Grinnell Iowa Town Gown Planning Analysis

December 10, 2013

THE GRINNELL IOWA VISITOR EXPERIENCEA TOWN/GOWN PLANNING ANALYSIS

FINAL REPORT

TABLE OF CONTENTSMcGraw Bagnoli Architects, Washington, DC

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

December 10, 2013

McGraw Bagnoli Architects, Washington, DC December 10, 2013 1.1INTRODUCTION

PART 1: INTRODUCTION Project Approach Grinnell Timeline College Towns, Smart Growth and Sustainability Summary of Observations

McGraw Bagnoli Architects, Washington, DC 1.2INTRODUCTION

December 10, 2013

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 Grinnells 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.

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 specifi cally as it relates to Admissions, to include the immediately surrounding environs of the Town of Grinnell and a list of potential beautifi cation 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 teams 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~ Northfi eld, MN St. Olafs College~ Northfi eld, 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 teams recommendations, along with specifi cally identifi ed College projects, could be viewed and funded in support of the objective of improving the Sense of Place for Grinnell.

PROJECT APPROACH:In May of 2013, McGraw Bagnoli Architects, PLLC (MBA) was engaged byGrinnell College to provide a Town Gown Planning Analysis with the intentionof identifying short and long term recommendations to improve the identityof the place. It was requested that the study be conducted through anAdmissions Lens for a sophisticated audience from around the country andworld. As such, the team was tasked with developing a list of actionable itemsto maximize not only visitor appeal but also the quality of life for residents,all the while strengthening Grinnells character and Sense of Place. Theultimate objective of the work is to identify improvements for both the townand campus with the overall objective of strengthening both.

At the commencement of the project the team outlined an approach whichincluded:

Qualitative analysis of the relationship between the campus and town to developa strategy to reinforce the best conditions both on and off campus.

Development of a list of potential long and short term recommendations for thetown and college.

Investigation of the Campus Visit experience specifi cally as it relates toAdmissions, to include the immediately surrounding environs of the Town of Grinnell and a list of potential beautifi cation projects (both on and off campus).

The project started with a series of interactive listening sessions held by MBA inMay, 20113, the purpose of the which was to develop an understanding of thecampus and the community while Grinnell students were still present. Duringthe visit, the team met with a range of students, faculty, staff, administratorsand town representatives in a variety of sessions. In addition, conditionswere documented for use in development of the teams recommendations.

Following these listening sessions, the team prepared a series of observationsand draft recommendations for consideration which were presented to theCollege and G-VET Committee in July, 2013. Additionally, the team and agroup of G-VET Committee members embarked on benchmarking trips to thefollowing peer institutions:

Carleton College~ Northfi eld, MN St. Olafs College~ Northfi eld, 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 thebenchmarking trips, coalesced into a series of guiding Planning Principlesthrough which the teams recommendations, along with specifi cally identifi edCollege projects, could be viewed and funded in support of the objective of improving the Sense of Place for Grinnell.

PROJECT APPROACH:

PRINCIPLE 1

PRINCIPLE 2

PRINCIPLE 4

PRINCIPLE 3

PRINCIPLE 5

PRINCIPLE 6

PRINCIPLE 7

CAPITALIMPROVEMENTPLAN

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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 teams general recommendations and subsequently to a series of potential projects that have been discussed during the course of the project.

APPROACH TO IMPLEMENTATION

OBSERVATIONS PRINCIPLES FOR IMPROVEMENT

RECOMMENDATIONS PROJECTS IMPLEMENTATION


December 10, 2013

LIST OF INTERVIEWS HELD BY MBA May - June, 2013

Interactive Student SessionMay 13, 2013

Joe Bagnoli, VP for Enrollment/Dean of Admission & Financial AidDoug Badger, Director of AdmissionHouston Dougharty, VP for Student AffairsRachel Bly 93, Director of Conference Operations & Events, City Council MemberJim Reische, VP for CommunicationsStacey Schmeidel, Director of Media RelationsJoe Wlos 15, Student and G-VET Committee MemberTyler Banas 13, Student and G-Vet Committee MemberJen Jacobsen 95, Wellness DirectorLeslie Wright, Director, Faulconer Gallery, Grinnell Tourism Board

Angela Harrington, President, Grinnell Area Chamber of CommerceRuss Behrens, Grinnell City ManagerMonica Chavez-Silva, Director of Community Enhancement & EngagementDavid Slack, Mayfl ower ConsultantJohn Kalkbrenner, VP for College ServicesRick Whitney, Director of Facilities ManagementTina Elfenbein, Assistant Director of Admission, Coordinator of CommunicationsCaleb Elfenbein, Assistant Professor, History

Jim Swartz, Dack Professor of Chemistry, Interim Associate Vice PresidentKeith Brouhle 96, Associate Professor, EconomicsJana Pelham, Admission Offi ce AssistantJennifer Hirsch, Assistant Director of Admission, Coordinator of Campus Visits and EventsAndy Hamilton 85, Assistant Athletic DirectorMonty Roper, Associate Professor of Anthropology, Anthropology Department Chair, Global Development Studies Concentration Chair


December 10, 2013

College Documents:1. Strategic Plan; April 20052. Comprehensive Campus Master Plan; 20003. Campus Master Plan; 2011 update4. Strategic Action Items; 2012-13 5. The Future of Liberal-Arts Colleges (Dickinson); October 20086. Grinnell College Student Residences Plan; 2012 update7. Design Concepts for JRC plaza; May 20138. Stegman Proposed Dorm Changes, Scarlet & Black Grinnell College News Paper, by Joe Wlos9. Grinnell College Action Items, 201110. Claude W. and Dolly Aherns Foundation; Community Enhancement and Engagement Programs of Educational Institutions Inquiry, February 26, 201311. Academic Campus Plan Report; OPN Architects, June 6, 201312. Elements of the Colleges Art and Science Study

Town Documents:1. City of Grinnell Comprehensive Plan and Addendum; 2. Signage & Wayfi nding Master Plan, City of Grinnell3. Capital Improvement Plan; 14 184. Grinnell CBD Downtown Streetscape Phasing Map5. Building a Better Grinnell Survey Results; 20126. Housing Market Assessment; November 20127. Needs Assessment & Recommendations; June 20118. Capital Campaign Booklet9. Recreational Map10. Grant Application for recreation trail; March 201211. Imagine Grinnell Trails; August 200712. Retirement Communities Present Opportunities and Risks for Universities; April 200613. Market Analysis for Mayfl ower Homes, Waterfront Square; March 201314. Mayfl ower Resident Census; May 201315. Economic Progress in Grinnell over the Past 3 Years, 201216. Grinnell in Vintage Postcards17. A Portrait of Grinnell, The Architecture and Landscape Architecture of Grinnell College

LIST OF REVIEWED DOCUMENTS (PROVIDED BY G-VET COMMITTEE TO MBA)

College Documents:1. Strategic Plan; April 20052. Comprehensive Campus Master Plan; 20003. Campus Master Plan; 2011 update4. Strategic Action Items; 2012-13 5. The Future of Liberal-Arts Colleges (Dickinson); October 20086. Grinnell College Student Residences Plan; 2012 update7. Design Concepts for JRC plaza; May 20138. Stegman Proposed Dorm Changes, Scarlet & Black Grinnell CollegeNews Paper, by Joe Wlos9. Grinnell College Action Items, 201110.Claude W. and Dolly Aherns Foundation; Community Enhancementand Engagement Programs of Educational Institutions Inquiry, February 26, 201311. Academic Campus Plan Report; OPN Architects, June 6, 201312.Elements of the Colleges Art and Science Study

Town Documents:1. City of Grinnell Comprehensive Plan and Addendum;2. Signage & Wayfi nding Master Plan, City of Grinnell3. Capital Improvement Plan; 14 184. Grinnell CBD Downtown Streetscape Phasing Map5. Building a Better Grinnell Survey Results; 20126. Housing Market Assessment; November 20127. Needs Assessment & Recommendations; June 20118. Capital Campaign Booklet9. Recreational Map10.Grant Application for recreation trail; March 201211. Imagine Grinnell Trails; August 200712.Retirement Communities Present Opportunities and Risks for Universities; April 200613.Market Analysis for Mayfl ower Homes, Waterfront Square; March 201314.Mayfl ower Resident Census; May 201315.Economic Progress in Grinnell over the Past 3 Years, 201216.Grinnell in Vintage Postcards17.A Portrait of Grinnell, The Architecture and Landscape Architecture of Grinnell College

LIST OF REVIEWED DOCUMENTS (PROVIDED BY G-VET COMMITTEE TO MBA)

Interactive Resident SessionMay 14, 2013


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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

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 Grinnells focus on religion and education.

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.

- The Long Home was the fi rst 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.

A spark from a Commercial Street grain elevator started a fi re that destroyed much of Grinnells central business district. This fi re would dictate how the town developed for decades following, as retail merchants moved their business towards Main and Broad Streets away from Commercial Street.

- In the 4 years following a devastating tornado which leveled most of the colleges 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.

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 fl oor, it was an icon for travelers, college students, and local residents.

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.

1917 Gates Tower and the additional six buildings that made up the mens dormitories (now North Campus) and the womens dormitories (now South Campus) were projects completed under then President John H.T. Main.

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.

Birds-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.

GRINNELL TIMELINE


December 10, 2013

COLLEGE TOWNS, SMART GROWTH AND SUSTAINABILITY:COLLEGE TOWNS, SMART GROWTHAND SUSTAINABILITY:

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 nations 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.

In Grinnells case, consider the amount of VMTs associated with a potential residents 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 colleges 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.

SMART GROWTH AND COLLEGE TOWNS

Top 10 Walkable Communities in the US (8 of 10 are College Towns)Top 10 Bikable Communities in the US (All College Towns)

Total US Vehicle Miles Traveled (VMT)Source: U.S. Bureau of Transportation Statistics

CO2 Emissions by CategorySource: US EPA


December 10, 2013

Town Observations1. Approach views provide glimpses of Grinnells 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 signifi cance,6. Town meets gown at an unimproved juncture.

Campus Observations7. Campus edges vary in level of permeability and views,8. Streets at campus edges lack a consistent treatment,9. Campus lacks a defi ning 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 Observations14. 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-fi nding project will not address this condition,19. The towns hierarchy of roads relates to its diversity of uses.

SUMMARY OF OBSERVATIONSThe team developed and presented a series of observations during the initial portion of the project. These observations, listed below and more fully defi ned in Part 4 of the report, are the basis of the projects Planning Principles and Short/Long Term Recommendations.

REPRESENTATIVE OBSERVATION DIAGRAM SAMPLES (For full set see Part 3)

Observations were provided at three scales: Town, Campus, and Downtown.

(Clockwise) Observation 6, Observation 9, Observation 13

McGraw Bagnoli Architects, Washington, DC 2.1PRINCIPLES FOR IMPROVEMENT

December 10, 2013

The following Principles for Improvement have been developed in order to assist Grinnell in its determination of an appropriate long-term 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 fi lter 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.

PART 2: PRINCIPLES FOR IMPROVEMENT

McGraw Bagnoli Architects, Washington, DC 2.2

December 10, 2013

Principle 1: Culminate an Improved Approach Route at a Memorable Campus Entry

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PRINCIPLES FOR IMPROVEMENT

Grinnell will benefi t 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 defi ned in both open space and building form, will not only announce the campus precinct to fi rst time visitors, but will be a natural entry point into the heart of the College where visitors will immediately see the Colleges most memorable buildings and landscapes, including Mac Field, the JRC and the Noyce Science Center.

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BIKE PATHTO I-80

a. Streetscape improvements for 8th Avenue and West Streetb. Provide a new bike path from Interstate 80 to townc. Strategic acquisition of available residential propertiesd. Provide streetscape improvements at campus perimetere. 8th Avenue improvements New Campus Entry

City of Grinnell Comprehensive Plan and AddendumSignage & Wayfi nding Master Plan, City of GrinnellGrinnell CBD Downtown Streetscape Phasing MapImagine Grinnell Trails; August 2007Comprehensive Campus Master Plan, 2000 / 2011 Campus Master Plan Update

Reference Documents

University of Notre Dame Campus Entry,South Bend, IN This threshold between campus and town defi nes the campus edge while allowing continuation of a city street.

Potential Projects

Campus Entry Diagram8th Avenue and Park StreetThis diagram suggests a new Point of Arrival defi ned by a new campus green space facing Park Street and modifi cations to existing buildings.

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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.

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c. Strategic acquisition of available residential propertiesg. Redevelop Admissions building to be responsiveness to programh. Provide Town Design Guidelinesi. Develop the Zone of Confl uence site along Broad Streetk. Provide Campus Innl. Provide New Campus Bookstorem. Locate an Alumni Relations Building adjacent to or on campusn. Develop new Language Houses

Strategic Plan, April 2005Comprehensive Campus Master Plan; 2000 / 2011 Campus Master Plan UpdateAcademic Campus Plan Report; OPN Architects, June 6, 2013Grinnell College Student Residences Plan; 2012 updateCity of Grinnell Comprehensive Plan and AddendumNeeds Assessment & Recommendation; June 2011Housing Market Assessment; November 2012

Principle 2: Pursue an Active Role in Mixed-Use Improvements to the Southwest of Campus

c. Strategic acquisition of available residential propertiesg. Redevelop Admissions building to be responsiveness to programh. Provide Town Design Guidelinesi. Develop the Zone of Confl uence site along Broad Streetk. Provide Campus Innl. Provide New Campus Bookstorem. Locate an Alumni Relations Building adjacent to or on campusn. Develop new Language Houses

Proposed Inn at Town Center West, Swarthmore, PA This new structure will house a 40 room campus inn, campus bookstore and fi ne dining.

South Street Mews Mixed Use Development,Hanover, NHA new, mixed-use retail and residential development built by the Dartmouth Real Estate Offi ce contributes to Hanovers vibrant 18-hour environment .

Reference Documents

Potential Projects



December 10, 2013

Principle 3: Improve 6th Avenue as it is a Critical Juncture Between Town and Gown

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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.

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c. Strategic acquisition of available residential propertiesd. Provide streetscape improvements at campus perimeterh. Provide Town Design Guidelinesi. Develop the Zone of Confl uence site along Broad Streetk. Provide Campus Innl. Provide New Campus Bookstorem. Locate an Alumni Relations Building adjacent to or on campus

Strategic Plan, April 2005Comprehensive Campus Master Plan; 2000Campus Master Plan; 2011 updateAcademic Campus Plan Report; OPN Architects, June 6, 2013City of Grinnell Comprehensive Plan and AddendumNeeds Assessment & Recommendation; June 2011RESTAURANT COLLEGE RETAIL CAMPUS

Reference Documents

Potential Projects

Williams College Mixed Use RedevelopmentWilliamstown, MA This corner store retail and commercial property, which replaced a service station and parking lot, is owned and managed by Williams College

Eddy Street Commons, South Bend, IN 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.



December 10, 2013

Principle 4: Support a Living/Learning Environment Proximate to Campus

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 benefi t of creating a living/learning culture that is a already a point of pride for Grinnell Colleges peer institutions.

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c. Strategic acquisition of available residential propertiesd. Provide streetscape improvements at campus perimeteri. Develop the Zone of Confl uence site along Broad Streetn. Develop new Language Houses o. Remove parking from important campus spacesp. Provide East Campus Dormitory

Comprehensive Campus Master Plan; 2000 / 2011 Campus Master Plan UpdateGrinnell College Student Residences PlanHousing Market Assessment & Recommendations

Reference Documents

Potential Projects

Dartmouth College Park and Wheelock HousingHanover, NH This 22-unit residential development built by the Dartmouth Real Estate Offi ce provides junior faculty and staff housing within walking distance of Dartmouth College and the vibrant town of Hanover, NH.

Oberlin College Village Housing, Oberlin, OH These purpose-built residences are emblematic of college provided housing made available to approximately 450 4th year students immediately adjacent to the Oberlin campus.



December 10, 2013

Principle 5: Unify the Campus Edge to Differentiate College from Town; Continue to Provide a Permeable Edge to Link the Two

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Clearly defi ning the campus edge through appropriate planting and site furnishings will distinguish the college as a separate precinct and improve its 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.

d. Provide streetscape improvements at campus perimetere. 8th Avenue improvements New Campus Entryf. 8th Avenue improvements from Park Street to East Streetn. Develop new Language Houses o. Remove parking from important campus spacesq. Develop Railroad Gardens

Strategic Plan, April 2005Comprehensive Campus Master Plan; 2000 / 2011 Campus Master Plan UpdateAcademic Campus Plan Report; OPN Architects, June 6, 2013Grinnell College Student Residences Plan; Design Concepts for JRC plaza; May 2013

CONDITION 1 CONDITION 2 PERMEABILITYPRIMARY ENTRY

Strategic Plan, April 2005Comprehensive Campus Master Plan; 2000 / 2011 Campus Master Plan UpdateAcademic Campus Plan Report; OPN Architects, June 6, 2013Grinnell College Student Residences Plan;Design Concepts for JRC plaza; May 2013

Reference Documents

Potential Projects

Park Street SectionGrinnell, 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 traffi c and on-street parallel parking are an excellent model for future campus edge improvements.

Building Yard/Setback Side- Tree 2 Way Traffi c Tree Side- Yard/Setback College Walk Strip with On-Street Parking Strip Walk Building

POTENTIAL OPPORTUNITY

FOR PERMEABILITY



December 10, 2013

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 benefi t both the individual requirements of the buildings but also the campus at large.

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j. Provide New Humanities Buildingo. Remove parking from important campus spacesp. Provide East Campus Dormitoryq. Develop Railroad Gardensr. Provide Campus Design Guideliness. Improve Mac Fieldt. Refi ne tertiary outdoor spaces at important campus buildings (hardscape at JRC, entry at Noyce, Harris, etc.)

PRIMARY (LANDSCAPE) SECONDARY TERTIARYPRIMARY ENTRY

Reference Documents

PotentialProjects

Strategic Plan, April 2005Comprehensive Campus Master Plan; 2000 / 2011 Campus Master Plan UpdateAcademic Campus Plan Report; OPN Architects, June 6, 2013Grinnell College Student Residences Plan; Design Concepts for JRC plaza; May 2013

Vassar CollegePoughkeepsie, NY The singular importance of Vassars main quadrangle is reinforced by its formal confi guration and plantings and supported by the less formal secondary and tertiary open spaces which comprise the remainder of the campus.

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.


Principle 6: Create an Engaging, Connected and Attractive Setting by Providing a Hierarchy and Variety of Campus Open Spaces


December 10, 2013

Principle 7: Utilize Campus Buildings to Defi ne a Strong Network of Green Spaces

The placement of buildings on Grinnells campus should support an overall Sense of Place defi ned 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.

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j. Provide New Humanities Buildingk. Provide Campus Innl. Provide New Campus Bookstorem. Locate an Alumni Relations Building adjacent to or on campusn. Develop new Language Houses p. Provide East Campus Dormitorys. Improve Mac Fieldt. Refi ne 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

Strategic Plan, April 2005Strategic Action Items; 2012 13 Comprehensive Campus Master Plan; 2000 / 2011 Campus Master Plan UpdateAcademic Campus Plan Report; OPN Architects, June 6, 2013Grinnell College Student Residences Plan

Reference Documents

PotentialProjects

Open Space DiagramsThese diagrams indicate a range of green spaces defi ned by buildings of varying massing, architectural style and shape. In each case the placement of buildings reinforces adjacent landscapes.


3.1McGraw Bagnoli Architects, Washington, DC December 10, 2013

PART 3: APPROACH TO IMPLEMENTATION

Recommendations Long Term Recommendations

Town Campus Downtown

Short Term Recommendations Potential Projects Capital Improvement Plan Diagram

APPROACH TO IMPLEMENTATION


The approach route from Interstate 80 to Grinnell should be embraced as an opportunity to highlight the towns 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 towns surroundings by emphasizing the rural aspect of the place. Own it by allowing indicators of the Iowan landscape to populate the route.

Consider the implementation of the towns 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.

Recommendation 1: Embrace the Approach Route from I-80 Recommendation 2: Develop the Zone of Confl uence Between Town and Gown to Strengthen Both

The under-utilized site at the north end of Broad Street presents a singular and unique opportunity to link the Town with the Gown.

Consider utilizing this zone as an area focused on activities to service the student population or Colleges needs while respecting the towns patterns of streets and uses. Possible programs of spaces may include a new campus bookstore, student focused administrative offi ces, faculty and staff housing, or a new Campus Inn.

TOWN RECOMMENDATIONS

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Mixed Use Retail, Rental Housing and Administrative Offi ce Building, Williams College

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Tractor Implement Store on Route 146

Consider and prioritize the improvement of key intersections of town and campus as an announcement of the unique nature of the place.

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.


Recommendation 3: Strengthen the Thresholds to Town and College

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TOWN RECOMMENDATIONS

Macalester College

The town may benefi t from creating a simple set of informal visual markers at the important thresholds rather than investing in more signifi cant land purchases. The simple introduction of place based signage, iconic town imagery and/or a re-used utilitarian structure may go a long way in defi ning the perceptible edges of the downtown precinct of Grinnell.

Recommendation 4: Announce and Celebrate Grinnells Heritage and Present Diversity

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Middlebury College

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 re-organizing 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.

Recommendation 6: Re-Imagine 8th Avenue as a Unifi er of Town and Gown, as well as North and South Campus

Campus Juncture with Town, University of Notre Dame


GARDEN TOWARD CAMPUS

GARDEN TOWARD TOWN

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Campus Circle, University of Notre Dame

CAMPUS RECOMMENDATIONS

Recommendation 5: Improve Campus Approach Route to New Point of Arrival

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.

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.

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Georgetown University Point of ArrivalPRIMARY SECONDARY

Recommendation 8: Develop a Singular, Memorable Place on Campus

Consider developing a primary, defi ning space or building for campus. This might happen at a new 8th Avenue Gateway or by reconfi guring 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.

A building along 10th Avenue, which might house a new Career Center, Academic Spaces, Faculty Offi ces or other Administrative uses could become an iconic structure which offers sweeping views of Mac Field and Gates Tower.

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 colleges 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.

Ensure any new academic buildings are two sided, with logical and architecturally signifi cant entries toward the town as well as campus.

Consider investing in plantings and sidewalks to match Park Street along East Street with a similar, unifi ed approach along both 6th Avenue and 10th Avenue.

Recommendation 7: Unify Treatment of Campus Related Streets


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Dartmouth College

University of Virginia


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PRIMARY (LANDSCAPE)SECONDARY TERTIARY

PRIMARY (BLDG)CONDITION 1CONDITION 2

PERMEABLE LANDSCAPEARCHITECTURAL GATEWAY

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.

Recommendation 9: Develop Campus Landscapes and Buildings to Mitigate Impact of Railroad Tracks


Recommendation 10: Focus on Development of Campus Landscapes Between Buildings

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 defi ne 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.

Consider these efforts as a two part approach to campus improvements:

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.

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University of Notre Dame


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Brookline, MA - Muddy River Rail line

Central College Water Feature - Pella, IA

RAIL LINE

PRIMARY SECONDARY TERTIARY

??

The fi rst 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 Colleges Admissions Center is not refl ective of the culture of Grinnell, and should be re-imagined as an improved Admissions Center, Career Center or Administrative Offi ce Building.

Additionally, the benefi cial 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 confi dence that the institution is focused on providing an excellent basis for a student to launch their career.



Recommendation 12: Remove Parking from Important Campus Landscapes and Views

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 fi rst 16 car bay of the parking lot along 6th Avenue currently represents the fi rst 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.

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6th Ave

Recommendation 11: Consider Important Role of Admissions and Career Center when Considering Future Development

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College of William and Mary


Recommendation 14: Create an Organizational Structure for Engagement in Real Estate Transactions Related to the Colleges Long Term Interests

The College would benefi t 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.

Concurrent to the investigation of potential organizational structures, the College should determine an appropriate method for long-term funding for this offi ce. Examples of such methods range from a specifi cally dedicated and focused endowment, to a yearly percentage of an operating budget, to a less restricted annual commitment of funds out of a schools annual budget.

Once established, this offi ce 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.

Dartmouth College Real Estate Offi ce7 Lebanon St Development Project

Williams College Real Estate & Auxiliary ServicesB&L Building Development Project


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 defi ne 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:

Rain Gardens Low Impact Development Bioswales Rainwater Capture Other Stormwater Management Techniques

Recommendation 13: Develop Campus Design Guidelines (I.e. Site Furnishings, Planting Palette, Materials)

St. Olaf Bike RacksMacalester College

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.


DOWNTOWN RECOMMENDATIONS

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:

A New Campus Inn A Campus Bookstore Staff and Faculty Housing Events Center Shared Education Spaces

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

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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 fi rst time visitors

Consider adjusting existing retail store hours to accommodate the growing demand for use after 5:00 PM.

Recommendation 17: Continue to Encourage a Vibrant Mix of Uses; Housing, Art Exhibit Space, and College Offi ces can all help Connect Town and Campus

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Williams College

Recommendation 18: Develop Streetscape Design Guidelines for Main Street and Broad Street to create a welcoming Pedestrian Environment.

Similar to the Colleges, the Town of Grinnell would benefi t 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.

Downtown Northfi eld, MNDownton Pella, IA

Downtown Grinnell , IA

Macalester College

DOWNTOWN RECOMMENDATIONS

SERVICE COLLEGE RESTAURANT

Middlebury College Gators

University of Pennsylvania

Harvard University


RECOMMENDATIONS FOR IMMEDIATE ACTION: CAMPUS

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

Wake Forest University



Short Term Campus Recommendation 3:Provide hardscape plazas at high traffi c areas

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

Short Term Campus Recommendation 4:Improve campus horticulture and grounds maintenance

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

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 fi xture, etc. Develop as a campus design guideline

Short Term Campus Recommendation 6:Admissions building parking

Eliminate parking at sidewalk edge, as it is a fi rst view of campus Replace with well-maintained landscape buffer between parking lot and sidewalk

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



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

Ann Arbor Street Art Fair

Midd Summer Fest, Middlebury, VT

Storefront for Architecture, NYC


RECOMMENDATIONS FOR IMMEDIATE ACTION: TOWN

Short Term Town Recommendation 11:Pop-up art gallery

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 communitys engagement in the arts Provide a platform for display and opportunity for community feedback

Short Term Town Recommendation 12:Incubate a college related festival for town

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.)

Cascade Culinary Institute (60 Seat Restaurant ) Central Oregon Community College,

Bend, OR



Short Term Town Recommendation 13:Outdoor caf 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


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Short Term Town Recommendation 15:Seek diverse/ethnic restaurant:

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

Short Term Town Recommendation 16:Develop signage/plantings

Highlight key thresholds to downtown

Short Term Town Recommendation 17:Provide Pioneer One (P-Card) usage in downtown retail establishments to increase student foot traffi c:

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



A. Streetscape improvements for 8th Avenue and West StreetB. Provide a new bike path from Interstate 80 to townC. Strategic acquisition of available residential propertiesD. Provide streetscape improvments at campus perimeterE. 8th Avenue improvements New Campus EntryF. 8th Avenue improvements from Park Street to East StreetG. Redevelop Admissions building to be responsiveness to programH. Provide Town Design GuidelinesI. Develop the Zone of Confl uence site along Broad StreetJ. Provide New Humanities BuildingK. Provide Campus InnL. Provide New Campus BookstoreM. Locate an Alumni Relations Building adjacent or on campusN. Develop new Language Houses O. Remove parking from important campus spacesP. Provide East Campus DormitoryQ. Develop Railroad GardensR. Provide Campus Design GuidelinesS. Improve Mac FieldT. Refi ne tertiary outdoor spaces at important campus buildings (hardscape at JRC, entry at Noyce, Harris, ect.)U. Integrate Career Services building with academic life on campus

POTENTIAL PROJECTS

Recommendation 5: Re-imagine 8th Avenue as a Unifi er of Town and Gown, as well as North and South Campus

The following list of potential projects is based on the teams 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:

Project N & P: New Language Houses and East Campus Dorm

REPRESENTATIVE PROJECT SAMPLES

Project J: New Humanities Building


POTENTIAL PROJECTS

OBSERVATIONS PRINCIPLES FOR IMPROVEMENT RECOMMENDATIONS PROJECTS


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

PRINCIPLE 3: IMPROVE 6TH AVE. AS IT IS A CRITICAL REFLECTION JUNCTURE BETWEEN TOWN AND GOWN

PRINCIPLE 4: SUPPORT A LIVING/LEARNING ENVIRONMENT PROXIMATE TO CAMPUS

PRINCIPLE 5: UNIFY THE CAMPUS EDGE TO DIFFERENTIATE THE COLLEGE FROM THE TOWN, CON-TINUE 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

A. STREETSCAPE IMPROVEMENTS FOR8TH AVENUE AND WEST STREET

B. PROVIDE A NEW BIKE PATH FROM I-80 TO TOWN

C. STRATEGIC ACQUISITION OF AVAILABLERESIDENTIAL PROPERTIES

D. PROVIDE STREETSCAPE IMPROVEMENTSAT CAMPUS PERIMETER

E. 8TH AVENUE IMPROVEMENTS - NEW CAMPUS ENTRY

F. 8TH AVENUE IMPROVEMENTS - FROMPARK STREET TO EAST STREET

G. REDEVELOP ADMISSIONS BUILDING TO BE RESPONSIVE TO PROGRAM

H. PROVIDE TOWN DESIGN GUIDELINES

I. DEVELOP THE ZONE OF CONFLUENCESITE ALONG BROAD STREET

J. PROVIDE NEW HUMANITIES BUILDING

K. PROVIDE CAMPUS INN

L. PROVIDE NEW CAMPUS BOOKSTORE

M. LOCATE AN ALUMNI RELATIONS BUILDINGADJACENT TO OR ON CAMPUS

N. DEVELOP NEW LANGUAGE HOUSES

O. REMOVE PARKING FROM IMPORTANTCAMPUS SPACES

P. PROVIDE EAST CAMPUS DORMITORY

Q. DEVELOP RAILROAD GARDENS

R. PROVIDE CAMPUS DESIGN GUIDELINES

S. IMPROVE MAC FIELD

T. REFINE TERTIARY OUTDOOR SPACES AT IMPORTANT CAMPUS BUILDINGS

U. INTEGRATE CAREER SERVICES BUILDINGWITH ACADEMIC LIFE ON CAMPUS

CAPITALIMPROVEMENTPLAN

R1: EMBRACE THE APPROACH ROUTE FROM I-80

R2: DEVELOP THE ZONE OF CONFLUENCE BETWEEN TOWN AND GOWN TO STRENGTHEN BOTH

R3: STRENGHTEN THE THRESHOLDS TO TOWN AND COLLEGE

R4: RELOCATE CAMPUS ENTRY AND APPROACH ROUTE

R5: UNIFY TREATMENT OF CAMPUS RELATED STREETS

R6: REIMAGINE 8TH AVE. AS A UNIFIER OF TOWN AND GOWN AS WELL AS NORTH AND SOUTH

R7: DEVELOP A SINGULAR MEMORABLE PLACE ON CAMPUS

R8: DEVELOP CAMPUS LANDSCAPES AND BUILDINJGS TO MITIGATE IMPACT OF RAILROAD TRACKS

R9: FOCUS ON DEVELOPMENT OF CAMPUSLANDSCAPES BETWEEN BUILDINGS

R10: CONSIDER ROLE OF ADMISSION AND CAREER CENTER WHEN CONSIDERING FUTURE DEVELOPMENT

R11: REMOVE PARKING FROM IMPORTANT CAMPUS LANDSCAPES AND VIEWS

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

R15: CONTINUE TO ENCOURAGE A VIBRANT MIX OF USES; HOUSING, ART EXHIBITIONS, COLLEGE OFFIICES

R16: CREATE OPPORTUNITIES FOR A VARIETY OF DOWNTOWN HOUSING TO ASSIST IN RECRUITMENT

R17: ANNOUNCE AND CELEBRATE GRINNELLS HERITAGE AND PRESENT DIVERSITY

R18: DEVELOP TOWN DESIGN GUIDELINES

O1: APPROACH VIEWS PROVIDE GLIMPSES OFGRINNELLS RURAL SETTING

O2:GRINNELL IS A LUSH JEWEL OF THE PRAIRIE

O3: THE APPROACH ROUTE TO TOWN AND CAMPUSIS 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 ANUNIMPROVED JUNCTURE

O7: CAMPUS EDGES VARY IN LEVEL OFPERMEABILITY AND VIEWS

O8: STREETS AT CAMPUS EDGES LACK A CONSISTENT TREATMENT

O9:CAMPUS LACKS A DEFINING SPACE ORBUILDING

O10: ACADEMIC BUILDINGS PREDOMINANTLY FACE TOWN, STUDENT LIFE BUILDINGS FACE CAMPUS

O11: ATTEMPTS TO UNIFY CAMPUS ACROSS THERAILROAD TRACKS HAVE MIXED RESULTS

O12: PARKING AND SERVICES DISRUPT CAMPUS LANDSCAPES

O13: A VIBRANT MIX OF USES IS BEING DEVELOPEDIN DOWNTOWN

O14: DOWNTOWN HOUSING IS BEGINNING TO DEVELOP AND SUPPORT VIBRANCY

O15: FREQUENT STREET ENTRIES ENCOURAGEDIVERSITY AND SCALE OFFERINGS

O16: CLUSTERING SIMILAR USES IS BEGINNINGTO FOCUS ACTIVITY

O17: DOWNTOWN IS NOT EASILY OBSERVEDON THE INITIAL APPROACH

O18: THE TOWNS HIERARCHY OF ROADS RELATES TO ITS DIVERSITY OF USES

CAPITAL IMPROVEMENT PLAN DIAGRAM


PART 4: DETAILED OBSERVATIONS Town Campus Downtown

Acknowledgements

DETAILED OBSERVATIONS

Main Street

Agricultural Setting

Approach to Grinnell from Route 146


At certain points of travel from Interstate 80, Route 146 offers unique views of Grinnells relationship to its rural Midwest setting, while other views are typical to Anywhere, USA.

The chain hotels, gas stations, and strip retail along Route 146, common to most college town approach routes, does not differentiate or capitalize on Grinnells location. Other views are unique to Grinnells setting, specifi cally the tractor supply stores, farms, and grain silos which specifi cally 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.

Observation 1: Approach Views Provide Glimpses of Grinnells Rural Setting

Grinnells green canopy in the middle of an agricultural landscape reinforces the perceptible edges of the town. This canopy exists throughout the citys residential neighborhoods and parks, but is lacking within the downtown and along Route 146.

Observation 2: Grinnell is a Lush Jewel of the Prairie

TOWN OBSERVATIONS

KEY VIEWS INTO RURAL LANDSCAPEINTERMEDIATE ZONE

Route 146 8th Ave.


*

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 visitors fi rst approach to campus tends to start at the intersection of 6th Avenue and Park Street and continues clockwise around campus.

Observation 3: The Approach Route to Town and Campus is Peripheral to the Best Elements of Both

Route 146 and 6th Avenue are major thoroughfares with high vehicle traffi c 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 signifi cant feature (i.e. Herrick Chapel, Gates Rawson Tower).

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 traffi c lights. As a result pedestrian safety is a concern where the street bisects campus.

Observation 4: The Town and Campus are Linked by a Hierarchy of Roads

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PRIMARY SECONDARY TERTIARYARCHITECTURALLY SIGNIFICANT MARKER

TOWN OBSERVATIONS

Broad Street

Broad Street

1949 Campus Plan

6th Ave.

6th Ave


The logical thresholds to town and campus are under whelming and fail to celebrate a visitors arrival. As previously noted, the approach route to both town and campus are peripheral to these precincts, and these thresholds do not refl ect the character of the place.

Historic images indicate that the 6th Avenue curve was a gateway to the campus which has been lost since the 1960s. With the siting of the Bucksbaum Center for the Arts, this location has lost its sense of arrival at the southwest corner of Campus.

Observation 5: Town and Campus Thresholds Lack Signifi cance

The primary zone of confl uence 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.

Observation 6: Town meets Gown at an Unimproved Juncture

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TOWN OBSERVATIONS

VE

Park Street

East Street 1 - Park Street

4 - 6th Ave

3 - 10th Ave

1A - East St

2 - East St


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 colleges 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.

Observation 7: Campus Edges Vary in Level of Permeability and Views

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 refl ective of a pedestrian scaled environment.

Observation 8: Streets at Campus Edges Lack a Consistent Treatment

8TH AVE

6TH AVE

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CONDITION 1CONDITION 1A

CONDITION 2CONDITION 3

CONDITION 4

CAMPUS OBSERVATIONS

Mac Field

1949 Campus Plan ARH Building on Park Street

Gates Tower on Park Street


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 unifi es and brings order to a campus, creating memorable settings and an overall sense of place for campus.

Observation 9: Campus Lacks a Defi ning Space or Building

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SECONDARY TERTIARY

Academic buildings along Park Street provide the most frequent and architecturally signifi cant entries to campus buildings facing town. Residential complexes, with the exception of South, provide a singular, architecturally signifi cant entry that serve as terminuses at odd numbered streets. The majority of the entrances for individual residential buildings are internal to campus.

Observation 10: Academic Buildings Predominantly Face Town, Student Life Buildings Face Campus

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CAMPUS OBSERVATIONS

S**

Railroad Track on East Campus

Railroad Track Crossing Parking on East Street

Bucksbaum Loading Dock


Campus lacks a coherent approach to service and parking which is readily apparent to a fi rst-time visitor.

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 offi ce as it is approached from the west along 6th Avenue.

Similarly, service courts and loading docks for the Noyce Science Center, the Joe Rosenfi eld Center and the Bucksbaum Center for the Performing Arts dominate multiple views from a variety of locations.

Observation 12: Parking & Services Disrupt Campus Landscapes

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Clearly one of Grinnell Colleges most diffi cult landscape features is the railroad track which crosses campus. While this condition has been a defi ning 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.

Observation 11: Attempts to Unify Campus Across the Railroad Tracks have Mixed Results

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CAMPUS OBSERVATIONS


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 Colleges 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 offi ces 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

The presence of housing for Grinnells 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 fi rst story retail has already started to contribute to greater vitality within downtown Grinnell but could be strengthened.

Observation 15: Downtown Housing is Beginning to Develop and Support Vibrancy

Main Street Spaulding Loft Housing Redevelopment Project


By most standards, a vibrant college town is the result of a vibrant mix of uses (residential, retail and commercial offi ce). 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:

Retail and Commercial Offi ce (Daytime/Early Evening)

Restaurant (Daytime/ Early Evening)

Arts and Entertainment (Daytime/ Evening)

Residential Apartments

Observation 14: A Vibrant Mix of Uses is Being Developed in Downtown

SPAULDING LOFT

PROJECT

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COMMERCIAL/RETAILRESTAURANTARTS/ENTERTAINMENT

DOWNTOWN OBSERVATIONS

4th Ave Broad Street


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.

Observation 16: Frequent Street Entries Encourage Diversity and Scale of Offerings

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 offi ces, 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.

Observation 17: Clustering Similar Uses is Beginning to Focus Activity

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SERVICECOLLEGE FOCUSED USESRESIDENT FOCUSED SHOPS/ENTERTAINMENT/DINING


Approach on Route 146 Main Street


The downtown precinct of Grinnell contains streets with a variety of building and traffi c intensity. The towns 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 traffi c. The secondary streets of downtown tend to run east-west and are more pedestrian oriented with typical tenancies of business service establishments. The tertiary streets of downtown, Main and Broad, are the most lightly traffi cked and the most pedestrian friendly areas of the precinct.

Observation 19: The Towns Hierarchy of Roads Relates to its Diversity of Uses

The small town scale of downtown Grinnell is not readily apparent to fi rst 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 retailers visibility to fi rst time visitors.

Observation 18: Downtown is Not Easily Observed on an Initial Approach; The Way-fi nding Project Will Not Address This Condition

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PRIMARYSECONDARYTERTIARY


December 10, 2013 December 10, 2013 McGraw Bagnoli Architects, Washington, DC ACKNOWLEDGEMENTS

Dr. Raynard S. Kington, President, Grinnell College

G-VET Planning Committee Members Angela Harrington, President, Grinnell Area Chamber of CommerceDoug Badger, Director of AdmissionJoseph Bagnoli, Vice President for Enrollment/Dean of Admission & Financial AidRachel Bly, Director of Conference Operations and EventsMonica Chavez-Silva, Director Community Enhancement & EngagementHouston Dougharty, Vice President for Student AffairsJohn Kalkbrenner, Vice President for College ServicesJim Reische, Vice President for CommunicationsRuss Behrens, Grinnell City ManagerRick Whitney, Director of Facilities ManagementTyler Banas 13, StudentJoe Wlos 15, Student

ACKNOWLEDGEMENTS: