THE GRINNELL IOWA VISITOR EXPERIENCE A TOWN/GOWN PLANNING ANALYSIS FINAL REPORT
December 10, 2013
TABLE OF CONTENTS PART 1: INTRODUCTION Project Approach Grinnell Timeline College Towns, Smart Growth and Sustainability Summary of Observations
PART 2: PRINCIPLES FOR IMPROVEMENT PART 3: APPROACH TO IMPLEMENTATION Recommendations Long Term Recommendations • Town • Campus • Downtown Short Term Recommendations Potential Projects Capital Improvement Plan Diagram
PART 4: DETAILED OBSERVATIONS Town Campus Downtown Acknowledgments
TABLE OF CONTENTS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
PART 1: INTRODUCTION Project Approach Grinnell Timeline College Towns, Smart Growth and Sustainability Summary of Observations
INTRODUCTION McGraw Bagnoli Architects, Washington, DC
December 10, 2013
1 .1
PROJECT APPROACH: In May of 2013, McGraw Bagnoli Architects, PLLC (MBA) was engaged by Grinnell College to provide a Town Gown Planning Analysis with the intention of identifying short and long term recommendations to improve the identity of the place. It was requested that the study be conducted through an “Admissions Lens” for a sophisticated audience from around the country and world. As such, the team was tasked with developing a list of actionable items to maximize not only visitor appeal but also the quality of life for residents, all the while strengthening Grinnell’s character and “Sense of Place”. The ultimate objective of the work is to identify improvements for both the town and campus with the overall objective of strengthening both.
APPROACH TO IMPLEMENTATION In order to assist the College in preparation of an actionable Capital Improvement Plan (CIP), the team has made a series of Observations for both town and campus. From these Observations a set of “Principles for Improvement” have been developed to act as a guide for decision making. These Principles are then linked to the team’s general recommendations and subsequently to a series of potential projects that have been discussed during the course of the project.
PRINCIPLE 1 TOWN
At the commencement of the project the team outlined an approach which included: • Qualitative analysis of the relationship between the campus and town to develop a strategy to reinforce the best conditions both on and off campus. • Development of a list of potential long and short term recommendations for the town and college. • Investigation of the Campus Visit experience specifically as it relates to Admissions, to include the immediately surrounding environs of the Town of Grinnell and a list of potential beautification projects (both on and off campus).
The project started with a series of interactive listening sessions held by MBA in May, 20113, the purpose of the which was to develop an understanding of the campus and the community while Grinnell students were still present. During the visit, the team met with a range of students, faculty, staff, administrators and town representatives in a variety of sessions. In addition, conditions were documented for use in development of the team’s recommendations. Following these listening sessions, the team prepared a series of observations and draft recommendations for consideration which were presented to the College and G-VET Committee in July, 2013. Additionally, the team and a group of G-VET Committee members embarked on benchmarking trips to the following peer institutions: • • • • • •
Carleton College~ Northfield, MN St. Olaf’s College~ Northfield, MN Macalester College~ St. Paul, MN Williams College~ Williamstown, MA Middlebury College~ Middlebury, VT Dartmouth College~ Hanover, NH
Input from the July sessions, along with lessons learned from the benchmarking trips, coalesced into a series of guiding Planning Principles through which the team’s recommendations, along with specifically identified College projects, could be viewed and funded in support of the objective of improving the “Sense of Place” for Grinnell.
TOWN
TOWN
PRINCIPLE 2
PRINCIPLE 3
CAMPUS
PRINCIPLE 4
CAPITAL IMPROVEMENT PLAN
CAMPUS CAMPUS
PRINCIPLE 5
DOWNTOWN
PRINCIPLE 6
PRINCIPLE 7
OBSERVATIONS
PRINCIPLES FOR IMPROVEMENT
DOWNTOWN
RECOMMENDATIONS
DOWNTOWN
PROJECTS
IMPLEMENTATION
INTRODUCTION McGraw Bagnoli Architects, Washington, DC
December 10, 2013
1 .2
LIST OF INTERVIEWS HELD BY MBA May - June, 2013 Joe Bagnoli, VP for Enrollment/Dean of Admission & Financial Aid Doug Badger, Director of Admission Houston Dougharty, VP for Student Affairs Rachel Bly ’93, Director of Conference Operations & Events, City Council
Member Jim Reische, VP for Communications Stacey Schmeidel, Director of Media Relations Joe Wlos ’15, Student and G-VET Committee Member Tyler Banas ’13, Student and G-Vet Committee Member Jen Jacobsen ’95, Wellness Director Leslie Wright, Director, Faulconer Gallery, Grinnell Tourism Board Angela Harrington, President, Grinnell Area Chamber of Commerce Russ Behrens, Grinnell City Manager Monica Chavez-Silva, Director of Community Enhancement & Engagement David Slack, Mayflower Consultant John Kalkbrenner, VP for College Services Rick Whitney, Director of Facilities Management Tina Elfenbein, Assistant Director of Admission, Coordinator of
Communications Caleb Elfenbein, Assistant Professor, History Jim Swartz, Dack Professor of Chemistry, Interim Associate Vice President Keith Brouhle ’96, Associate Professor, Economics Jana Pelham, Admission Office Assistant Jennifer Hirsch, Assistant Director of Admission, Coordinator of Campus
Visits and Events Andy Hamilton ’85, Assistant Athletic Director Monty Roper, Associate Professor of Anthropology, Anthropology
Department Chair, Global Development Studies Concentration Chair
Interactive Student Session May 13, 2013
INTRODUCTION McGraw Bagnoli Architects, Washington, DC
December 10, 2013
1 .3
LIST OF REVIEWED DOCUMENTS (PROVIDED BY G-VET COMMITTEE TO MBA) College Documents: 1. Strategic Plan; April 2005 2. Comprehensive Campus Master Plan; 2000 3. Campus Master Plan; 2011 update 4. Strategic Action Items; 2012-13 5. The Future of Liberal-Arts Colleges (Dickinson); October 2008 6. Grinnell College Student Residences Plan; 2012 update 7. Design Concepts for JRC plaza; May 2013 8. “Stegman Proposed Dorm Changes”, Scarlet & Black Grinnell College News Paper, by Joe Wlos 9. Grinnell College Action Items, 2011 10. Claude W. and Dolly Aherns Foundation; Community Enhancement and Engagement Programs of Educational Institutions Inquiry, February 26, 2013 11. Academic Campus Plan Report; OPN Architects, June 6, 2013 12. Elements of the College’s Art and Science Study
Interactive Resident Session May 14, 2013
Town Documents: 1. City of Grinnell Comprehensive Plan and Addendum; 2. Signage & Wayfinding Master Plan, City of Grinnell 3. Capital Improvement Plan; ’14 – ‘18 4. Grinnell CBD – Downtown Streetscape Phasing Map 5. Building a Better Grinnell Survey Results; 2012 6. Housing Market Assessment; November 2012 7. Needs Assessment & Recommendations; June 2011 8. Capital Campaign Booklet 9. Recreational Map 10. Grant Application for recreation trail; March 2012 11. Imagine Grinnell Trails; August 2007 12. Retirement Communities Present Opportunities and Risks for Universities; April 2006 13. Market Analysis for Mayflower Homes, Waterfront Square; March 2013 14. Mayflower Resident Census; May 2013 15. Economic Progress in Grinnell over the Past 3 Years, 2012 16. Grinnell in Vintage Postcards 17. A Portrait of Grinnell, The Architecture and Landscape Architecture of Grinnell College
INTRODUCTION McGraw Bagnoli Architects, Washington, DC
December 10, 2013
1 .4
GRINNELL TIMELINE
1854 - The “Long Home” was the first building erected. Notice the lack of vegetation, not a single tree existed on the prairie when founder J.B Grinnell and his group of New England Congregationalist arrived.
1933 – Main Street has historically been the center of retail business in town as emphasized with the abundance of automobiles in this image. Notice the large trees just north of Sixth Avenue that give the appearance of a forest to the north.
1914 – Aerial photograph from aviation pioneer Billy Robinson. The view from the northwest (looking south) clearly shows the Spaulding Manufacturing Plant (building complex to the right), the Colonial Theater (three-story building downtown), and an abundance of freight cars along
June 1889 – A spark from a Commercial Street grain elevator started a fire that destroyed much of Grinnell’s central business district. This fire would dictate how the town developed for decades following, as retail merchants moved their business towards Main and Broad Streets away from Commercial Street.
1914 – Designed by famed architect Louis B. Sullivan, the Merchants National Bank is listed as a National Historic Landmark, and currently houses the Chambers of Commerce. 1899 – The Hotel Monroe was a landmark for the town for over 70 years before it was razed in 1970. Best known for its front porch and the silver dollars embedded in the lobby floor, it was an icon for travelers, college students, and local residents.
1950
1940
1930
1917 – Gates Tower and the additional six buildings that made up the men’s dormitories (now North Campus) and the women’s dormitories (now South Campus) were projects completed under then President John H.T. Main. 1920
1910
1880
1870
1860
1850
~1860 – A few years following the founding of the town, the First Congregationalist Church was erected. A separate school building followed in construction, further emphasizing J.B Grinnell’s focus on religion and education.
1890
1886 - In the 4 years following a devastating tornado which leveled most of the college’s buildings, J.B Grinnell raised funds to rebuild. Of the four buildings that came of this – Alumni, Blair, Chicago and Goodnow Halls – only Goodnow still remains. These buildings created a welcome entry at the southern edge of campus along Sixth Avenue.
1900
1877 – The Congregationalist Church was built and stood as a focal point for the town until it was razed in 1951. The image includes the high school (still standing today) on the same block.
1949 – Bird’s-eye view of campus from the Campus Plan illustrating a formal approach to the college from the south and welcoming appearance to the town.
1909 – A commemorative selection of photos displaying key architectural landmarks of Grinnell College in 1909.
INTRODUCTION McGraw Bagnoli Architects, Washington, DC
December 10, 2013
1 .5
COLLEGE TOWNS, SMART GROWTH AND SUSTAINABILITY:
SMART GROWTH AND COLLEGE TOWNS
Communities of all sizes and sorts across the United States have adopted a strategic and sustainable approach to development commonly referred to as “Smart Growth”. Characteristics of this approach include: • Small Scale/Mixed Use Retail, • Walkable Neighborhoods, • Balanced Transportation Options, • Sense of Place. Not surprisingly, College Towns provide some of the best examples of Smart Growth in the US, and according to the US Environmental Protection Agency exemplify the nation’s most sustainably designed communities. This designation is due to their ability to provide residents, faculty/staff, and students with a range of common offerings within walking or biking distance. Perhaps the most easily understandable link between College Towns, Smart Growth, and Sustainability may be a measurement of the total number of personal “Vehicle Miles Traveled” (VMT) in a calendar year and the average quantity of carbon emissions associated with this metric. To understand the link between VMT, Smart Growth and Sustainability, consider that in calendar year 2011 the total amount of carbon emissions in the US was 5.4 Million Metric Tons, 31% of which was directly attributed to Transportation. Distilled further, the average driver during that year drove approximately 13,500 miles for an estimated total of 6.16 Metric Tons of carbon emissions per driver. The ability to reduce personal VMT totals by even 10% would go a long way toward curbing harmful CO2 emissions. As such, communities across the country are focusing sustainability efforts on creating pedestrian friendly streets that encourage residents to live, shop, work and recreate within easy commuting distances.
Top 10 Bikable Communities in the US (All College Towns)
Top 10 Walkable Communities in the US (8 of 10 are College Towns)
In Grinnell’s case, consider the amount of VMT’s associated with a potential resident’s decision to locate outside town due to a perceived lack of character, housing choices or retail offerings. Each potential resident who locates in Des Moines, Iowa City, or elsewhere adds to their total VMT. Clearly the improvement of the town and college’s curb appeal, the primary focus of this study, will also contribute toward meeting sustainability goals set by the Community. Across the US, communities have adopted policies to allow mixed- use development with a variety of housing types while providing transportation choices and removing barriers to creating neighborhoods that are convenient, attractive and appealing to residents. Such an opportunity echoes the desires that many respondents indicated they seek for Grinnell.
Total US Vehicle Miles Traveled (VMT) Source: U.S. Bureau of Transportation Statistics
CO2 Emissions by Category Source: US EPA
INTRODUCTION McGraw Bagnoli Architects, Washington, DC
December 10, 2013
1 .6
SUMMARY OF OBSERVATIONS The team developed and presented a series of observations during the initial portion of the project. These observations, listed below and more fully defined in Part 4 of the report, are the basis of the project’s Planning Principles and Short/Long Term Recommendations.
Town Observations 1. Approach views provide glimpses of Grinnell’s rural setting, 2. Grinnell is a lush “Jewel of the Prairie”, 3. The approach route to town and campus is peripheral to the best elements of both, 4. The town and campus are linked by a hierarchy of roads, 5. Town can campus thresholds lack significance, 6. Town meets gown at an unimproved juncture.
(Clockwise) Observation 6, Observation 9, Observation 13
Observations were provided at three scales: Town, Campus, and Downtown.
Campus Observations 7. Campus edges vary in level of permeability and views, 8. Streets at campus edges lack a consistent treatment, 9. Campus lacks a “defining” space or building, 10. Academic buildings predominantly face town, student life buildings face campus, 11. Attempts to unify campus across the railroad tracks have mixed results, 12. Parking and services disrupt campus landscapes, 13. College lacks policy, structure, and funding to seize improvement opportunities within its immediate vicinity. Downtown Observations 14. A vibrant mix of uses is being developed in downtown, 15. Downtown housing is beginning to develop and support vibrancy, 16. Frequent street entries encourage diversity and scale of offerings, 17. Clustering similar uses is beginning to focus activity, 18. Downtown is not easily observed on an initial approach; the way-finding project will not address this condition, 19. The town’s hierarchy of roads relates to its diversity of uses.
REPRESENTATIVE OBSERVATION DIAGRAM SAMPLES (For full set see Part 3)
INTRODUCTION McGraw Bagnoli Architects, Washington, DC
December 10, 2013
1 .7
PART 2: PRINCIPLES FOR IMPROVEMENT
The following Principles for Improvement have been developed in order to assist Grinnell in its determination of an appropriate longterm approach to the improvement of the town and campus. These principles, which have developed following the investigation phase of the G-VET process, take into consideration the Observations and Recommendations made through the late spring and summer of 2013. These principles are intended to serve as a filter through which the College may determine the appropriateness of individual initiatives that are brought forward for consideration. In addition, the principles set the framework for the recommendations made by MBA and the G-VET committee for further consideration.
PRINCIPLES FOR IMPROVEMENT McGraw Bagnoli Architects, Washington, DC
December 10, 2013
2 .1
Principle 1: Culminate an Improved Approach Route at a Memorable Campus Entry Grinnell will benefit from an improved approach route to both the town and the campus beginning at the junction of Interstate 80 and SR 146. For its part,the town should focus on implementing currently planned improvements to the streetscape, including bicycle paths, sidewalks and signage. In addition, the college should create a memorable campus entry at the junction of 8th Ave. and Park St, a location which represents the best face of the College and is an immediately achievable solution due to the existing, unique, and graceful setbacks of ARH and Younker Halls relative to these two streets. This new campus entry should be conceived in conjunction with any improvements and additions to ARH and Younkers. Properly executed it will provide a point of arrival currently missing from campus. This threshold, which could be defined in both open space and building form, will not only announce the campus precinct to first time visitors, but will be a natural entry point into the heart of the College where visitors will immediately see the College’s most memorable buildings and landscapes, including Mac Field, the JRC and the Noyce Science Center.
EAST ST
PARK ST
WEST ST
8TH AVE
CA IN MP TE US RI OR
H
AR
6TH AVE
RS
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ISH AN E SP US HO
University of Notre Dame Campus Entry, South Bend, IN SR 146
This threshold between campus and town defines the campus edge while allowing continuation of a city street. 4TH AVE
BIKE PATH TO I-80
AV E
Campus Entry Diagram 8th Avenue and Park Street
This diagram suggests a new Point of Arrival defined by a new campus green space facing Park Street and modifications to existing buildings.
Potential Projects
a. b. c. d. e.
Reference Documents
City of Grinnell Comprehensive Plan and Addendum Signage & Wayfinding Master Plan, City of Grinnell Grinnell CBD – Downtown Streetscape Phasing Map Imagine Grinnell Trails; August 2007 Comprehensive Campus Master Plan, 2000 / 2011 Campus Master Plan Update
Streetscape improvements for 8th Avenue and West Street Provide a new bike path from Interstate 80 to town Strategic acquisition of available residential properties Provide streetscape improvements at campus perimeter 8th Avenue improvements – New Campus Entry
PRINCIPLES FOR IMPROVEMENT McGraw Bagnoli Architects, Washington, DC
. ST
December 10, 2013
2 .2
Principle 2: Pursue an Active Role in Mixed-Use Improvements to the Southwest of Campus As the college looks to improve its connections to town, it should take an active role in improving properties to its Southwest. Creating a mix of uses, including residential, academic, retail and administrative, will ensure an active street presence and contribute to a vibrant college town. A broad variety of projects could be considered to be in support of this objective with a goal of encouraging pedestrian access between downtown and campus, increasing hours of operation, and dispersing college functions beyond single buildings.
EAST ST
PARK ST
WEST ST
8TH AVE
6TH AVE
South Street Mews Mixed Use Development, Hanover, NH
SR 146
A new, mixed-use retail and residential development built by the Dartmouth Real Estate Office contributes to Hanover’s vibrant 18-hour environment .
Proposed Inn at Town Center West, Swarthmore, PA
This new structure will house a 40 room campus inn, campus bookstore and fine dining.
Potential Projects
c. Strategic acquisition of available residential properties g. Redevelop Admissions building to be responsiveness to program h. Provide Town Design Guidelines i. Develop the “Zone of Confluence” site along Broad Street k. Provide Campus Inn l. Provide New Campus Bookstore m. Locate an Alumni Relations Building adjacent to or on campus n. Develop new Language Houses
Reference Documents
Strategic Plan, April 2005 Comprehensive Campus Master Plan; 2000 / 2011 Campus Master Plan Update Academic Campus Plan Report; OPN Architects, June 6, 2013 Grinnell College Student Residences Plan; 2012 update City of Grinnell Comprehensive Plan and Addendum Needs Assessment & Recommendation; June 2011 Housing Market Assessment; November 2012
4TH AVE
PRINCIPLES FOR IMPROVEMENT McGraw Bagnoli Architects, Washington, DC
December 10, 2013
2 .3
Principle 3: Improve 6th Avenue as it is a Critical Juncture Between Town and Gown The college and town should focus on the improvement of 6th Avenue between SR 146 and Broad Street. Consideration should be give to creating a mix of uses that focuses activity on the street, with uses that will be attractive to town residents and college patrons.
EAST ST
PARK ST
WEST ST
8TH AVE
6TH AVE
Eddy Street Commons, South Bend, IN
SR 146
This multi-phase project replaces a series of blighted properties and provides new hotel, residential, retail and restaurant uses at the south edge of the campus of the University of Notre Dame.
COLLEGE RETAIL
CAMPUS
This corner store retail and commercial property, which replaced a service station and parking lot, is owned and managed by Williams College
Potential Projects
c. Strategic acquisition of available residential properties d. Provide streetscape improvements at campus perimeter h. Provide Town Design Guidelines i. Develop the “Zone of Confluence� site along Broad Street k. Provide Campus Inn l. Provide New Campus Bookstore m. Locate an Alumni Relations Building adjacent to or on campus
Reference Documents
Strategic Plan, April 2005 Comprehensive Campus Master Plan; 2000 Campus Master Plan; 2011 update Academic Campus Plan Report; OPN Architects, June 6, 2013 City of Grinnell Comprehensive Plan and Addendum Needs Assessment & Recommendation; June 2011
4TH AVE
RESTAURANT
Williams College Mixed Use Redevelopment Williamstown, MA
PRINCIPLES FOR IMPROVEMENT McGraw Bagnoli Architects, Washington, DC
December 10, 2013
2 .4
Principle 4: Support a Living/Learning Environment Proximate to Campus
EAST ST
A variety of housing options should be considered for faculty, staff and student housing at the perimeter of campus and downtown. Providing alternatives in type, size, and cost will add to the vitality of downtown and will all encourage informal exchanges between faculty, staff, and students. Locating these alternative housing offerings in close proximity to campus will have the added benefit of creating a living/learning culture that is a already a point of pride for Grinnell College’s peer institutions.
PARK ST
WEST ST
8TH AVE
6TH AVE Oberlin College Village Housing, Oberlin, OH
This 22-unit residential development built by the Dartmouth Real Estate Office provides junior faculty and staff housing within walking distance of Dartmouth College and the vibrant town of Hanover, NH.
SR 146
These purpose-built residences are emblematic of college provided housing made available to approximately 450 4th year students immediately adjacent to the Oberlin campus.
Dartmouth College Park and Wheelock Housing Hanover, NH
4TH AVE
Potential Projects
c. d. i. n. o. p.
Reference Documents
Comprehensive Campus Master Plan; 2000 / 2011 Campus Master Plan Update Grinnell College Student Residences Plan Housing Market Assessment & Recommendations
Strategic acquisition of available residential properties Provide streetscape improvements at campus perimeter Develop the “Zone of Confluence” site along Broad Street Develop new Language Houses Remove parking from important campus spaces Provide East Campus Dormitory
PRINCIPLES FOR IMPROVEMENT McGraw Bagnoli Architects, Washington, DC
December 10, 2013
2 .5
Principle 5: Unify the Campus Edge to Differentiate College from Town; Continue to Provide a Permeable Edge to Link the Two 10TH AVE.
EAST ST
PARK ST
Clearly defining the campus edge through appropriate planting and site furnishings will distinguish the college as a separate precinct and improve it’s identity. Additionally a permeable edge to campus welcomes town residents to campus while maintaining its distinctive character. Future projects should support this permeability of the campus edge.
8TH AVE.
Building
Yard/Setback
Side- Tree Walk Strip
2 Way Traffic with On-Street Parking
Tree Strip
SideWalk
Yard/Setback
College Building
Park Street Section Grinnell, IA
The above street section summarizes the best aspects of Park Street along the Grinnell Campus edge. Variations of this section existing along the street, however the main components of street trees, broad sidewalks and building setbacks, along with 2-way traffic and on-street parallel parking are an excellent model for future campus edge improvements.
POTENTIAL OPPORTUNITY FOR PERMEABILITY
Potential Projects
d. e. f. n. o. q.
Reference Documents
Strategic Plan, April 2005 Comprehensive Campus Master Plan; 2000 / 2011 Campus Master Plan Update Academic Campus Plan Report; OPN Architects, June 6, 2013 Grinnell College Student Residences Plan; Design Concepts for JRC plaza; May 2013
6TH AVE.
PRIMARY ENTRY
CONDITION 1
CONDITION 2
PERMEABILITY
Provide streetscape improvements at campus perimeter 8th Avenue improvements – New Campus Entry 8th Avenue improvements – from Park Street to East Street Develop new Language Houses Remove parking from important campus spaces Develop Railroad Gardens
PRINCIPLES FOR IMPROVEMENT McGraw Bagnoli Architects, Washington, DC
December 10, 2013
2 .6
Principle 6: Create an Engaging, Connected and Attractive Setting by Providing a Hierarchy and Variety of Campus Open Spaces 10TH AVE.
EAST ST
PARK ST
The college should develop a holistic landscape plan to support its educational mission and dedication to sustainability. While existing open spaces on campus are for the most part well proportioned, they lack a hierarchy of primary, secondary and tertiary treatment that creates a dynamic and memorable campus experience. Future campus buildings should support the goals of the landscape plan to benefit both the individual requirements of the buildings but also the campus at large.
8TH AVE. Wake Forest University, Winston Salem, NC
The open spaces at Wake Forest, which range in size but share a rigid formality, are a literal example of primary, secondary and tertiary green spaces.
PRIMARY (LANDSCAPE)
SECONDARY
TERTIARY
The singular importance of Vassar’s main quadrangle is reinforced by its formal configuration and plantings and supported by the less formal secondary and tertiary open spaces which comprise the remainder of the campus.
Potential Projects
j. o. p. q. r. s. t.
Reference Documents
Strategic Plan, April 2005 Comprehensive Campus Master Plan; 2000 / 2011 Campus Master Plan Update Academic Campus Plan Report; OPN Architects, June 6, 2013 Grinnell College Student Residences Plan; Design Concepts for JRC plaza; May 2013
6TH AVE.
PRIMARY ENTRY
Vassar College Poughkeepsie, NY
Provide New Humanities Building Remove parking from important campus spaces Provide East Campus Dormitory Develop Railroad Gardens Provide Campus Design Guidelines Improve Mac Field Refine tertiary outdoor spaces at important campus buildings (hardscape at JRC, entry at Noyce, Harris, etc.)
PRINCIPLES FOR IMPROVEMENT McGraw Bagnoli Architects, Washington, DC
December 10, 2013
2 .7
Principle 7: Utilize Campus Buildings to Define a Strong Network of Green Spaces The placement of buildings on Grinnell’s campus should support an overall “Sense of Place” defined by a strong network of green spaces. All new buildings should be considered both in response to their individual programmatic uses as well their relationship to adjacent landscapes and buildings.
EAST ST
PARK ST
10TH AVE.
8TH AVE.
Open Space Diagrams
These diagrams indicate a range of green spaces defined by buildings of varying massing, architectural style and shape. In each case the placement of buildings reinforces adjacent landscapes.
Potential Projects
j. Provide New Humanities Building k. Provide Campus Inn l. Provide New Campus Bookstore m. Locate an Alumni Relations Building adjacent to or on campus n. Develop new Language Houses p. Provide East Campus Dormitory s. Improve Mac Field t. Refine tertiary outdoor spaces at important campus buildings (hardscape at JRC, entry at Noyce, Harris, etc.) u. Integrate Career Services building with academic life on campus
Reference Documents
Strategic Plan, April 2005 Strategic Action Items; 2012 – 13 Comprehensive Campus Master Plan; 2000 / 2011 Campus Master Plan Update Academic Campus Plan Report; OPN Architects, June 6, 2013 Grinnell College Student Residences Plan
6TH AVE.
PRINCIPLES FOR IMPROVEMENT McGraw Bagnoli Architects, Washington, DC
December 10, 2013
2 .8
PART 3: APPROACH TO IMPLEMENTATION Recommendations Long Term Recommendations • Town • Campus • Downtown Short Term Recommendations Potential Projects Capital Improvement Plan Diagram
APPROACH TO IMPLEMENTATION McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .1
The under-utilized site at the north end of Broad Street presents a singular and unique opportunity to link the Town with the Gown.
The approach route from Interstate 80 to Grinnell should be embraced as an opportunity to highlight the town’s setting in the rural Midwest. Rather than spending tax dollars to beautify this route with plantings and median strips, consider amplifying the views of the town’s surroundings by emphasizing the rural aspect of the place. “Own it” by allowing indicators of the Iowan landscape to populate the route.
10TH AVE
Tractor Implement Store on Route 146
Recommendation 1: Embrace the Approach Route from I-80
EAST ST
PARK ST
WEST ST
8TH AVE
BROAD ST
6TH AVE
SR 146
Consider the implementation of the town’s proposed bicycle trail as a way to lead visitors from the highway to the town with a series of visual indicators such as varying topography, pedestrian scaled signage and lighting, and natural plantings. When improving city infrastructure within this zone, consider amplifying these views and de-emphasizing the length of the approach.
Consider utilizing this zone as an area focused on activities to service the student population or College’s needs while respecting the town’s patterns of streets and uses. Possible programs of spaces may include a new campus bookstore, student focused administrative offices, faculty and staff housing, or a new Campus Inn.
Mixed Use Retail, Rental Housing and Administrative Office Building, Williams College
Recommendation 2: Develop the Zone of Confluence Between Town and Gown to Strengthen Both
TOWN RECOMMENDATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .2
Consider and prioritize the improvement of key intersections of town and campus as an announcement of the unique nature of the place.
EAST ST
PARK ST
10TH AVE
The town may benefit from creating a simple set of informal visual markers at the important thresholds rather than investing in more significant land purchases. The simple introduction of place based signage, iconic town imagery and/or a reused utilitarian structure may go a long way in defining the perceptible edges of the downtown precinct of Grinnell.
6TH AVE.
At the town, consider visual markers to indicate transition between strip development of State Route 146 and 6th Avenue. At the campus, celebrate the junction of 8th Avenue with Park and East street with special buildings, gateways and/or landscapes, as a visual marker of the transition between town and campus.
5TH AVE.
WEST ST
8TH AVE
PARK ST
BROAD ST
SR 146
6TH AVE
MAIN ST
WEST ST
4TH AVE.
Middlebury College Macalester College
Recommendation 3: Strengthen the Thresholds to Town and College
Recommendation 4: Announce and Celebrate Grinnell’s Heritage and Present Diversity
TOWN RECOMMENDATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .3
Given the impressive character of Park Street and 8th Avenue, the intersection of these streets provides an opportunity to create a new Front Door to the campus. Current and future buildings at this intersection could allow for a more welcoming landscape toward town than anywhere else on campus. Consider reorganizing the layout and lay-by parking locations on 8th Avenue as it crosses campus. Finally, the intersection of 8th Ave and East Street, while not as critical from a welcoming perspective, could be similarly improved.
The Campus has lost its memorable moment of arrival at the intersection of Park Street and 6th Avenue. A new approach route that brings visitors north on West Street to 8th Avenue may present an opportunity to create an appropriate entry to campus for both visitors and residents.
6TH AVE
EAST ST
WEST ST
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10TH AVE
PARK ST
EAST ST
PARK ST
10TH AVE
Given the impressive character of Park Street, as well as the residential portion of West Street and 8th Avenue, the intersection of 8th Ave and Park Street provides an opportunity to create a visual entryway to campus. Additionally, the buildings at this intersection would allow for a more open and welcoming landscape than anywhere else on the campus perimeter. A similar but less important juncture could be provided at the intersection of East Street and 8th Avenue. Along each approach, provide college signage at corners of campus to help signify campus edge.
Campus Juncture with Town, University of Notre Dame
8TH AVE
GARDEN TOWARD TOWN
GARDEN TOWARD CAMPUS
SR 146
6TH AVE
PRIMARY
SECONDARY
Georgetown University Point of Arrival
Recommendation 5: Improve Campus Approach Route to New Point of Arrival
Campus Circle, University of Notre Dame
Recommendation 6: Re-Imagine 8th Avenue as a Unifier of Town and Gown, as well as North and South Campus
CAMPUS RECOMMENDATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .4
Consider developing a primary, defining space or building for campus. This might happen at a new 8th Avenue Gateway or by reconfiguring the landscapes related to MacEachron Field. Strengthen tertiary gardens and small outdoor spaces on campus to help differentiate them more fully from the secondary spaces that already exist.
The campus’ edges limit views and access from town. In keeping with the Gates Tower at North Campus and the new archway to town at East Campus, future improvements to South Campus should consider a similar pedestrian entry along East Street. The college’s proposed residential development along East Street might include short or mid-term rental faculty housing as a means to place “eyes on the street” and to help support a “living/learning” environment.
10TH AVE
A building along 10th Avenue, which might house a new Career Center, Academic Spaces, Faculty Offices or other Administrative uses could become an iconic structure which offers sweeping views of Mac Field and Gates Tower.
10TH AVE
6TH AVE
8TH AVE
EAST ST
Consider investing in plantings and sidewalks to match Park Street along East Street with a similar, unified approach along both 6th Avenue and 10th Avenue.
PARK ST
EAST ST
8TH AVE
PARK ST
Ensure any new academic buildings are two sided, with logical and architecturally significant entries toward the town as well as campus.
University of Virginia
6TH AVE
Park Street CONDITION 1 CONDITION 2
PERMEABLE LANDSCAPE ARCHITECTURAL GATEWAY
Recommendation 7: Unify Treatment of Campus Related Streets
PRIMARY (BLDG) PRIMARY (LANDSCAPE)
Dartmouth College
SECONDARY TERTIARY
Recommendation 8: Develop a Singular, Memorable Place on Campus
CAMPUS RECOMMENDATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .5
In order to deal with the historic condition of the railroad tracks that bisect campus, the College might consider delineating crossings over the tracks in conjunction with future buildings and rain gardens in support of other recommendations.
10TH AVE
EAST ST
Central College Water Feature - Pella, IA
PARK ST
10TH AVE.
IL
RA LIN
Phase 1 - The improvement of academic and residential life facilities in keeping with the 2000 Campus Master Plan. Phase 2 - The integration of existing and new structures with a logical network of campus landscapes.
EAST ST
PARK ST
Consider these efforts as a two part approach to campus improvements:
8TH AVE.
E
8TH AVE
While the college has made a tremendous effort to improve the quality of its facilities and academic offerings, it has failed to make a similar commitment to the important landscapes that connect these projects and which often define a campus while helping meet stated sustainability goals. Grinnell should make a concerted effort to plan and implement a focused set of improvements to develop a system of primary, secondary and tertiary connecting spaces that are in keeping with other recommendations within this study.
6TH AVE.
6TH AVE
University of Notre Dame Brookline, MA - Muddy River Rail line
Recommendation 9: Develop Campus Landscapes and Buildings to Mitigate Impact of Railroad Tracks
PRIMARY
SECONDARY
TERTIARY
Recommendation 10: Focus on Development of Campus Landscapes Between Buildings
CAMPUS RECOMMENDATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .6
The first impressions of a campus community are obviously a critical component of a campus visit for both prospective students and their parent(s). The current interior disposition of the College’s Admissions Center is not reflective of the culture of Grinnell, and should be re-imagined as an improved Admissions Center, Career Center or Administrative Office Building.
8TH AVE.
?
10TH AVE.
EAST ST
Additionally, the beneficial role a premier Career Center can play for a Liberal Arts College such as Grinnell can not be overstated. A top of the line Career Services Facility, either freestanding or within a larger structure, offers parents and prospective students a level of confidence that the institution is focused on providing an excellent basis for a student to launch their career.
PARK ST
EAST ST
PARK ST
10TH AVE.
?
Parking lots on and adjacent to campus are important to the daily life of the college, but are too centrally located and therefore detrimental to the image of the place. The College has invested in creating parking in an alley to the west of Park Street, as well as lots adjacent to East Street and should continue to disperse large amounts of parking into more localized and smaller lots. In particular, the first 16 car bay of the parking lot along 6th Avenue currently represents the first view visitors get of the Grinnell Campus. Creative re-working of this lot, in conjunction with a landscape buffer or new small structure, will create a more welcoming image of campus toward visitors.
8TH AVE.
Alley Parking 6TH AVE. 6TH AVE.
College of William and Mary
Recommendation 11: Consider Important Role of Admissions and Career Center when Considering Future Development
6th Ave
Recommendation 12: Remove Parking from Important Campus Landscapes and Views
CAMPUS RECOMMENDATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .7
The College would benefit from investigating the range of real estate management efforts employed by peer institutions such as Macalester, Dartmouth, Oberlein, Carleton, Middlebury and Williams Colleges. While each of these schools exhibit a particular uniqueness related to their location, tradition and purpose, they all share in the ability to quickly engage in their immediate surroundings outside of the campus proper.
Campuses across the country often utilize design guidelines for both buildings and grounds to ensure continuity of materials, scale, and massing to develop a “Sense of Place”. Typically commissioned as part of an overall master planning process, Grinnell should work to define a palatte of materials that may be used to unify the appearance of its campus open spaces. Should the College desire, these campus guidelines might also include a series of sustainability recommendations dealing with what is commonly referred to as “Best Management Practices” for landscapes. These might include:
Dartmouth College Real Estate Office 7 Lebanon St Development Project
• Rain Gardens • Low Impact Development • Bioswales • Rainwater Capture • Other Stormwater Management Techniques
Concurrent to the investigation of potential organizational structures, the College should determine an appropriate method for long-term funding for this office. Examples of such methods range from a specifically dedicated and focused endowment, to a yearly percentage of an operating budget, to a less restricted annual commitment of funds out of a school’s annual budget. Once established, this office and funding source could quickly and effectively act upon the broad range of opportunities that will be needed to implement the Principles and Recommendations contained within this report.
Macalester College
St. Olaf Bike Racks
Recommendation 13: Develop Campus Design Guidelines (I.e. Site Furnishings, Planting Palette, Materials)
Williams College Real Estate & Auxiliary Services B&L Building Development Project
Recommendation 14: Create an Organizational Structure for Engagement in Real Estate Transactions Related to the College’s Long Term Interests
CAMPUS RECOMMENDATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .8
The collaborative model of investment that created the Prairie Canary Restaurant is an innovative approach to bringing town and gown together. The college and town should continue to utilize this model for potential downtown improvement projects that might include: • • • • •
The college and town both suffer from a lack of housing stock and variety. One of the most important characteristics of vibrant college towns is the presence of pedestrian residents during the business day and after hours to both support and encourage small scale retail. In addition to creating a market for local businesses, rental housing located directly in downtown or within a 1/4 mile would increase the attractiveness and variety of retail in Grinnell by introducing new pedestrians to downtown at all hours of the day.
6TH AVE.
A New Campus Inn A Campus Bookstore Staff and Faculty Housing Events Center Shared Education Spaces
5TH AVE.
PARK ST
BROAD ST
MAIN ST
WEST ST
4TH AVE.
3RD AVE
2ND AVE
Dartmouth College Swarthmore College
Recommendation 15: Utilize the Prairie Canary Model of Development for Future Improvements (I.e. Campus Inn, Bookstore, Event Center, etc.)
Recommendation 16: Create Opportunities for a Variety of Downtown Housing to Assist in Recruiting and Retention
DOWNTOWN RECOMMENDATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .9
Consider focusing retail development along Main and Broad Street in keeping with the developing uses and focus on these key streets. The resulting and improved view from 6th Avenue south toward town would further strengthen the perceptions of the vitality of the place to first time visitors
6TH AVE.
Similar to the College’s, the Town of Grinnell would benefit from a singular approach to streetscape design. The town should consider commissioning and implementing a consistent set of design guidelines that would investigate the potential to add street trees, small scale signage, limit awnings and provide outdoor dining or seating opportunities. These efforts should create an active, pedestrian oriented streetscape that engages visitors with every storefront and would help mitigate the sense of the vast street widths of Main and Broad Streets that many interviewees found overwhelming.
Consider adjusting existing retail store hours to accommodate the growing demand for use after 5:00 PM. 5TH AVE.
Downtown Grinnell , IA
SERVICE
COLLEGE
PARK ST
BROAD ST
MAIN ST
WEST ST
4TH AVE.
RESTAURANT
Macalester College
Williams College Downton Pella, IA
Recommendation 17: Continue to Encourage a Vibrant Mix of Uses; Housing, Art Exhibit Space, and College Offices can all help Connect Town and Campus
Downtown Northfield, MN
Recommendation 18: Develop Streetscape Design Guidelines for Main Street and Broad Street to create a welcoming Pedestrian Environment.
DOWNTOWN RECOMMENDATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .10
Harvard University
Middlebury College Gators
University of Pennsylvania
Short Term Campus Recommendation 1: Improve campus sidewalk edges to eliminate ruts • • •
Purchase narrow width trucks for facilities management Limit access on campus for facilities vehicles Provide designated parking areas for facilities management
Short Term Campus Recommendation 2: Limit variety of paving on campus • • •
Pick 2-3 accent materials and 1 base (i.e. concrete and brick) Consider curbs at sidewalk edges Develop as a campus design guideline and utilize with all new campus projects
RECOMMENDATIONS FOR IMMEDIATE ACTION: CAMPUS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .11
Wake Forest University
Short Term Campus Recommendation 3: Provide hardscape plazas at high traffic areas • •
Short Term Campus Recommendation 4: Improve campus horticulture and grounds maintenance
Where lawn areas have been heavily traversed, consider providing and maintaining a paved walkway Utilize permeable paving as part of campus-wide “Best Practice Management” strategies to meet campus storm-water management and sustainability goals
• • • •
Be obsessive about sidewalk edges, plantings and materials Provide regular trimming and maintenance Provide proper weed control Implement “Best Practice Management” strategies to meet campus sustainability goals
RECOMMENDATIONS FOR IMMEDIATE ACTION: CAMPUS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .12
Swarthmore College
Short Term Campus Recommendation 5: Campus site furnishings • • •
Limit informal furniture to one type throughout campus Limit site furnishings to one type of trash receptacle, bench, light fixture, etc. Develop as a campus design guideline
Short Term Campus Recommendation 6: Admissions building parking • •
Eliminate parking at sidewalk edge, as it is a first view of campus Replace with well-maintained landscape buffer between parking lot and sidewalk
RECOMMENDATIONS FOR IMMEDIATE ACTION: CAMPUS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .13
College of William and Mary
Short Term Campus Recommendation 7: Admissions building interiors • • • •
Re-imagine to create a welcoming, informal environment Provide acoustical treatment to address sound transmittance Provide new furniture that encourages more informal conversation Consider utilizing new technologies as part of admissions tour
Short Term Campus Recommendation 8: Admissions tour •
Reverse order to highlight campus settings as well as academics
RECOMMENDATIONS FOR IMMEDIATE ACTION: CAMPUS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .14
Short Term Campus Recommendation 9: Loggia bike management • •
Relocate student bike racks to preserve campus views Provide bike parking for students through innovative storage solutions
Short Term Campus Recommendation 10: Grounds oversight management •
Establish protocol for select administrators, faculty and staff to report grounds issue
RECOMMENDATIONS FOR IMMEDIATE ACTION: CAMPUS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .15
Ann Arbor Street Art Fair
Storefront for Architecture, NYC Midd Summer Fest, Middlebury, VT
Short Term Town Recommendation 11: Pop-up art gallery •
• •
Short Term Town Recommendation 12: Incubate a college related festival for town
Further promote the arts through retail storefronts for both visitor and resident enjoyment. This would be in addition to existing, formal gallery spaces which are visibly disconnected from the street. Create immediate presence for visual arts as indicative of the town and campus’ vitality and to highlight community’s engagement in the arts Provide a platform for display and opportunity for community feedback
• • •
Be strategic in choosing appropriate festival to create regional, state or national destination for both town and college to assist retail and increase community pride. Consider establishing regional fair to highlight Bucksbaum, community initiatives and downtown offerings to make Grinnell a destination Consider other festival opportunities such as emerging professionals (40 under 40 to highlight Grinnell Prize, Grinnell Debates for Political Moderation, etc.)
RECOMMENDATIONS FOR IMMEDIATE ACTION: TOWN McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .16
Cascade Culinary Institute (60 Seat Restaurant ) Central Oregon Community College, Bend, OR
Short Term Town Recommendation 13: Outdoor café seating •
Highlight restaurant and pedestrian activity by providing limited sidewalk seating to all Main and Broad street restaurants (2-3 bistro tables per restaurant)
Short Term Town Recommendation 14: Take advantage of strategic partnership opportunities to increase downtown restaurant/retail offerings; • • •
Utilize developing culinary program at Iowa Valley Community College to create downtown storefront and to help make downtown a destination Consider opportunities for spousal business incubator/involvement Celebrate diversity of Grinnell, provide diverse food options
RECOMMENDATIONS FOR IMMEDIATE ACTION: TOWN McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .17
6TH AVE.
5TH AVE.
Short Term Town Recommendation 15: Seek diverse/ethnic restaurant: • •
PARK ST
BROAD ST
MAIN ST
WEST ST
4TH AVE.
Short Term Town Recommendation 16: Develop signage/plantings
Track and limit the total number of restaurant seats available in downtown Seek Indian or Thai restaurantuer in response to meet student and community requests for a greater diversity of dining options utilizing Prairie Canary model
•
Highlight key thresholds to downtown
RECOMMENDATIONS FOR IMMEDIATE ACTION: TOWN McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .18
Short Term Town Recommendation 17: Provide Pioneer One (P-Card) usage in downtown retail establishments to increase student foot traffic: • • •
Encourage the College to view as an investment in recruiting and retention Assist businesses with expenses allocated with installing and maintaining system Inform students of availability
RECOMMENDATIONS FOR IMMEDIATE ACTION: TOWN McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .19
POTENTIAL PROJECTS The following list of potential projects is based on the team’s interviews, investigations of current college plans, and the G-VET study. As illustrated on the following page, each is linked to work of the committee and the proposed Planning Principles. Potential projects include, but are not limited, to the following: A. B. C. D. E. F. G. Recommendation 5: Re-imagine 8th Avenue as a Unifier of Town and Gown, as well as North and South Campus
Project N & P: New Language Houses and East Campus Dorm
H. I. J. K. L. M. N. O. P. Q. R. S. T. U.
Streetscape improvements for 8th Avenue and West Street Provide a new bike path from Interstate 80 to town Strategic acquisition of available residential properties Provide streetscape improvments at campus perimeter 8th Avenue improvements – New Campus Entry 8th Avenue improvements – from Park Street to East Street Redevelop Admissions building to be responsiveness to program Provide Town Design Guidelines Develop the “Zone of Confluence” site along Broad Street Provide New Humanities Building Provide Campus Inn Provide New Campus Bookstore Locate an Alumni Relations Building adjacent or on campus Develop new Language Houses Remove parking from important campus spaces Provide East Campus Dormitory Develop Railroad Gardens Provide Campus Design Guidelines Improve Mac Field Refine tertiary outdoor spaces at important campus buildings (hardscape at JRC, entry at Noyce, Harris, ect.) Integrate Career Services building with academic life on campus
Project J: New Humanities Building
REPRESENTATIVE PROJECT SAMPLES POTENTIAL PROJECTS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
3 .20
O1: APPROACH VIEWS PROVIDE GLIMPSES OF GRINNELL’S RURAL SETTING O2:GRINNELL IS A LUSH JEWEL OF THE PRAIRIE O3: THE APPROACH ROUTE TO TOWN AND CAMPUS IS PERIPHERAL TO THE BEST ELEMENTS OF BOTH O4: THE TOWN AND CAMPUS ARE LINKED BY A HIERARCHY OF ROADS O5: TOWN AND CAMPUS THRESHOLDS LACK SIGNIFICANCE O6: TOWN MEETS GOWN AT AN UNIMPROVED JUNCTURE O7: CAMPUS EDGES VARY IN LEVEL OF PERMEABILITY AND VIEWS O8: STREETS AT CAMPUS EDGES LACK A CONSISTENT TREATMENT O9:CAMPUS LACKS A DEFINING SPACE OR BUILDING O10: ACADEMIC BUILDINGS PREDOMINANTLY FACE TOWN, STUDENT LIFE BUILDINGS FACE CAMPUS O11: ATTEMPTS TO UNIFY CAMPUS ACROSS THE RAILROAD TRACKS HAVE MIXED RESULTS O12: PARKING AND SERVICES DISRUPT CAMPUS LANDSCAPES O13: A VIBRANT MIX OF USES IS BEING DEVELOPED IN DOWNTOWN O14: DOWNTOWN HOUSING IS BEGINNING TO DEVELOP AND SUPPORT VIBRANCY O15: FREQUENT STREET ENTRIES ENCOURAGE DIVERSITY AND SCALE OFFERINGS O16: CLUSTERING SIMILAR USES IS BEGINNING TO FOCUS ACTIVITY O17: DOWNTOWN IS NOT EASILY OBSERVED ON THE INITIAL APPROACH O18: THE TOWN’S HIERARCHY OF ROADS RELATES TO ITS DIVERSITY OF USES
OBSERVATIONS
PRINCIPLE 1: CULMINATE AN IMPROVED APPROACH ROUTE AT A MEMORABLE CAMPUS ENTRY PRINCIPLE 2: THE COLLEGE SHOULD TAKE AN ACTIVE ROLE IN MIXED-USE IMPROVEMENTS TO THE SOUTHWEST OF CAMPUS
R1: EMBRACE THE APPROACH ROUTE FROM I-80
A. STREETSCAPE IMPROVEMENTS FOR 8TH AVENUE AND WEST STREET
R2: DEVELOP THE ZONE OF CONFLUENCE BETWEEN TOWN AND GOWN TO STRENGTHEN BOTH
B. PROVIDE A NEW BIKE PATH FROM I-80 TO TOWN
R3: STRENGHTEN THE THRESHOLDS TO TOWN AND COLLEGE
C. STRATEGIC ACQUISITION OF AVAILABLE RESIDENTIAL PROPERTIES
R4: RELOCATE CAMPUS ENTRY AND APPROACH ROUTE
D. PROVIDE STREETSCAPE IMPROVEMENTSAT CAMPUS PERIMETER E. 8TH AVENUE IMPROVEMENTS - NEW CAMPUS ENTRY
R5: UNIFY TREATMENT OF CAMPUS RELATED STREETS
PRINCIPLE 3: IMPROVE 6TH AVE. AS IT IS A CRITICAL REFLECTION JUNCTURE BETWEEN TOWN AND GOWN
R6: REIMAGINE 8TH AVE. AS A UNIFIER OF TOWN AND GOWN AS WELL AS NORTH AND SOUTH
PRINCIPLE 4: SUPPORT A LIVING/LEARNING ENVIRONMENT PROXIMATE TO CAMPUS PRINCIPLE 5: UNIFY THE CAMPUS EDGE TO DIFFERENTIATE THE COLLEGE FROM THE TOWN, CONTINUE TO PROVIDE A PERMEABLE PRINCIPLE 6: CREATE AN ENGAGING, CONNECTED AND ATTRACTIVE SETTING BY PROVIDING A HIERARCHY AND VARIETY OF CAMPUS OPEN SPACES PRINCIPLE 7: UTILIZE CAMPUS BUILDINGS, REGARDLESS OF USE, TO REINFORCE A NETWORK OF OPEN SPACES PRINCIPLES FOR IMPROVEMENT
F. 8TH AVENUE IMPROVEMENTS - FROM PARK STREET TO EAST STREET G. REDEVELOP ADMISSIONS BUILDING TO BE RESPONSIVE TO PROGRAM
R7: DEVELOP A SINGULAR MEMORABLE PLACE ON CAMPUS
H. PROVIDE TOWN DESIGN GUIDELINES
R8: DEVELOP CAMPUS LANDSCAPES AND BUILDINJGS TO MITIGATE IMPACT OF RAILROAD TRACKS
I. DEVELOP THE “ZONE OF CONFLUENCE” SITE ALONG BROAD STREET
R9: FOCUS ON DEVELOPMENT OF CAMPUS LANDSCAPES BETWEEN BUILDINGS
J. PROVIDE NEW HUMANITIES BUILDING
R10: CONSIDER ROLE OF ADMISSION AND CAREER CENTER WHEN CONSIDERING FUTURE DEVELOPMENT
K. PROVIDE CAMPUS INN
R11: REMOVE PARKING FROM IMPORTANT CAMPUS LANDSCAPES AND VIEWS
L. PROVIDE NEW CAMPUS BOOKSTORE
R12: UTILIZE THE PRAIRIE CANARY MODEL OF DEVELOPMENT FOR FUTURE IMPROVEMENTS R13: CONSIDER IMPLICATIONS OF ACADEMIC SPACE PLANS AS IT RELATES TO MASTERPLAN R14: DEVELOP CAMPUS DESIGN GUIDELINES
M. LOCATE AN ALUMNI RELATIONS BUILDING ADJACENT TO OR ON CAMPUS N. DEVELOP NEW LANGUAGE HOUSES O. REMOVE PARKING FROM IMPORTANT CAMPUS SPACES P. PROVIDE EAST CAMPUS DORMITORY
R15: CONTINUE TO ENCOURAGE A VIBRANT MIX OF USES; HOUSING, ART EXHIBITIONS, COLLEGE OFFIICES
Q. DEVELOP RAILROAD GARDENS
R16: CREATE OPPORTUNITIES FOR A VARIETY OF DOWNTOWN HOUSING TO ASSIST IN RECRUITMENT
R. PROVIDE CAMPUS DESIGN GUIDELINES
R17: ANNOUNCE AND CELEBRATE GRINNELL’S HERITAGE AND PRESENT DIVERSITY
S. IMPROVE MAC FIELD
R18: DEVELOP TOWN DESIGN GUIDELINES
T. REFINE TERTIARY OUTDOOR SPACES AT IMPORTANT CAMPUS BUILDINGS U. INTEGRATE CAREER SERVICES BUILDING WITH ACADEMIC LIFE ON CAMPUS
RECOMMENDATIONS
PROJECTS
CAPITAL IMPROVEMENT PLAN DIAGRAM McGraw Bagnoli Architects, Washington, DC
CAPITAL IMPROVEMENT PLAN
December 10, 2013
3 .21
PART 4: DETAILED OBSERVATIONS Town Campus Downtown Acknowledgements
DETAILED OBSERVATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
4 .1
At certain points of travel from Interstate 80, Route 146 offers unique views of Grinnell’s relationship to its rural Midwest setting, while other views are typical to “Anywhere, USA”.
Grinnell’s green canopy in the middle of an agricultural landscape reinforces the perceptible edges of the town. This canopy exists throughout the city’s residential neighborhoods and parks, but is lacking within the downtown and along Route 146.
The chain hotels, gas stations, and strip retail along Route 146, common to most college town approach routes, does not differentiate or capitalize on Grinnell’s location. Other views are unique to Grinnell’s setting, specifically the tractor supply stores, farms, and grain silos which specifically speak to the setting of the Town and College. An intermediate zone separates this generic approach from the residential neighborhoods that make up much of town.
Agricultural Setting
KEY VIEWS INTO RURAL LANDSCAPE INTERMEDIATE ZONE
Main Street
Approach to Grinnell from Route 146
Observation 1: Approach Views Provide Glimpses of Grinnell’s Rural Setting
Observation 2: Grinnell is a Lush “Jewel of the Prairie”
TOWN OBSERVATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
4 .2
There is no clear indication of when a visitor has “arrived” at Grinnell, and most are afforded only brief glimpses into the heart of town and campus from their peripheries. The common approach to town is from Route 146 and 6th Avenue which do not allow views into downtown. A visitor’s first approach to campus tends to start at the intersection of 6th Avenue and Park Street and continues clockwise around campus.
10TH AVE WEST ST 8TH AVE
6TH AVE
6TH AVE
SR 146
8TH AVE
4TH AVE
SR 146
4TH AVE
Currently, 8th Avenue divides the north and south parts of campus. It is also one of the few locations where one can see deep into the heart of campus from surrounding streets. As one of the only cross-town streets north of 6th Avenue, 8th Avenue has limited stop signs and traffic lights. As a result pedestrian safety is a concern where the street bisects campus.
EAST ST
WEST ST
EAST ST
10TH AVE
Route 146 and 6th Avenue are major thoroughfares with high vehicle traffic volume. West Avenue (north of 6th Avenue) and 8th Avenue are beautiful residential streets which serve as local access roads from northwest Grinnell to the rest of town. Finally, even numbered streets cross campus, while odd numbered streets terminate at an architecturally significant feature (i.e. Herrick Chapel, Gates Rawson Tower).
Route 146
PRIMARY
SECONDARY
* 8th Ave.
TERTIARY
ARCHITECTURALLY SIGNIFICANT MARKER
Observation 3: The Approach Route to Town and Campus is Peripheral to the Best Elements of Both
Observation 4: The Town and Campus are Linked by a Hierarchy of Roads
TOWN OBSERVATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
4 .3
The logical thresholds to town and campus are under whelming and fail to celebrate a visitor’s arrival. As previously noted, the approach route to both town and campus are peripheral to these precincts, and these thresholds do not reflect the character of the place.
8TH AVE
EAST ST
8TH AVE EAST ST
WEST ST
10TH AVE WEST ST
Historic images indicate that the 6th Avenue curve was a gateway to the campus which has been lost since the 1960’s. With the siting of the Bucksbaum Center for the Arts, this location has lost its sense of arrival at the southwest corner of Campus.
10TH AVE
The primary zone of confluence between Town and Gown is located at the northeast corner of Downtown and southwest corner of campus. It is a primary pedestrian crossroad that currently fails to capitalize on this desirable location.
6TH AVE
6th Ave.
4TH AVE
Broad Street SR 146
SR 146
6TH AVE
4TH AVE
6th Ave
1949 Campus Plan
Observation 5: Town and Campus Thresholds Lack Significance
Broad Street
Observation 6: Town meets Gown at an Unimproved Juncture
TOWN OBSERVATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
4 .4
On campus, the academic sector is more visually open to visitors and town residents, while residential areas are less permeable and more internally focused. From the perimeter, only limited views are provided into campus, as the development of the college’s buildings and gardens have created a somewhat impermeable edge towards surrounding streets. This is not to say there are not compelling glimpses of what lies within, but much of what is initially observed are the backsides of buildings. The Park Street edge of campus is the most visually compelling and inviting.
10TH AVE
8TH AVE
The manner in which the campus meets its surrounding streets is quite varied. Park Street along the campus’ western edge is a comfortable, tree lined street with broad planting strips and comfortable sidewalks while 10th Avenue lacks a consistent planting and sidewalk approach. East Street presents two conditions; the portion north of 8th Avenue resembles Park Street with its comfortable pedestrian scale while south of 8th Avenue, the condition changes with head-in parking in the place of sidewalks and street trees. 6th Avenue is a series of varying, individual landscapes, more suburban in nature and not reflective of a pedestrian scaled environment.
10TH AVE
PARK ST
EAST ST
8TH AVE
2 - East St
3 - 10th Ave
1A - East St
4 - 6th Ave
Park Street
6TH AVE EAST ST
PARK ST
6TH AVE
East Street
Observation 7: Campus Edges Vary in Level of Permeability and Views
CONDITION 1 CONDITION 1A
CONDITION 2 CONDITION 3
CONDITION 4
V E
1 - Park Street
Observation 8: Streets at Campus Edges Lack a Consistent Treatment
CAMPUS OBSERVATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
4 .5
Academic buildings along Park Street provide the most frequent and architecturally significant entries to campus buildings facing town. Residential complexes, with the exception of South, provide a singular, architecturally significant entry that serve as terminuses at odd numbered streets. The majority of the entrances for individual residential buildings are internal to campus.
Grinnell is lacking a primary space or building that celebrates the life of the college. Most colleges, with which Grinnell competes, have a clear level of hierarchy between their primary, secondary, and tertiary spaces and/or buildings. This hierarchy unifies and brings order to a campus, creating memorable settings and an overall sense of place for campus.
10TH AVE
8TH AVE
10TH AVE
EAST ST
PARK ST
PARK ST
EAST ST
8TH AVE
Gates Tower on Park Street
Mac Field
6TH AVE
6TH AVE
SECONDARY
TERTIARY
1949 Campus Plan
Observation 9: Campus Lacks a “Defining� Space or Building
ARH Building on Park Street
Observation 10: Academic Buildings Predominantly Face Town, Student Life Buildings Face Campus
CAMPUS OBSERVATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
4 .6
Campus lacks a coherent approach to service and parking which is readily apparent to a first-time visitor.
Clearly one of Grinnell College’s most difficult landscape features is the railroad track which crosses campus. While this condition has been a defining characteristic of campus for generations, it has not been addressed in an effective manner. Attempts to create pedestrian crossings are mostly unsuccessful in terms of their appearance. Additionally, north-south linear sidewalks along these tracks only reinforce and accentuate their visibility.
10TH AVE
*
Similarly, service courts and loading docks for the Noyce Science Center, the Joe Rosenfield Center and the Bucksbaum Center for the Performing Arts dominate multiple views from a variety of locations.
PARK ST
EAST ST
8TH AVE EAST ST
PARK ST
8TH AVE
10TH AVE
While some surface parking is held to the perimeter of campus, there are a number of instances where large lots overwhelm portions of the campus, including the Admissions office as it is approached from the west along 6th Avenue.
Bucksbaum Loading Dock
Railroad Track on East Campus
6TH AVE
6TH AVE
Railroad Track Crossing
Observation 11: Attempts to Unify Campus Across the Railroad Tracks have Mixed Results
S
Parking on East Street
Observation 12: Parking & Services Disrupt Campus Landscapes
CAMPUS OBSERVATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
4 .7
Unlike its peer institutions, Grinnell lacks an organizational nimbleness to act quickly and broadly on real estate opportunities within its immediate vicinity. While the College is often made aware of opportunities for purchase and/or lease of strategic real estate near campus, it lacks the ability to act quickly in its long term interests. Examples of such nimbleness exists across the county, including at the College’s peer institutions of Macalester, Dartmouth and Williams Colleges. Each of these schools have an ability to quickly engage in transactions within adjacent communities. While organizational details of each differ, all have dedicated offices devoted solely to this purpose. As a result, these institutions have exerted some degree of control over the quality of their immediate environment, particularly in relation to their communities approach route, retail offerings, and residential opportunities for faculty, staff and off-campus student housing.
Observation 13: College Lacks Policy, Structure, and Funding to Seize Opportunities within its Immediate Vicinity.
CAMPUS OBSERVATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
4 .8
• Restaurant (Daytime/ Early Evening) 5TH AVE.
PARK ST
BROAD ST
• Retail and Commercial Office (Daytime/Early Evening)
MAIN ST
6TH AVE. WEST ST
PARK ST
BROAD ST
MAIN ST
WEST ST
6TH AVE.
By most standards, a vibrant college town is the result of a vibrant mix of uses (residential, retail and commercial office). This vibrant mix creates an 18 hour day in support of small business and offers that appeal to students and residents alike; these uses include:
The presence of housing for Grinnell’s faculty and staff downtown creates an opportunity for Main and Broad Streets to be further active with residents moving back and forth to their homes. Planned projects such as the Spaulding Loft Project and the recent development of apartments over first story retail has already started to contribute to greater vitality within downtown Grinnell but could be strengthened.
5TH AVE.
• Arts and Entertainment (Daytime/ Evening) • Residential Apartments
4TH AVE.
4TH AVE.
SPAULDING LOFT PROJECT
COMMERCIAL/RETAIL RESTAURANT ARTS/ENTERTAINMENT
Main Street
Observation 14: A Vibrant Mix of Uses is Being Developed in Downtown
Spaulding Loft Housing Redevelopment Project
Observation 15: Downtown Housing is Beginning to Develop and Support Vibrancy
DOWNTOWN OBSERVATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
4 .9
PARK ST
BROAD ST
MAIN ST
6TH AVE. WEST ST
PARK ST
BROAD ST
MAIN ST
WEST ST
6TH AVE.
Main Street and Broad Street have historically been bustling retail streets with narrow storefront widths. This serves to create closer retail entries, and is supportive of a small-scale retail environment. Such narrow widths create more opportunities for a mix of retail rather than larger and broader “street-killing� facades.
5TH AVE.
5TH AVE.
4TH AVE.
4TH AVE.
4th Ave
4th and 5th Avenues, which run east-west tend to be utilized by service oriented businesses (i.e. commercial uses such as law and real estate offices, barber shop, and print shops.) Main and Broad Streets, which run north-south, tend to be utilized by restaurant and entertainment oriented businesses. Through the efforts of the College and the Town Chamber of Commerce, Broad Street has begun to develop a bit more focus toward college oriented uses, while Main Street is developing a more vibrant mix of restaurant and entertainment uses. When considered in the context of an hourly use, Main Street can be expected to become a more evening focused street while Broad Street may be quieter and perhaps more appropriate for downtown housing.
Broad Street
SERVICE COLLEGE FOCUSED USES RESIDENT FOCUSED SHOPS/ENTERTAINMENT/DINING
Observation 16: Frequent Street Entries Encourage Diversity and Scale of Offerings
Observation 17: Clustering Similar Uses is Beginning to Focus Activity
DOWNTOWN OBSERVATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
4 .10
PARK ST
BROAD ST
6TH AVE. MAIN ST
6TH AVE.
WEST ST
The small town scale of downtown Grinnell is not readily apparent to first time visitors as it is easily bypassed by West Street and 6th Avenue. While this condition has allowed the downtown to preserve its small scale buildings, it may also be detrimental to retailer’s visibility to first time visitors.
5TH AVE.
PARK ST
BROAD ST
MAIN ST
WEST ST
5TH AVE.
The downtown precinct of Grinnell contains streets with a variety of building and traffic intensity. The town’s primary streets are 6th Avenue and West Street, both of which have tenancies of large single use commercial buildings with large parking lots and signage that relate to their heavy volume of vehicle traffic. The secondary streets of downtown tend to run eastwest and are more pedestrian oriented with typical tenancies of business service establishments. The tertiary streets of downtown, Main and Broad, are the most lightly trafficked and the most pedestrian friendly areas of the precinct.
4TH AVE. 4TH AVE.
Approach on Route 146
Observation 18: Downtown is Not Easily Observed on an Initial Approach; The Way-finding Project Will Not Address This Condition
Main Street
PRIMARY SECONDARY TERTIARY
Observation 19: The Town’s Hierarchy of Roads Relates to its Diversity of Uses
DOWNTOWN OBSERVATIONS McGraw Bagnoli Architects, Washington, DC
December 10, 2013
4 .11
ACKNOWLEDGEMENTS: Dr. Raynard S. Kington, President, Grinnell College G-VET Planning Committee Members Angela Harrington, President, Grinnell Area Chamber of Commerce Doug Badger, Director of Admission Joseph Bagnoli, Vice President for Enrollment/Dean of Admission & Financial Aid Rachel Bly, Director of Conference Operations and Events Monica Chavez-Silva, Director Community Enhancement & Engagement Houston Dougharty, Vice President for Student Affairs John Kalkbrenner, Vice President for College Services Jim Reische, Vice President for Communications Russ Behrens, Grinnell City Manager Rick Whitney, Director of Facilities Management Tyler Banas ‘13, Student Joe Wlos ‘15, Student
ACKNOWLEDGEMENTS McGraw Bagnoli Architects, Washington, DC
December 10, 2013