The 1999-2003 Coffman renovation was part of the University of Minnesota’s Riverbend Commons Revitalization project (outlined below). The aim of the project, which amounted to a $153 million dollar investment, was to enhance and restore the original architectural plan for the Northrop Mall that visually connected the campus to the Mississippi River. Other components of the Riverbend Commons project included:
- A new 1,900-car parking garage behind Coffman, with 400 short-term spaces; Opened January 2002.
- A new 400+-bed apartment-style residence hall behind Coffman; Opened Fall 2002.
- A new plaza area, similar to Northrop Mall, with a cascading grassy landscape perfect for student use and programming; Opened Fall 2002.
Goals of the Coffman Renovation
- Add more student-centered services, such as a computer lab; walk-up internet kiosk stations; a central 46,000 square-foot bookstore complete with a Starbucks® coffee shop; both social and quiet lounges and study space; a 400-seat, multi-use theater; a food court with a wide variety of choice and national brands; expanded student organization office space; campus security escort station; in addition to a post office, discount tickets and copy center.
- Re-establish Coffman as the center of student life and activities on campus.
- Make Coffman more user-friendly, brighter, comfortable, and student-oriented, while returning it to its rich, 1940s charm.
- Upgrade and air condition the aging building structures and achieve ADA and code compliance.
Building History
- Coffman Union was built in the late 1930s at a cost of $2 million, funded primarily by student fees and a public works administration grant. The building opened in fall 1940.
- The building was initially designed to accommodate a student body of 14,000.
- Coffman was remodeled during the mid-70s to accommodate 42,000 students.
- Air conditioning was pulled out of the 1970s project due to lack of student fee funding.
- In 1999, the Student Services Fees Committee approved $37.5 million in student fees and $7.5 million in post-renovation Coffman revenues to fund the renovation.
Read the complete Coffman Memorial Union history.
Need for Renovation
The plans for Coffman’s most recent major renovation began more than a decade ago with a push from students on Coffman’s Board of Governors to respond to costly repairs on aging building systems. Five years later, student research indicated that Coffman was not effectively serving the campus community. The fall 1998 survey specifically indicated that Coffman was not providing 7 of the top 10 services students wanted in their union, such as more short term parking, a bookstore, air conditioning, computer lab, more quiet lounge space, food choices with national and local brands, and a first-run movie theater, all of which is now provided by the renovated Coffman. In addition, Coffman’s building structures needed upgrading to achieve code and ADA compliance. The renovated Coffman now provides the types of services students today and in the future need to support their college education.
Timeline
- March 1999: Student Service Fee Decision
- April - November 1999: Program and Building Design
- November 1999: Coffman Closed/Tenants Relocated
- November 1999 - July 2000: Asbestos Abatement and Interior Demolition
- April 2000: Sent Request for Proposal (RFP) for Design/Bid/Build Contractor
- May 2000: No bids received - deadline extended
- July 2000: Bids due
- September 2000: Reject bids - all bids came in over budget
- October - November 2000: Moved project into Design/Build method
- November 2000: Send out revised FRP
- December 2000: Design/Build bids due
- January 2001: Hired Ryan Companies
- January - May 2001: Refined Project Scope
- May 2001: Regents approve redesign and new budget estimate
- June 2001: Construction began
- December 2002: Tenants start moving in
- January 21, 2003: Open to the public
- Spring Semester 2003: Reopening Celebration
Coffman Union Financial Facts
The Coffman Union renovation cost $71.47 million. The funding sources for the Coffman renovation are: $11.5 million in cash from Coffman Union and tenant reserves $60 million in debt issued by the university to be repaid over 20 years by student fees and tenants.
This financing is being spread between students and tenants as follows:
- $48.6 million from student fees and Coffman student union reserves
- $22.9 million from tenants of the renovated facility (primarily rental fees)
While there were revisions to the budget during the renovation, due to the competitive construction market, changes to the scope of the project, and unanticipated expenses for abatement and structural integrity, the project met its final approved budget.
University Contribution
The University issued $60 million in debt to finance the Coffman renovation. All but $1.5 million of the debt will be repaid by students and tenants. The University is repaying the debt on $1.5 million of the bond to cover improvements to the exterior public spaces around Coffman. These funds are from central operations and maintenance funds.
Student Fees
The student fees to support the project are spread out over 20 years. In the 2002-03 school year the student fee to support the Coffman renovation is $98.42. For the remainder of the life of the bond the per student fee will be dependent on enrollment.
Budget Revisions
The project scope changes, the competitive construction market, and unanticipated structural deterioration and hazardous materials abatement combined to push the project budget from the original $50 million to $71.5 million.
Budget History and Background
In 1999, the board of regents approved a $50 million budget for the project that included $45 million for the base renovation (i.e. excluding build out for tenants) and $5 million as a placeholder for tenant build out. The university's first request for construction bids, based on this budget, had no response, reflecting the highly competitive construction market at the time.
The bid date was then extended for several months and three bids came in all of which significantly exceeded the budget and were thus rejected.
Following analysis of these bids, the University revised the scope of the project in September 2001 to generate additional tenant revenue by expanding the bookstore and adding commercial tenants, and reduce costs by simplifying the design and construction and eliminating some elements, such as a large atrium.
In addition to changing the scope of the project, the university also changed the project delivery method to design-build, a process whereby architects and builders work simultaneously, in order to keep the project moving toward timely completion.