528,000 528,000 500,000 500,000 

1400 14,000 SF $30 420,000 420,000 420,000 400,000 

Castleton t Hall Kitchens 

Typical Units 13 Units $3,200 $41,600 

End Units 6 Units $4,025 24,150 

Subtotal $65,750 65,750 65,750 50,000 50,000 50,000 

Bricks Apartments 

Purchase 24 12 Apts $66,667 $800,000 

Renovation 36 12 Apts $7,000 84,000 

Subtotal $884,000 884,000 884,000 750,000 

Relocate Tennis Courts 6 $75,000 $450,000 450,000 450,000 

Total Construction Cost $15,576,750 $13,027,750 $11,295,000 $11,455,400 $11,187,000 $10,800,000 $10,950,000 $10,945,000 

Contingencies, Fees & Soft Costs (20%) 3,115,350 2,605,550 2,259,000 2,291,080 2,237,400 2,160,000 2,190,000 2,189,000 

Total Project Cost $18,692,100 $15,633,300 $13,554,000 $13,746,480 $13,424,400 $12,960,000 $13,140,000 $13,134,000 

F 

G

Facilities Master Plan Update Appendix A 

Castleton State College Master Plan 


Appendix A Facilities Master Plan Update 



Facilities Master Plan Update Appendix A 



Appendix A Facilities Master Plan Update 




Appendix B 

Short-term Housing Analysis 

Introduction 

In December of 2008, Rickes Associates, Inc., the authors of the 2003 Housing 

study referenced in the 2004 Facilities Master Plan, wrote a housing analysis 

update. This was followed by an Addendum in February 2009 (included at the 

end of this document). Once again, 

the study called for additional student 

housing. Based on admissions data 

the study predicted a 200-bed shortfall 

by fall of 2010. It also anticipated a 

50-bed shortfall for the fall of 2009. 

Woodruff Hall, 2009 

To address this immediate housing 

need JMZ evaluated current college 

facilities for short-term housing 

opportunities. 

Short-term Housing Analysis 

The demand for student housing 

continues to outpace supply. Local 

off-campus housing opportunities are 

limited; many students now rent 

spaces as far away as Rutland, 

effectively making them commuter 

students. Bringing many of these 

students onto campus will not only 

provide additional housing revenue to 

the College, but will enhance the 

overall campus culture. 

JMZ explored several short-term 

housing options, which are detailed in the following sections. Most of these are 

former houses that currently accommodate College departments or, in the case of 

the Bricks apartments, are privately owned. Each of these was evaluated in terms 

of location, cost per bed, and number of potential beds that could be available for 

the start of the fall semester. 

One of the primary issues with converting former residences to student housing is 

fire exiting. Vermont code requires that all sleeping and living spaces have access 

to a primary and secondary means of egress. This can either be in the form of a 

second set of stairs to a remote exit or an escape window of a minimum size, not 

more than 20 feet above grade. Alternatively, the buildings can be fully 

sprinklered, however this is generally a more expensive and disruptive option and 

would only be considered if the site is established as long-term or permanent 

housing. 



Appendix B 


The home of Campus Admissions 

Of the houses included in this study, 

Lynch House, Hope House, and White 

House could be converted without too 

much difficulty relocating their current 

occupants. For various reasons, 

however, none of these appears to be 

appropriate as a permanent or even 

long-term housing solution. The land 

on which Lynch House sits is more 

valuable as a potential building site 

than the structure itself. Hope House 

could be restored to its original 

historic character and become a real 

show-piece in its current location, 

which does not necessarily lend itself 

to student housing. The White house 

is small, off campus, and probably 

more appropriate for offices or, 

perhaps, graduate housing. However, 

each site could be utilized to meet the 

immediate housing shortfall with a 

minimal amount of renovations that 

would also benefit future users. Once 

additional new housing is brought on 

line these facilities could serve other 

College functions. 

Ironically, the house most easily converted to a residence is the one with the most 

fully established occupants. The Wright House could easily provide up to 15 beds 

with minimal improvement costs to the structure itself, but will require relocating 

Admissions. One option discussed was to put Admissions into the Hope House, 

which could be considered a very appropriate location. It is in the heart of the 

campus with easy access to the new Campus Center. It this case, the College 

would probably need to undertake 

more extensive renovations and site 

improvements to Hope House than 

what would be required for housing. 

The individual sites are described in 

detail below and summarized on the 

table that follows. 

Lynch House prior to its removal 

Lynch House 

The Lynch House was the home to 

Campus Security. The College’s longterm 

objective was to use that building 

site for additional parking, however 




Appendix B 

the urgency of the housing crunch warranted a second look at the house itself. 

JMZ’s investigation concluded that with modifications the structure could house up 

to seven students. Conceptual cost estimates put this work at approximately 

$12,000, or about $1,714 per bed. 

To accommodate students, the downstairs kitchen would have to be removed and 

the space used for a shower room, possibly separate from the existing half-bath. 

The remaining back room could become a single. In the front of the house a 

generous double and small common area could be built with the removal of the 

existing office and closet and construction of a new partition wall. The upstairs 

has a separate entrance leading to three bedrooms, a storage closet, and a full 

bath. The structure would require one new escape window in each bedroom. In 

general, new finishes would have to be provided throughout, including carpet, 

paint, and ceilings. The building is 

heated by a forced-air oil furnace and 

has no central air conditioning or 

sprinklers. Future alternative uses for 

the house include: 

• Re-use for other campus functions 

• Remove the building and use the 

site for new construction 

Update: 

The structure was razed and a parking 

area built in time for the start of the 

2009-2010 school year. 

New parking lot on the site of the Lynch House 

Hope House 

Hope House was purchased by the College in 2005 and served as the Wellness 

Center until its relocation to the new Campus Center in the fall of 2009. As 

possible housing Hope House is relatively large, with the potential for up to 12 

beds. It is listed on the Vermont State Register of Historic Places and is an 

example of Gothic Revival architecture. The College had considered moving this 

historic structure to another location, thus creating a significant building site (refer 

to the letter dated April 10, 2009 from Preservation Services in the appendix). 

However, in the short term, a modest investment was considered to provide 

needed student housing. 

The main entrance to Hope House is handicap accessible. The existing windows 

are single-glazed, wood, with aluminum storm windows. The building has 

radiators, but no air-conditioning or sprinklers. Work on the first floor would entail 

removing the existing kitchen and providing a new full bath in its place. There is 

an existing full bath next to the examination room, but without access from the 

corridor. The first floor could be converted to three doubles and a common area. 

The upstairs could accommodate three doubles and a small single. There is an 

existing full bath on the second floor as well. The most significant work on the 



Appendix B 


second floor would be new escape 

windows in each bedroom. These 

need to be custom and should be 

designed to maintain the look of 

the existing historic windows. In 

addition, the entire house would 

benefit from updated interior 

finishes. Building improvements 

were estimated at $17,000, or 

about $1,417 per bed. 


With the removal of Lynch House, 

Castleton is relocating Campus 

Security to the Hope House. 

Cosmetic upgrades were made to 

the interior, however the work was not as extensive as what would have been 

required to provide student housing. Exterior improvements were done, including 

landscaping along South Street, regarding the existing drive, exterior paint, and 

tree and shrub removal around the building itself. All of these improvements have 

greatly enhanced the appearance of Hope House, and, more importantly, help to 

integrate this once private piece of property with the campus. Additional 

improvements should still be considered including: 

Hope House after exterior paint & site improvements 

• Window replacement 

• Interior bathroom renovations 

• Mechanical upgrades 

• Building façade repair 

• Restoration of the existing east-facing terrace and the west porch 

White House 

The White House was recently bequeathed to the College by a former faculty 

member. It is located on South Street, with a deep back yard that is contiguous 

with the land behind Leavenworth Hall. The house is listed on the National 

Register of Historic Places (see letter dated April 10, 2009 from Preservation 

Services in the appendix). It was unoccupied at the time of our investigation. 

The house is heated by an oil furnace, and the exposed ductwork should be 

assessed by an engineer. In addition, there is evidence of structural deterioration 

that should be thoroughly evaluated. 

As an immediate, short-term housing solution, the first floor could accommodate 

two doubles, a small single, and common area. Work should include removing 

the existing kitchen and wood-burning stove, and installing new lighting and 

interior finishes. The second floor will require one replacement escape window in 

a small room off the hall, which can serve two single bedrooms. Currently the 

White house has two full bathrooms that are adequate but older and typically 




Appendix B 

residential. The College should 

consider complete bathroom 

renovations, whether the house 

remains a residence or takes on 

another campus function. 

With modest work the house could 

accommodate a total of seven 

students. The estimate for this work is 

$10,000, or about $1,429 per bed. 

White House 


The house will be used for paper 

supply and Physical Plant storage in 

the near future. The College would 

like to explore the possibility of 

additional parking in the rear yard of 

the White House. 

Wright House 

The Wright House currently houses Campus Events and College Admissions. It is 

generally in excellent condition with updated bathrooms and finishes. The building 

has been used for housing in the past and already has adequate egress for the 

second floor rooms. If the downstairs parlor spaces are converted to double 

rooms, the Wright House can accommodate up to 15 students, with one common 

space in the existing computer area. To achieve this, Admissions and Events 

Planning would have to relocate. Currently, Admissions occupies approximately 

1,590 net assignable square feet (NASF) and Campus Events occupies 300 NASF, 

for a total of 1,890 NASF not including stairs, toilets, storage, mechanical space, 

and corridors. 

The estimated cost to prepare the Wright House for student housing is $7,000, or 

$466 per bed. The only renovation work required would be new locksets for the 

doors, new paint, and the addition of 

a partition wall between the parlor 

and the living room on the first floor. 


The Wright House is currently seen as 

the most appropriate location for 

Admissions, and will remain there for 

the foreseeable future. The existing 

bathrooms will be updated. 

Wright House 

Future improvements along Seminary 

Street would further enhance 

Admissions’ location in Wright House 



Appendix B 


(see below). Camps and Conferences will relocate to the basement of Haskell, in 

the space formerly occupied by the radio station. 

The Brick Apartments 

The Brick Apartments are located two miles off campus. The College has leased 

seven apartment units at $900 a month, or $75,600 annually, for the fall of 

2009. These are intended to house a total of 14 graduate students, which does 

not relieve the current undergraduate housing pressure. 

Castleton State College may take two 

different approaches to the Bricks. The 

Bricks could potentially help relieve the 

immediate need for undergraduate 

housing in the fall of 2009 if the graduate 

students could live elsewhere. If the 

College is able to negotiate an 

arrangement with the Owner so that a 

minimal level of temporary renovation can 

be done to the seven units already leased, 

they could be pushed to accommodate 3 

undergraduate students each, for a total 

of 21. That number represents almost 

half of the 50 beds needed by fall. The 

cost to the College would be reduced 

from $5,400 per bed (to house 14 

graduate students) to $3,600 per bed for 

21 undergraduate students. The cost of 

temporary improvements is estimated at 

$1,000 per apartment (see sketches at 

left). 

A second option would be for the College 

to purchase the Brick Apartments. The 

current owner has offered to sell the entire 

complex of 12 units for $900,000. The 

existing units have two single-sized 

bedrooms apiece, but to maximize space 

the College could renovate each 

apartment to house four students, for a 

total of 48. At that point, the purchase 

price and improvements for the Brick 

Apartments would probably represent an 

investment of almost $25,000-30,000 

per bed. This is less than half of what 

new dorm construction would typically 

cost, but a substantial investment 

nonetheless. 

Proposed ground floor apartment plan 

Proposed upper level apartment plan 




Appendix B 

A third option would be to enter into an agreement with a developer who could 

purchase the property, make the desired improvements, and lease it back to the 

College so that the capital investment costs are not borne by the College. 

However, the lease costs may prove to be significantly higher. It may also be 

undesirable to maintain a long-term lease arrangement on property so far from the 

campus. 


The Brick Apartments will continue to be used to house graduate students. No 

long-term arrangements beyond the annual lease have been made with the Owner 

at this time. 

Wooldridge 

Wooldridge is a large house that will 

require a substantial investment to 

realize its full potential. It currently 

serves as art studios for the students 

and faculty. The structure itself has 

multiple exits and rear stairs that 

would satisfy the egress requirements 

of a residential facility, and the house 

is large enough to easily 

accommodate up to 16 students. 

The cost to renovate Wooldridge 

could be $750,000 or more, which is 

much more costly than any of the 

other options discussed here. 

Minimally, it will require a complete 

upgrade of interior finishes, plumbing, 

mechanical, and possibly electrical 

systems, plus new windows and doors. 

A structural evaluation is recommended. 

The breadth of work 

required to renovate Wooldridge 

could not be done easily in a summer, 

which makes it less of an immediate 

housing option. However, if the 

College is committed to keeping and 

improving the structure, using it for housing could be a mechanism for recouping 

the cost of the renovation over several years through fees. At that point the 

upgraded building could be devoted to another function. As housing, Wooldridge 

is located outside the campus residential “zone.” 

Update: Wooldridge will continue to be used by the Art Department at this time. 

Wooldridge House 



Appendix B 


Grey House 

Grey House 

The Grey House is privately owned 

and located off campus, west of the 

Physical Plant. The house has a full 

kitchen, one full bath, new insulated 

windows, electric baseboard heat, and 

could sleep up to four. The following 

upgrades are recommended prior to 

placing students there: 

Exterior 

1. Permanently cover the existing 

well. 

2. Repair the shingles and rail at the 

front porch. 

3. Paint the exterior siding and trim. 

4. The existing electric baseboard heat is both ineffective and expensive, reported 

to be $400 or more a month during the winter. One alternative could be to 

install a direct-vent kerosene house heater, such as ones made by Monitor or 

Toyotomi. A single unit could be purchased to heat the entire house, replacing 

the existing wood stove on the first floor. The existing oil tank should be 

inspected to determine if it can be used. The entire installation would require 

some plumbing, a lifter pump, possible purchase of a new oil tank, and the 

installation of a 2-1/2” to 3” direct vent flue through the exterior wall. 

Estimated installed cost is $3,600, with an additional $500-$800 if a new tank 

must be purchased. 

Update: Grey House has been leased by the College and will house graduate 

students starting in fall 2009. 




Appendix B 

Looking west at Babcock on the right and Haskell on the 

left in the foreground 

Haskell Hall, Adams and Babcock 

Halls 

With the completion of the Campus 

Center the Post Office and Radio Station 

have moved out of the basements of 

Haskell and Adams Hall. These spaces 

are not well-suited for housing because 

natural light is limited and because they 

would represent a change in occupancy, 

triggering building code compliance. 

However, the College has the opportunity 

to renovate these spaces for use by other 

departments. Camps and Conferences 

are currently slated to move into Haskell. 

Below is a general scope of work for the 

lower levels of Haskell and Adams: 

1. Provide new dropped ceilings and lighting. The existing conditions preclude 

raising the ceiling any higher, unfortunately. It may make sense in some areas 

to leave the ceiling open and re-paint the exposed pipes, as in the lobby of the 

radio station. 

2. Reconfigure the electrical conduit in Haskell at the ceiling off the radio station 

lobby, so that it is above the dropped ceiling. 

3. Provide new carpet throughout. 

4. Replace the existing deteriorated baseboard heating units. 

5. Remove the oriented strand board partitions in Adams. Replace them with 

standard gypsum board partitions if the configuration is to stay the same. 

6. Provide new paint throughout. 

7. There appear to be ongoing moisture problems in both Adams and Haskell. 

We believe it is a foundation water issue, not a plumbing issue. It is possible 

that the solution can be undertaken from the outside of the building, and will 

probably involve a combination 

of measures to improve 

drainage at the foundation wall 

below grade and re-pitching 

water away from the perimeter 

of the building. 

The sketch at right illustrates a 

previous study by JMZ to convert the 

existing offices on the ground floor 

of Babcock back to housing. The 

current Academic Support Center 

could be relocated to Adams, 

making way for ten additional beds. 

Ground Floor Babcock Hall: Ten additional beds 



Facilities Master Plan Update Appendix C 



Appendix C Facilities Master Plan Update 






Appendix C Facilities Master Plan Update

Facilities Master Plan Update June 2010 - Castleton State College

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