CAMPUS MASTER PLAN
MMA
Massachusetts Maritime Academy FINAL REPORT 2014
ACKNOWLEDGMENTS Division of Capital Asset Management and Maintenance Carole Cornelison, Commissioner Elizabeth Minnis, Deputy Commissioner Shirin Karanfiloglu, Director of Programming Elayne Campos, Deputy Director Selena Goldberg, Project Manager
Mass State College Building Authority (MSCBA) / Prellwitz Chilinski (PCA) Janet Chrisos, MSCBA Deputy Director Paul Forgione, MSCBA Project Manager Karen Dubrovsky, PCA Project Manager
Mass Maritime Academy Richard Gurnon, President Richard Covel, Chairman of the Board of Trustees Francis McDonald, Vice President of Operations Colleen Ruggeri, Operations Paul O’Keefe, Director of Facilities Bradley Lima, Academic Affairs Elizabeth Stevenson, Vice President of Enrollment Management Holly Knight, VP for Advancement Michael Cuff, Registrar Edward Rozak, Director, ComCad Thomas Bushy, Vice President of Marine Operations Greg Perry, Athletics Patricia O’Brien, Athletics Wayne Rolino, Assistant Director of Facilities Dan Freitas, Chief Wastewater Treatment Plant Operator Chuck Rowe, HVAC Operations and Maintenance Kathleen Driscoll, Environmental Health and Safety Officer George Howe, Chair, Engineering Craig Dalton, Chair, Marine Transportation Malcolm MacGregor, Chair, Emergency Mgmt. & Environmental Protection Madhubani Ghosh, Chair, International Maritime Business Brian Dixon, Science Coordinator
Sasaki James Miner, Principal-in-Charge, Planner Tyler Patrick, Principal, Project Manager and Planner Christine Dunn, Architect Caroline Braga, Landscape Architect
Planning Team
Dober Lidsky Mathey George Mathey, Principal Andrew Gillespie, Senior Analyst
CONTENTS Acknowledgments
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Executive Summary
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Existing Campus Environment
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Campus Vision
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Program Accommodation Strategies
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Executive Summary
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Introduction The Massachusetts Maritime Academy (MMA) campus master plan is the by-product of a highly interactive process that will provide a long-term vision for the physical development of the school’s campus in support of its mission. The College’s mission - to graduate educated men and women to serve the maritime industry as licensed officers - has expanded over time to also prepare graduates to serve the transportation, engineering, environmental, business and industrial interests of the Commonwealth and nation.
Located on a peninsula in Buzzards Bay, land at the Mass Maritime Academy campus is at a premium, further highlighting the importance of strategic planning to address future space needs. Most types of space are at or are approaching maximum capacity despite several recent projects to address current needs: • •
While the Academy remains committed to the tradition, values, ethics and aspirations rooted in the mariner’s profession, the future vision for the campus includes expanded academic offerings, a more diverse faculty and student population, and strategic enrollment growth to 1,800 students, including as many as 200 commuter students. With enrollment incrementally increasing from Fall 2012 enrollment of 1,313 students to the target goal of 1,800 over time, phased capital improvements of the physical environment will be required to meet these goals.
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• The master plan also seeks to improve the day-to-day functionality of the campus. Circulation, facilities support, and campus service, while less glamorous than mission components, must work efficiently to ensure the success of the academic mission. These issues are also intimately connected to broader themes of College identity, collaboration, sense of place, and clarity of wayfinding, which have emerged as important planning themes.
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MMA’s lab-intensive curriculum results in heavily utilized, specialized labs and basic science labs Faculty office space on campus is considerably less than other State Colleges, although the renovation of Hurley Library will address some of this current need Use of the Ship bunks to accommodate students will be alleviated with ongoing housing expansions, but continued growth will require additional housing Modest capital improvements to dining services are planned to accommodate a 1,500-student body but expanded seating hours are still required to accommodate current dining needs Informal interaction spaces, such as the Gymnasium, and informal gathering spaces are in short supply A portion of the Facilities Department and the Marine Ops spaces are housed in deteriorating structures and a trailer in the center of campus The wastewater treatment facility is at capacity
Cohasset Narrows
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Figure 1 MMA campus and environs 7
This campus master plan seeks to inform future capital investment decisions by articulating the space needs for enrollment levels, identifying sites for future projects, recommending phasing, and providing order-of-magnitude project budgets. Key drivers that served as the framework for this campus master plan can be divided into two complimentary groups: program drivers and campus design drivers.
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Key Program Drivers
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Academic instructional space that supports active and experiential pedagogies, relieves pressure on existing classrooms and labs, and accommodates planned growth in student enrollment Faculty and staff office space to support desired adjacencies and planned growth initiatives Additional student recreation space Additional residential space to support enrollment growth More diverse and appropriately-sized dining facilities Appropriately-sized Facilities Department
Key Campus Design Drivers • • • • •
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Creating a more cohesive campus, not just a collection of buildings Establishing a hierarchy of open space that create informal interaction spaces and improves wayfinding Providing clarity to vehicular and pedestrian circulation Planning for infrastructure upgrades and improving sustainability Ensuring the highest and best use of available land
These drivers suggest several major physical moves and phased capital improvements:
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4• 5• 6• 7• 8• 9• • 10
New campus “loop road” which relocates vehicular service traffic from the core to the campus periphery Relocation of the Marine Ops and Facilities Department from the center of campus including some space located off campus New pedestrian spine along Power Plant Drive to serve as the “Campus Main Street” Renovation and addition to the existing Power Plant to provide additional instructional space and faculty offices, consolidating academic spaces in the center of campus. Recreation Center addition to the existing Gymnasium with an outdoor plaza to serve as a campus gathering node along “Main Street” Renovation and addition to the existing Mess Deck to improve efficiency and accommodate growth Addition of grab-and-go dining to provide more dining options and accommodate commuter students Expansion of residential facilities within the current residential compound to house a total of 1,600 students Various open space improvements to enhance the quality and consistency of the campus experience Envelope improvements and wastewater infrastructure improvements to support growth and advance sustainability goals
New Space Renovated Space New Pedestrian Spine
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Figure 2 Recommended vision
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Phasing Project implementation is proposed to occur in three phases, aligning with enrollment levels. The first phase accommodates the needs of a population of between 1,400 and 1,500 fulltime undergraduate students. The majority of projects in this phase are renovations or additions to existing buildings. Key renovations include Hurley Building renovation, Admirals Hall renovation, renovation to provide an additional combined chemistry / physics lab, Mess Deck renovations, and Phases I-V housing renovations. To support these academic and student life improvements, several improvements to the physical plant also occur during Phase 1, including Phase IIB of Wastewater Treatment, the relocation of Marine Operations and some Facilities Dept. spaces off campus, and a new facility department building. Improvements to the circulation system also begin with the realignment of the Campus Loop Road, which will permit the creation of a portion of the Pedestrian Main Street in this phase or the next phase. The proposed Gymnasium addition and renovation project are suggested for this phase, but may take place in Phase 2, depending on funding availability. Renovations to Harrington Hall are expected to span multiple phases.
Phase 2 meets the needs of an undergraduate population of 1,600 students. To meet this enrollment, 100-150 additional beds will be constructed as an addition to the existing dormitory complex. The increased enrollment will also put pressure on existing academic facilities, requiring a renovation and addition to the Power Plant to add new labs, general academic space, and faculty office space. As previously stated the renovation of the Power Plant could happen earlier and the addition later as funding and demand for space warrants. To support this growth in enrollment and facilities, the Wastewater Treatment Plant will undergo an expansion with a third SBR. The facility sheds and trailers will be demolished to clear a site for the Power Plant addition. Landscape and streetscape improvements will be made to the Pedestrian Main Street. Phase 3 accommodates enrollment growth to 1,800 undergraduate students, 1,600 of whom will reside on campus. Additional academic space will be created by adding a second and third floor to the Power Plant addition, along with new faculty office space. New dining options will be provided when the Fantail is converted to a Grab ‘n Go facility. The diagram at right illustrates the possible phasing of capital improvements and includes order-of-magnitude cost estimates.
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MASS MARITIME ACADEMY PHASING DIAGRAM PHASE 1 – 1400 -1500 Undergrads
STUDENT LIFE LIFE STUDENT
FACULTY/ FACULTY/ ADMIN ADMIN
HOUSING PHASES I –V Fitness in Co 2 + Commandant’s Office @ Bookstore
DINING PHASE IIB New Cooler / Storage
DINING PHASES V Mess Deck Renovations
PHASE 2 –1600 Undergrads
PHASES V MODIFICATIONS Commandant to Co. 2 Fitness Rm. Restroom Relocation
PROPOSED DINING / KITCHEN MODIFICATIONS + ADDITION Increase Seating 2285 SF $5 MIL* PROPOSED GYM RENOVATIONS/ ADDITION Fitness Ctr., Offices, Lockers Storage, Food 16,300 GSF addition, 6,610 GSF renovation $14.1 MIL
HURLEY RENO Faculty Offices, Admin Space, Bookstore PHASE IIB Grease Trap / Wastewater Treatment
FACILITIES/ PLANT FACILITIES/
RELOCATE MARINE OPS + SHOPS OFF CAMPUS $1.5 MIL*
NEW FACILITY DEPT. BLDG ON CAMPUS $3.6-$5 MIL
DEMOLISH FACILITY SHEDS/ TRAILERS $200,000 *
SEE ADDITIONAL OPTIONS
SEA SEA TER TERM
ADMIRALS HALL RENOVATION
CHEMISTRY / PHYSICS LAB RENOVATION
HOUSING Company 6 Addition – 100-150 beds $25 MIL *
DINING Convert Fantail to Grab ‘n Go
NEW FACULTY OFFICE SPACE 800 GSF (Power Plant addition)
NEW FACULTY OFFICE SPACE 9150 GSF
WASTEWATER TREATMENT EXPANSION 3RD SBR $1 MIL *
NO FRESHMAN PARKING
PEDESTRIAN MAIN STREET / LANDSCAPE IMPROVEMENTS $500,000 -$1.6 MIL**
CAMPUS LOOP ROAD $2 MIL ACADEMIC ACADEMIC SPACE SPACE
PHASE 3 – 1800 Undergrads (1600 residential)
RENOVATE POWER PLANT FOR LABS – 4,200 GSF
ELECTRONICS LAB LECTURES RELOCATED
HARRINGTON HALL ENVELOPE $10 MIL*
NEW ACADEMIC SPACE – 10,800 GSF
NEW ACADEMIC SPACE – 14,000 GSF $19 MIL
$10.5 MIL
FRESHMAN CLASS EXCEEDS 375 BEDS ON SHIP for single Sea Term *Costs provided by MMA **Cost range provided by MMA and Sasaki
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Existing Campus Environment
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Current Landholdings
Environmental Constraints
The Massachusetts Maritime Academy campus is located at the head of Buzzards Bay, adjacent to the Cape Cod Canal. Campus landholdings total 52 acres, with 336,419 gross square feet of non-residential space and 213,000 gross square feet of residential space, for a total of 549,419 gross square feet of space. The Academy’s training ship, the USTS Kennedy, provides an additional 260,136 gross square feet of space, and is used for the College’s sea term. Additional holdings include the Keith Hartford Sailing Center located on Great Herring Pond and the recently acquired Beachmoor Inn located adjacent to the main campus.
The Mass Maritime campus is located in an environmentally sensitive coastal area; development in this environment is possible but subject to regulation by various bodies. Existing mapping of environmental constraints on the campus can be found in the Environmental Constraints Analysis, dated June 26, 2012, done by Epsilon Associates, Inc. for Prellwitz Chilinski Associates as part of the Dormitory Expansion and Renovation Project (included in the Appendix of this report). Figures 4 and 5 illustrate the known regulatory demarcations on the campus.
Bird’s eye of athletic fields, from south
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Master plan projects that may trigger permitting include the proposed loop road extension of the road north of the baseball field and the Power Plant addition. Potential regulations that may be encountered include the Massachusetts Wetlands Protection Act (WPA), 100-foot Buffer Zone to Coastal Beach, 100-foot and 50-foot Buffer Zone to Coastal Dune, Salt Marsh, Land Subject to Coastal Storm Flowage (LSCSF), Chap. 91 Waterways, FEMA floodplain regulation, and regulations related to AE Zones (flood hazard zones) and VE zones (high hazard zones). Given the sensitivity and constraints on this site, the master plan recommends that environmental feasibility and assessment of approvals required for each identified project be completed prior to design, similar to the analysis done by Epsilon Associates for the Dorm Expansion project. MMA is currently undertaking a waterfront protection project called the Taylor Point Pier that will also function as a multifunction training pier. In two phases, approximately 1,000 feet of pier will be constructed to protect the southwest wharf.
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Figure 3 Existing Conditions
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Figure 4 Flood Zones and Coastal Bank (source: site survey by Epsilon Associates)
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Zone VE (velocity zone, wave action) Zone AE (flood zone)
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Figure 5 Flood Hazard Zones (source: Mass GIS AND FEMA)
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Building Suitability and Use The MMA campus academic core is centrally located within the campus bounds and is anchored by Harrington and Bresnahan Halls. Supporting uses surround the core, including the library to the north, residential and dining to the northwest, athletics to the east, and facilities to the northeast. Most facilities are reasonably well-suited for their current uses, with the exception of the existing Facilities / Physical Plant and Marine Ops structure. With the decentralization of the heating system, the existing brick Power Plant structure is underutilized. The Facilities Department with Marine Ops also occupy several small low-quality buildings located on valuable real estate in the heart of the campus, clearly not the highest and best use of this land. The major academic facilities, Harrington Hall and Bresnahan Hall, are well suited to their current use, although modernization and adjustments to classroom sizes would prove beneficial to the evolving curriculum at the Academy. More detail on the projected mix of classrooms required can be found in the Teaching Space Analysis found in the Appendix of this report. Harrington Hall is in need of envelope upgrades. The Mess Deck and Gymnasium structures are well-suited for their current use although modifications are needed as outlined later in this report.
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Academic
Student Life
Residential
Administration
Academic & Residential
Student Life & Administration
Academic & Administration Facilities Athletics
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Figure 6 Building Use 19
Open Space, Pedestrian Circulations, and View Corridors Open space on the MMA campus can be broken down into four major types:
Campus spine The campus spine is defined as the open space between Bresnahan and Harrington Halls, which extends from Academy Drive to the ABS Information Commons, and west to the Mess Hall, parallel to the IC plaza. The spine today serves a functional purpose; with the exception of the IC plaza, it has the character of a vehicular service road. Use of uniform paving materials, lighting, and signage would greatly improve the quality and consistency of the space.
Plazas/courts The main outdoor gathering spaces on campus today include the plaza south of the Information Commons and the smaller plazas east and west of the Mess Deck, as well as those adjacent to the residence halls. The Information Commons plaza is an institutional quality landscape, with brick pavers and functional seating, while the rest of the campus consists of a mix of asphalt and concrete. The courts within the residential complex provide basketball hoops and casual recreational spaces.
Athletic/Recreation Fields The Athletic and Recreation Fields comprise a significant portion of MMA’s total landholdings. The synthetic turf fields, located west of the Athletic Complex, receive the highest intensity use, both because the surface material is more durable than grass and because of the existing sports lighting, which allows use of the fields after dark. The existing softball field is well-used for both athletic purposes and for morning formation. The baseball field is used primarily in March and April; it receives minimal use
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in the fall months. Long term, the baseball field represents a land asset that may better serve the campus for a different purpose or improved to allow for more extended use by more sports or activities as the student population grows.
Wetlands The wetlands, while a constraint to development, are an important aesthetic asset for the campus. Efforts should be made to open up view corridors to this amenity to capitalize on the Academy’s unique setting.
Pedestrian Circulation Pedestrian circulation pathways on campus provide access to most open spaces and buildings, with the exception of the softball and baseball fields. However, as noted in the ADA Strategic Compliance Report by Kessler McGuinness (KMA), several pathways are non-compliant due to slope, uneven surfaces or lack of curb cuts. Although all pathways do not have to be compliant, at least one compliant pathway to all open spaces, programs, parking areas and buildings must be provided. Additionally, access from one building to another must also be provided. Where pathways are not compliant, signage should be provided to illustrate where compliant pathways are located. Although there are numerous pathways, the campus pedestrian pathway system lacks a hierarchy. Pathways that are used primarily for service look and feel the same as pathways that provide primary access for students and visitors. A more defined hierarchical pedestrian pathway network can also inform the Academy’s strategy for providing and defining an accessible pedestrian network by focusing improvements to the primary pathways.
Campus Pedestrian Entry
Campus Spine
Street Crossing
Courts
Building Entrances
Fields Wetlands Walkways
) BAY STATE DRIVE (POW ER PLAN T ROAD
TOWER LANE
ACADEM Y DRIVE
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Figure 7 Open Space and Pedestrian Circulation 21
Vehicular Circulation and Parking From the main campus gateway, MMA is accessed by two primary east-west streets: Academy Drive and Bay State Drive (also known as Power Plant Road). Academy Drive provides access to two large parking lots – the largest next to the Gymnasium and the other large lot next to Harrington – as well as to a large bank of head-in parking along the campus’s southern edge. Power Plant Road is primarily a service road, traverses into the campus core, providing access to the large parking lots, as well as service access to the Facility Department and areas north of the Information Commons. While Power Plant Road and Academy Drive both serve the campus’s large parking lots, Academy Drive is the primary vehicular access into the campus and does not intrude into the center of the campus like Power Plant Road. Power Plant Road is also the primary pedestrian route to the Gymnasium, baseball field and Inn. The dominance of vehicles along Power Plant Road relegates the northeastern quadrant of the campus as a “back yard” service zone, is disruptive to the campus community, and creates conflicts between vehicular circulation and pedestrian movement. Tower Lane connects Academy Drive to Power Plant Road on the eastern side of campus and extends from Academy Drive to the rear of the residential complex on the western side of campus to provide service and fire access.
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Approximately 692 parking spaces are provided on campus, not including the Inn parcel. Students also use parking offcampus. According to the ADA Strategic Compliance Report by KMA, all lots except the lot adjacent to the Ship and public parking at the end of Academy Drive include a designated accessible parking space. However, issues identified include lack of compliant adjoining access aisles, lack of access to the aisle from an accessible route, lack of clear delineation and/ or obscured signage and unleveled spaces. Improvements to existing accessible parking areas and the addition of new spaces where none exist should be coordinated with plans to define the accessible pedestrian network.
Vehicular Access Service Access Service Areas
Commuter parking
BAY STATE DRIVE
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Fac/Staff parking
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Cadets
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Total
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(POW ER PLAN T ROAD )
TOWER LANE
ACAD EMY DRIVE
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Figure 8 Vehicular Circulation and Campus Parking 23
Infrastructure Power Plant Road is also the primary spine along which utilities – including electric, telephone, and gas - run. From Power Plant Road, utility lines branch off to serve individual buildings. Areas with high concentrations of utilities that would make future development cost-prohibitive include the zone immediately west of the baseball stadium and east of the Wastewater Treatment Plant, as well as the area immediately north and west of the Wastewater Treatment Plant (WWT). Future development is not recommended for these areas. The existing Wastewater Treatment Plant which includes 2 Sequencing Batch Reactors (SBR’s) can accommodate the current beds. Phase 1 improvements are to begin in the Spring of 2014 and will allow the WWT Plant to accommodate the ongoing residential expansions. The project will include expanded grease trap capacity, new blowers, and a new screening unit, all within the current footprint of the building. These improvements are intended to reduce nitrogen levels to approximately 16 mg/L. However, the WWT Plant will be at capacity with a residential student population of 1400 and staff of 300, as outlined in a Memorandum by Baxter Nye Engineering & Surveying dated May 31, 2012 (included in Appendix for reference). The current NPDES permit issued February 2011 only requires that the MMA facility optimize its efforts on TN discharge and the Baxter Nye Memo proposes an option to improve the nitrogen removal accordingly. According to the Maguire Group study, the renewal of the permit will likely have considerably more stringent requirements.
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With additional growth in the campus population and the renewal of the NPDES permit, the WWT Plant will require a second phase of improvements that includes add a third SBR. The land area west of the current facility is to be reserved for these upgrades.
Hot Water Storm Sewer Electric Sanitary Sewer Water Telecom Gas Potential location of 3rd SBR
ROAD ) BAY STATE DRIVE (POW ER PLAN T
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Figure 11 Existing Infrastructure Diagram
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Space Analysis Space is categorized according to space use codes, which include classroom, laboratory, office, study, special use, general use, support facilities, and residential use. The space program analysis provides information to aid the college in making critical decisions regarding the redistribution of space and planning for future buildings as needed. Additional detail on the instructional space is outlined in the Teaching Space Utilization Analysis by Dober Lidsky Mathey (as part of the master plan effort), included in the Appendix of this report. A summary of the findings are outlined below.
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The majority of the classrooms (17 of 26) have between 30-39 seats. Three classrooms have between 20-29 seats; six classrooms have between 40-99 seats, excluding Admiral’s Hall.
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In general, highest class time utilization occurred in the larger rooms while seat utilization was lower in the larger rooms. This suggests a mismatch of the section sizes to the classroom inventory or an under-utilized capacity in the current sections taught.
Academic Space
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If all classroom scheduling targets were achieved, MMA’s existing space inventory could accommodate up to 262 additional students, which would add up to an enrollment of 1,540 students, approximately 262 more students than were enrolled in Fall 2011 and 227 more students than were enrolled in Fall of 2012. Capturing the capacity would require major reform of scheduling patterns for classrooms and labs.
General Purpose Classrooms
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In the Fall of 2011, MMA utilized 26 classrooms in four buildings, not including spaces in the Gymnasium, on the Ship and Admiral’s Hall. These classrooms consume approximately 22,083 net assignable square feet (NASF).
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MMA’s general purpose classrooms were used an average of 61.5 percent of the weekly 40 hour scheduling window, with a mean seat occupancy ratio of 64 percent. DCAMM guidelines suggest a 67 percent utilization rate and seat occupancy rate.
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The average classroom area per seat is 24.2 NASF, above the DCAMM guideline of 22 NASF. Most classrooms have tablet arm chairs but some have large tables and chairs for charting, etc.
Existing MMA classrooms 27
Specialized Labs •
MMA’s labs occupy approximately 20,047 NASF and house approximately 397 stations or seats. All but 2 labs are located in either Bresnahan or Harrington.
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In the Fall of 2011, MMA’s 22 specialized labs were scheduled an average of 41.25 percent of the weekly scheduling window, with a mean seat occupancy ratio of 84 percent. DCAMM guidelines target 50 percent utilization and 80 percent seat occupancy.
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The average lab area per seat is 52 NASF. Lab types are too varied to align with DCAMM guidelines.
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Science labs for Physics and Chemistry are of particular concern as they are utilized by all majors and are currently at or close to targets. These labs represent a pinch point to enrollment growth. Renovating the existing Marine Science and Environmental Protection (MSEP) computer lab back into a combined Physics / Chemistry lab can alleviate this constraint in the short term.
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If all lab scheduling targets were achieved, MMA could expect to enroll up to 268 additional students more than Fall 2011 enrollment and 233 more students than Fall 2012, leading to a theoretical total of about 1,546 students.
Specialized labs
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Achieving these targets is likely to be a challenge for MMA due to several factors:
pinch points can be addressed. Beyond this enrollment level, MMA would need to add more instructional space.
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Small total enrollment and relatively few sections make it difficult to hit target averages.
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The weekly and daily scheduling framework, with a general pattern of lectures in the mornings and labs in the afternoon, constrains utilization of facilities.
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The wide range of disciplines taught requires highly specialized spaces that are not appropriate for general or multiple uses.
Office Space The academic office space recorded in the facility inventory currently amounts to 62 NASF/person. This quantity is below the DCAMM guideline of 110 NASF/faculty office. The latter number is a reasonable estimate when averaged out across office types, since part-time academic staff are typically provided shared office space at less than 110 NASF and department chairs are allocated offices larger than 110 NASF. With the additional office spaces anticipated with the renovation of Hurley Library, the NASF/ person will increases to 97 NASF.
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These three factors in combination thwart efficiency in utilization.
In summary, based on existing measures of excess capacity and utilization targets, the current teaching space inventory could theoretically accommodate an enrollment up to a maximum of 1,540 students, about 260 more than were enrolled in Fall 2011. In order to reach this level of enrollment, MMA will have to revise scheduling practices and potentially make strategic modifications to the classroom and lab inventory to right-size the classroom inventory and make the lab inventory more adaptable to multiple uses. Even with some of the latter changes, our professional opinion is that for MMA’s planning purposes, the feasible enrollment target should be set at roughly one half to two-thirds the maximum – an increase of about 125 to 175 students, supporting a total enrollment of up to 1,475. At this level of enrollment, none of the majors would need to be capped, assuming the identified
Office suite
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Dining The space type collectively referred to as dining includes seating, servery, and kitchen space. The current Mess Deck has 650 seats in an 8,200-square foot space. Because the regimented scheduling impacts all students, many students are seeking to eat at the same time. MMA has addressed this by extending the Mess Deck hours and allowing students to eat as many times as they want over the course of the day. While the number of seats is adequate to support a population of 1,400 students with 2.5 seatings/ turnover, the space per seat is under the recommended 13-15 sf/occupant. Under these guidelines, the seating area is undersized by between 250 and 1,550 square feet. The servery is also undersized at 2,000 square feet. The recommended size is 3,250 square feet (based on 50 sf/occupant). The kitchen, at 5,600 square feet, is slightly over sized to support the current
Figure 12 Dining hall: current conditions 30
number of seats, applying 7.5 sf / seat. The kitchen could be 725 square feet smaller or 4,875 square feet. There are currently no other dining options on the campus such as ‘grab and go’ type facilities or brand establishments. The limited storage in the facility will be addressed with planned renovations to add a freezer box and convert the existing freezer into a cooler. Service and deliveries are difficult in the existing loading area due to limited space and employee parking. New compactors are planned to be added but there is concern that their capacity may not be adequate to handle the Mess Deck and the Bookstore which is being relocated to Hurley Library. The Mess Deck facility also does not have adequate plumbing fixtures, entry into the facility feels like a back door, and the internal circulation to gain access to the Dining Hall is chaotic.
Housing MMA currently has a housing capacity of approximately 1,150 beds on campus. The majority of this inventory (1,074 beds) is located in a residential complex in the western quadrant of the campus. Approximately 27% of the beds are in triple bunked rooms which are occupied mostly by freshman. The remaining capacity includes 60 beds on the Ship and 16 beds in the Beachmoor Inn which are occupied by select upper classmen. The ship is used for September / October spillover and, over the long term, should be considered a reliable capacity. The regimented lifestyle is an important tradition of the Maritime Academy experience. At MMA, there are six companies, each of which typically includes approximately 90 cadets of all classes. Each company is further broken down into three squads with one squad of all freshmen.
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Athletic equipment for soccer and football is currently stored in trailers and accessed daily.
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The weight room, which is shared by athletics and recreation, is congested at peak hours from 4 – 6 PM.
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The men’s locker rooms are shared with different teams and are congested, particularly during the fall season.
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The fitness studio is co-located with the press box, and therefore cannot be used when the press box is in use during football games.
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The swimming pool is under-utilized although critical to training. It is also rented to the Cape Cod swimmers.
There are planned renovations that will add approximately 363 beds, bringing the total capacity in the complex to approximately 1,437 beds with no more than 30% of the beds in triples. Bathroom renovations are also included in this scope that could provide capacity for as many as 121 additional beds with 49% of all beds in triples; however, MMA’s goal is to bunk no more than 30% of the beds in triples. Recreation The Gymnasium, housing approximately 57,265 NSF, is the core recreational facility on campus. Because of the regimented schedule, use of this facility is concentrated in the evenings after class. The Gymnasium is also used for summer camps. Several issues constrain the current Gymnasium complex: •
Storage areas have been converted to office space.
Existing swimming pool
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Facilities/ Marine Ops The Facilities Department currently occupies primarily four structures in the center of campus: the old Central Power Plant Building – a 1 ½ story masonry structure; the Carpentry Shop – a trailer; the Maintenance Building which is an old low-grade structure; and, a small Storage Shed. The Marine Ops / Small Boats division occupies a low-grade structure attached to the Existing Maintenance Building. These structures are located in the center of campus and house several types of space including equipment and material storage, various shop spaces, garages, offices, and shipping and receiving. According to a study by Maguire Group dated July 2012, the Facilities Department space includes approximately 13,000 GSF, not including the Power Plant attic storage. Marine Ops currently occupies approximately 3,580 GSF. Since heating was decentralized on the campus, the space in the Power Plant building has not been fully utilized. The other existing structures are in poor condition. From a campus planning perspective, these structures occupy prime real estate on this campus, which has limited land available for growth. The relocation of the Facilities Dept. and Marine Ops is required in order to accommodate growth on the campus. While it will be critical for efficient operations to keep a portion of the Facility Dept. on campus, some portion of this space and Marine Ops could be relocated off-campus. Much of the storage needs can be met off campus, reducing the need for space on campus that could otherwise be used to support the living-learning environment.
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Existing Facilities / Marine Ops
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Figure 13 Existing Configuration of the Power Plant Area
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ADA Strategic Compliance Findings Simultaneous with the Master plan Update, DCAMM undertook an ADA Strategic Compliance Study with Kessler McGuinness Associates. A draft of the findings is included in the Appendix of this report. The goal of this effort was to assist the Academy in developing an ADA Strategic Compliance Plan. The approach taken examines structural accessibility through the lens of access to programs, services, and activities. The primary goal was to identify the most critical discrimination issues that need to be addressed by the Academy. Overall, the Bourne campus is generally accessible. Accessible parking spaces are located in almost every lot and most walkways provide accessible routes. All buildings have at least one accessible entrance, most have an accessible toilet room and recently constructed/altered buildings are substantially compliant. The biggest challenges the Academy faces from a facilities perspective include access to the T.S. Kennedy and the Keith Hartford Sailing Center located on Herring Pond. The structural findings in the report include examples of noncompliant elements, key examples of issues identified include: • • •
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Lack of clearances at the latch side of a door resulting in someone being able to enter but not leave a space Height of equipment, sinks, etc. Lack of accessible public toilet rooms in Harrington and the Gymnasium
• • • • •
Signage indicating location of accessible toilets and entrances Travel distance from accessible parking to buildings Lack of accessible parking in student and visitor lots Uneven surfaces along pathways and lack of curb cuts Lack of accessible routes to press box at the softball field, baseball field spectator areas and playing field
Additional specific facility deficiencies are further outlined in the Program Accommodations section of this report. Where projects are planned in the area of these non-compliant issues, the Master Plan recommends that these improvements be included in the scope. The findings on non-structural issues such as policies, website, and reasonable accommodations are also covered in the KMA report, which can be found in the Appendix.
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Campus Vision
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The campus master plan evolved through the collaborative testing of a variety of scenarios. The broad analysis documented space utilization issues and campus design concerns, and evolved into a methodology for evaluating alternative ideas in the exploration phase.
Enrollment Growth Strategy Enrollment at Mass Maritime has been consistently on the upswing, with incremental growth each year. From a student population of 1,027 in the Fall of 2007, the institution added approximately 242 undergraduate students by the Fall of 2011, an average 60 new students per year. As MMA is primarily a residential campus and most students take more than a full load, the Full time Equivalent (FTE) for academic space is actually higher than the headcounts, placing a greater demand on instructional space than the actual enrollment. For example, in the Fall of 2011, when the headcount was 1,278, the FTE was 1,402. As one of the few Maritime Academies in the region and one of the few State Colleges with significant engineering curriculums, MMA anticipates this growth trend to continue. Enrollment capacity is tightly tied to both academic and residential space capacity. •
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With the ongoing renovations/ expansion to the residence halls, the Academy will be able to house as many as 1,500 students: approximately 1,437 beds (more if the Academy places additional students in triples) in the residence halls, plus 16 beds in Beachmoor Inn, and 60 beds on the USTS Kennedy.
•
Improved efficiency and use of existing classrooms and labs in addition to renovating an existing space to provide a combined Chemistry/Physics lab, the existing instructional space could accommodate a campus population of approximately 1,475 but no more than 1,500 students without capping majors.
To support an enrollment beyond 1,500 students, the campus will need to expand its physical plant. As MMA is approaching its ability to accommodate additional growth and has limited land to expand, it was critical to discuss enrollment growth strategy. In the course of these discussions, Mass Maritime had to consider what a realistic maximum enrollment would be and what proportion of the student population could be day students without diluting the integrity of the regimented life that is so central to their identity and values. As a result of these considerations, the Master Plan Update looks out to a maximum undergraduate enrollment of 1,800 students. The Academy plans to accommodate no more than 1,600 residential students, with the balance as day students. In the past, Mass Maritime had permitted day students to enroll in their non-licensed programs but, as a result, experienced a diluting of their brand. To remedy this, MMA now accepts residential students into non-licensed programs who are nontraditional students (e.g. older, married with children, from the military, etc.). With approximately 50 day students currently, MMA will seek to grow the day student population gradually and consider expanding this model to include transfer students. It should be noted that the introduction of additional day students will require other types of social and support spaces such as parking, dining, lounge, etc.
Space Needs Summary Academic Academic space needs include four types of spaces: general classrooms, science labs, departmental labs, and academic office. Based on the long range projections provided in Teaching Space Instructional Analysis by Dober Lidsky Mathey (DLM), included in the Appendix of this report, additional space needed for three enrollment levels, is summarized by space type in the Table 1. The Summary Table projections below are based on the following assumptions:
Academic Space Types
Enrollment Levels 1,500
1,600
1,800
Classrooms NASF
2,520
4,570
8,671
Science Lab & Related NASF
0
0
0
Department Lab & Related NASF
2,321
4,449
8,677
Academic Office NASF
3,338
4,301
6,228
Total Academic NASF
8,179
13,321
23,576
Estimated Academic GSF
13,300
21,836
38,858
Table 1: Summary of additional academic space needs
•
Existing net assignable square footage remains in its current use except for the addition of a Chemistry / Physics lab.
•
The additional faculty offices to be provided by the renovation of Hurley Library are included as existing space.
•
The baseline for the projections of additional space required for enrollment levels is set from target utilization, not current utilization rates. The Projections Table excerpted from the DLM report illustrates additional detail as well as additional space required if the baseline for the projections were based on current utilization rates.
Existing campus classroom
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Student Life Dining In order to accommodate student enrollment growth, renovations and an expansion of the existing Mess Deck will be required. In order to better accommodate students’ needs including day students, the addition of a ‘Grab and Go’ is also desirable and can reduce the size of the Mess Deck expansion. As the table below illustrates, additional space is needed for the servery and seating expansion but the existing kitchen is slightly oversized. These space needs are summarized in Table 2. Dining Space Types
Additional Space by Enrollment Level 1,400
Seating
1,600
1,800
# of seats
SF
# of seats
SF
# of seats
SF
650
250-1,550
680
640-2,000
760
1,680-3,200
2.5 turnover; 13-15 SF/seat Servery 50 SF/occupant x 1/10 of seats
1,250
1,400
1,800
7.5 SF per seat
-725 (oversized)
-500 (oversized)
100
Estimated Additional SF (assuming kitchen space not reallocated)
1,500-2,800
2,040-3,400
3,580-5,100
Kitchen
Table 2: Summary of additional dining space needs
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Fitness/Gymnasium Additional space needs within the fitness and Gymnasium complex include:
Space Type
NSF
Fitness Area
5,000
•
Men’s Locker Rooms
1,950
Lobby
1,500
Additional fitness space to alleviate overcrowding at peak hours, accommodate student enrollment growth, and eliminate conflicts with press box
•
Additional storage space for soccer and football equipment
•
Additional office space
•
Improved access - currently enter by walking behind the bleachers
•
Additional Men’s locker room space
•
‘Grab and Go’ or Café to supplement the dining needs
Storage
800
Total
9,250
Table 3: Summary of additional Gymnasium/fitness space needs
The estimated additional space needs were developed based on a review of multiple options, not on specific SF/ student calculations. These space needs should be re-evaluated when funding sources are identified. It may be the case that new programmatic elements are introduced and/or certain programmatic elements listed below grow, as the addition project advances, due to building efficiencies or minimum critical mass thresholds. The inclusion of a ‘Grab and Go’ or café is an example of a programmatic element that may be added but is not required. The additional estimated net assignable space needs are summarized in the Table 3 (and do not include general circulation and support spaces):
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Student Housing Current renovations will provide Mass Maritime with approximately 1,437 beds in the existing residential complex, plus 16 beds in Beachmoor, and 60 beds in the USTS Kennedy. In total, the campus will be able to host a residential enrollment of 1,500 students with 30% in triples and assuming continued use of the ship. Over and above the current renovations, the residential complex could feasibly accommodate an additional 100 to 150 new beds. With the ship, an overall residential capacity of 1,600 beds is achievable. Alternatively, the percentage of triples could be increased to achieve 1,600 beds. All new beds are to remain in the residential complex, maintaining the regimented lifestyle.
The Maguire Study, commissioned by the Academy, estimated an increase of 6,200 GSF for the Facilities Dept., requiring a total of 22,500 gross square feet including Marine Ops. However, during the Master Plan Update process, it became apparent that these estimated space needs were excessive. Marine Ops space needs were kept constant as outlined in the Maguire Study. With critical input from the Facilities Dept., Table 4 summarizes these space needs.
Facilities / Marine Ops The Facilities Dept. and Marine Ops are not currently lacking space. However, some of the space occupied is not well suited for its use, the old Power Plant is underutilized since the heating system was decentralized and the structures are in poor condition. Furthermore, their location in the heart of the campus limits MMA’s ability to expand the campus to accommodate growth. On-Campus
Off-Campus
net program (no storage)
Facilities Department
Existing
3,220
4,460
gross program (no storage)
4,954
6,862
net program (with storage) gross program (with storage) Marine Ops
5,120
Maguire
9,580
14,585
12,773
7,877
6,826
14,738
18,206
Existing
On-Campus
Off-Campus
Totals
Maguire
3,440
3,440
3,400
4,300
4,300
4,300
11,162
19,038
22,506
net program gross program
3,580
Totals with storage
16,535
Table 4: Summary of additional facilities and marine ops space needs
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Totals
7,877
Bird’s eye view of existing residential complex
Street-level view of existing residential complex
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Design Framework Open Space Network The master plan proposes various landscape improvements throughout the campus which, in combination, affect a dramatic transformation of the pedestrian environment at MMA. These improvements seek to create a more defined hierarchy of open space and a greater sense of place. This network can also provide a strategy to ensure accessible routes to all buildings it connects. Campus Pedestrian Main Street / Campus Spine A core organizing element at the heart of the campus open space network is the expansion of the campus spine to include a new campus pedestrian “main street.” Currently, the campus spine running between Bresnahan and Harrington Halls has the character of a service area and is not differentiated from less important pedestrian and service pathways. Power Plant Road, serving parking lots and service and emergency vehicles, runs towards the center of the campus, aligning with the existing major pedestrian zone in front of the ABS Commons. The master plan proposes to extend the pedestrian environment from the area outside of the new library, both to the east where Power Plant road currently exists and to the west terminating at the Mess Deck. The pedestrian main street should be designed with a wide enough paved right-of-way to allow passage by service and emergency vehicles, but with a high quality pavement to indicate its pedestrian nature. Everyday vehicular traffic will be precluded from using this primarily pedestrian thoroughfare. A consistent vocabulary of shade trees, benches, lighting and banners should line the length of the walk, creating a hospitable shaded landscape. There is an opportunity to reinforce MMA’s identity at the eastern end of the Pedestrian Main Street; a large sculpture or pedestrian gateway would create a visual terminus to the Pedestrian Main Street and be visible from the main vehicular campus entry.
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The existing pedestrian zone between the residential complex and the Mess Deck should be integrated into the proposed Pedestrian Main Street and should be reorganized to provide direct access to the Mess Deck complex. The campus spine between Harrington and Bresnahan should be differentiated from the other north-south corridors as a key element of the pedestrian open space network. Uniform paving, lighting and signage, consistent with the new pedestrian main street, will create a key access point into the heart of the campus from the southern parking along Academy Drive. With the Main Street and Campus Spine improvements, MMA can create an accessible route through the heart of campus that includes accessible building entries into all buildings that face into these zones. As this pedestrian zone will connect almost all buildings on campus, MMA can focus its resources strategically and provide equal access consistent with universal design. As Blinn Hall is the only building on the main campus that will not interface with this major pedestrian zone, it is critical that an accessible route be provided from this zone to Blinn. This will require modifications to the sidewalk in front of Bresnahan (as the cross slope is excessive) that includes a compliant curb cut at the end of the sidewalk. Signage to improve wayfinding should also be incorporated into these improvements to communicate accessible features of the campus and to improve the experience of campus for all. See figure 16.
N
Figure 14 Campus Framework: pedestrian campus “main street” 45
Campus Pedestrian Main Street
SUNY New Paltz
N
Figure 15 Pedestrian “main street”
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Bates College
Figure 18 Existing main street and Gymnasium
Figure 16 Typical section through pedestrian “main street”
Figure 17 Proposed main street and Gymnasium addition with plaza 47
N-S corridors The north-south corridors that connect the pedestrian main street to the outer edges of the campus should be given consistent landscape characters, and views out to the ocean should be preserved. However, other than the campus spine, these corridors tend to be more service oriented, running alongside parking lots or in one case, the Mess Deck Service Drive. The character of these improvements may be different than Main Street and the Campus Spine.
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N
Figure 19 Campus Framework: N-S Corridors and Nodes 49
Nodes/Gathering Spaces Library Quad A new landscaped open space is proposed between the ABS Information Commons, the pedestrian main street, and the proposed addition to the Power Plant (discussed in the Program Accommodations section and shown in red in Figure 20). This new quad will offer opportunities for informal gathering in the heart of the campus, as well as views from the pedestrian main street out to the ocean. The quad should consist of lawn framed with canopy trees.
ABS INFOR MATIO N COMM ONS
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Figure 20 Library Quad and Power Plant Landscape
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Gymnasium Plaza A new plaza is proposed on the north side of the Gymnasium to highlight the new Gymnasium entry and addition (discussed in the Program Accommodations section and shown in red in Figure 21), and to serve as a companion to the academicallyoriented plaza outside of the Library at the western end of the campus. This new eastern plaza creates a unified athletics district by connecting the baseball field, stadium and Gymnasium. The plaza should be designed to accommodate outdoor events and large gatherings. Movable tables and chairs should be provided in the area outside of the new Gymnasium addition to serve as spill-out space for the proposed café.
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Drexel University Rec Center and entry plaza
Figure 21 Gymnasium Addition and Plaza
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Campus Loop Road The master plan proposes an extension of Tower Lane around the north side of the baseball field to provide vehicular service and fire access to the Power Plant, Wastewater Treatment Plant, ABS Information Commons and residential complex. This extension will replace Power Plant Road, which currently runs through the center of the campus, allowing that route to become the campus pedestrian main street. The loop road should include turnarounds behind the residential complex where the trash compactor will be located and at the end where it connects to Academy Way as the portion of the existing road behind Company 5 is too narrow for two-way traffic. Parking There is currently adequate parking to meet the campus population’s daily needs. Some students rent spaces in town during the off-season. The campus currently has 692 parking spaces (not including the parking area adjacent to Beachmoor). The master plan maintains 560 spaces, removing some spaces from the campus core to create a central landscape. Two small head-in parking areas are added next to the Baseball Field (6-7 spaces) and behind the Power Plant addition (15 spaces). Improvements to existing accessible spaces are required as outlined in the KMA report. These improvements should be coordinated with the improvements to the pedestrian network to ensure that these accessible parking spaces are on an accessible route that leads them into the major accessible route. Accessible parking spaces should be provided for each population – visitors, faculty, staff, students – where parking is restricted accordingly.
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Alternatively, MMA can create a policy that allows use of these spots by all groups that require an accessible space. In the future, as the campus population grows with a larger day student population, MMA will consider expanding off-site parking to accommodate future needs. In addition, the Academy may need to consider policy changes, such as no first-year student parking on campus.
Opportunity Sites During the master plan process, the team studied multiple sites for development to accommodate campus program needs. Of the original sites studied, only those that contribute to the proposed landscape and circulation structure and avoided significant utility corridors were selected. The figure at right illustrates the consensus opportunity sites; more information about each of these may be found in the next section of this report.
LOOP ROA D EXTE NSIO N
N
Figure 22 Campus Framework with Opportunity Sites and Loop Road extension 53
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Program Accommodation Studies
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Over the course of the master planning process multiple options to address the future space needs were explored. The options rejected can be found in the presentations included in the Appendix. Below are descriptions of the consensus solutions for each category of space needs that were selected by MMA to be incorporated into the Master Plan.
Academics For reference the academic space needs are summarized in Table 5 below. In addition to creating additional academic space, MMA should assess accessibility to instructional spaces; particularly specialized labs since instruction of those disciplines are not easily accommodated in other spaces. Labs and simulators are a critical component of the curriculum for most majors at MMA and participation by all eligible students and faculty should not be precluded. Modifications to lab benches, hoods and sinks may be required. Academic Space Types
Enrollment Levels 1,500
1,600
1,800
Classrooms NASF
2,520
4,570
8,671
Science Lab & Related NASF
0
0
0
Department Lab & Related NASF
2,321
4,449
8,677
Academic Office NASF
3,338
4,301
6,228
Total Academic NASF
8,179
13,321
23,576
Estimated Academic GSF
13,300
21,836
38,858
Table 5: Summary of additional academic space needs
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Power Plant Renovation and Addition The existing one-story brick Power Plant building is currently under-utilized by the Facilities department. The master plan proposes that the Power Plant building be renovated and expanded to ultimately provide approximately 23,700 NSF / 39,900 GSF for classrooms, labs, and faculty offices to accommodate student enrollment to 1,800. This expansion of academic space could occur in multiple phases depending on enrollment growth and available funding. For near term academic expansion, the existing Power Plant structure could be renovated to provide approximately 3,000 net square feet (NSF) which could accommodate two generously sized laboratories and four faculty offices. While this won’t address all the instructional space needs identified for a student body of 1,500 (estimated at approx. 8,200 NSF), it could allow the Academy to increase capacity to address critical pinch points with minimal cost. As enrollment growth exceeds 1,500 and approaches 1,600 students, a second phase of expansion could include a onestory 6,900 NSF addition, potentially housing eight additional classrooms or labs and twelve faculty offices. This addition should be designed to accommodate two additional stories in order to meet future academic needs for an enrollment of 1,800 students.
Existing Structures
This one-story expansion and renovation of the Power Plant could provide approximately 9,900 NSF, less than the 13,300 NSF estimated for a 1600 enrollment but greater than the 8,200 NSF estimated for a 1,500 enrollment. Should funding be available, the renovation of the Power Plant could include a one-story addition in a single phase. In either case, space for a new elevator to serve the future addition of upper floors should be incorporated to ensure future accessibility with minimal reworking of the first floor. The final phase of expansion would build out the upper two floors for an additional 13,800 NSF, providing a total increase of academic space of approximately 23,700 NSF, fulfilling the estimated academic space need in full.
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Figure 23 Power Plant Siting: remove facilities sheds and create an open quad next to
the library
The existing building and its addition provide critical academic space and play an important role in framing and activating the new Pedestrian Main Street between the Information Commons (ABS IC) and the Gymnasium. As figures 23-24 illustrate, the addition should be set back to ensure the corner of the ABS Information Commons, designed as beacon on campus, is not obstructed and maintains its prominence on campus. A lawn area can be provided between the ABS IC and the addition, providing views to the water.
Figure 24 The proposed Power Plant addition opens up views to the library from the pedestrian spine 57
Labs/Classrooms Office Mechanical/Storage
Figure 25
Near-Term option: renovate existing Power Plant to add labs and offices 58
Figure 26 Ground Floor Plan
Figure 27 Typical Second and Third Floor Plan
0’
10’
20’
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Harrington Renovation
Hurley Renovation
Harrington is the main academic classroom building in the heart of the campus. A professional building envelope study done in 2010 determined that the roof, exterior brick, and fenestration were in urgent need of renovation and replacement. Plans are also underway to expand the stage area of Admirals Hall. As the only large lecture hall on campus, accessible features as outlined in the KMA findings should be incorporated. The master plan recognizes these planned renovations as an opportunity to increase the building’s energy efficiency and to revitalize the exterior of Harrington so that its design is more in keeping with the character of the newer buildings on campus. The master plan also recommends that the main entrances along the west side of the building be redesigned for ADA compliance, better visibility, and enhanced connectivity to the campus landscape.
The new ABS Information Commons, completed in 2011, replaced Hurley as the campus library. Hurley will now be renovated and repurposed to serve other campus needs. New program uses for this facility include: the Campus Bookstore, Office of Advancement, Career Services, NROTC, IMBD, approximately 4,000 NSF of faculty offices, and support spaces. The renovated building will provide approximately 20,000 NSF (26,600 GSF) of renovated space. The additional faculty office space provided in the renovation will significantly increase the faculty office ratio to align more closely to the standard 110 NSF per faculty member. The offices in the Hurley renovation were carried as existing space in the projections.
In addition to the exterior renovations, Harrington will require interior renovations to meet modern teaching and learning requirements. These renovations could yield more space for academic use and should be phased over time to minimize the impact on overall building use. The KMA findings also identified the lack of an accessible public toilet room in Harrington. The critical issue identified was the lack of required space on the latch side of the door in toilet rooms labeled accessible. This creates a situation where someone could gain access to the toilet rooms but not be able to leave. A similar condition was identified on the second floor of Bresnahan. Rectifying this condition should be a top priority.
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USTS Kennedy The Ship also houses instructional space and is critical to the Sea Term. Any classroom use on the Ship was not included in the instructional space analysis. The Sea term has historically been fundamental to the Mass Maritime experience, with all freshman participating. However, as the freshman class increases with enrollment growth, the 375 beds on the ship will require reconsideration of this requirement for all freshmen and/ or multiple, shorter Sea term experiences. Review of the Sea term requirement should also consider how to address ADA compliance / accommodations.
Figure 28 Harrington: proposed entry improvement only
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Student Life Mess Deck and Servery
Other Food Service Options
The master plan proposes a new formal entrance into the Mess Deck on axis with the new proposed Main Pedestrian Street. The new entrance will connect directly into the North-South hallway linkage to the dormitory complex. By simplifying and reducing circulation corridors into the building, new efficiencies are gained in the interior. Restrooms should be expanded and relocated along the main corridor leading from the main entrance into the Mess Deck. This relocation will allow the servery and Mess Deck spaces to expand into the area toward the Conference Center, currently occupied by the restrooms. The servery should be expanded by 1,250 sf to accommodate peak service hours. Likewise, the Dining Area should be expanded both into this area toward the Conference Center by approximately 2,285 SF and into the plaza at the southwest corner of the building, an infill addition of 1,500 sf. The Kitchen can be slightly expanded into the old entry area. With the relocation of the toilets it is possible to use the Conference Center as overflow seating or continue to use it strictly for conferences.
The master plan recommends that the campus offer a variety of food service options. A new café, potentially included in the Gymnasium expansion will help meet the high demand in the late afternoon and evening hours when the Gymnasium is busiest. It is also recommended that the Fantail student lounge be renovated into a “Grab and Go” café-style food service venue that would operate into the evening hours, serving the west end of the campus and helping to relieve servery congestion during peak daytime hours. By providing these options, the College can avoid further expansion of the Mess Deck spaces and offer more options to day and residential students.
The proposed new location of the restrooms and new entry will require reconsideration of moving the Commandants Office suite into the Mess Deck as proposed in the Phase V work ongoing with MSCBA and Prellwitz Chilinski (Cadet Student Housing Phasing can be found in the Appendix of this report). This suite should be relocated to the first floor space originally specified to accommodate the dormitory Fitness Center. A proposed expanded Fitness Center at the Gymnasium will provide adequate fitness space for the entire campus community.
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Commandant’s Office
Entry Fantail Grab ‘n Go
Restrooms / Support
Lobby Conference room and additional seating
Seating Expansion
Servery Expansion add 1,250 SF
Seating Expansion add 1,500 SF 0’ 10’ 20’ 30’ 40’
N
Figure 29 Dining Hall: recommended improvements 63
Figure 30 Existing Dining Hall 64
Figure
Figure 31 Proposed pedestrian main street and new Dining Hall entrance 65
Athletics / Recreation Gymnasium Addition and Renovation with plaza The Gymnasium is currently the only venue on campus for athletic and recreational activities. Locker rooms and training rooms are over capacity during the Fall semesters when athletic programs are in full swing. Storage and staff offices in the building are inadequate, while the swimming pool area is underutilized. The Fitness Center is currently located in the third floor press box area, and is therefore not available for use during games. A new two-story addition, housing approximately 16,300 GSF, paired with selective renovation to the interior of the Gymnasium, will relieve the building of its congestion issues. Renovated areas total approximately 6,160 ASF. The new addition is proposed on the North side of the building and will include a new entrance directly off of the proposed pedestrian plaza and campus main street, eliminating the need to walk behind the spectator seating to gain access. The addition will be programmed as a new fitness wing. A new café space is planned within this addition, which will provide a second food service option for the campus (thereby relieving the Mess Deck of some of its congestion during peak hours). The new fitness areas will make the third floor press box area available for office expansion. Additionally, the fitness expansion will allow the free weight room on the first floor to be converted into an athletic training room, which will in turn allow for expansion of the men’s locker room on the north side of the first floor.
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The conceptual building program and associated renovations are as follows: Building Addtion
GSF
Fitness Area
5,000
Group Fitness
3,700
Cafe
1,600
Offices
1,600
Lobby
1,500
Storage
800
Support (restrooms, stairs, etc.) 2,100 Total
16,300
Building Renovation
GSF
Men’s Locker Room
1,950
Storage
850
Corridor to connect new + old
900
Office and Press Box
2,460
Total
6,160
Table 6: Summary of Gymnasium renovations and addition
During the course of the master plan, the Fitness Center addition evolved from a one-story program into a two-story program. This was done for two reasons. First, members of the planning committee were concerned that a one-story addition lacked the minimum critical mass thresholds for funding and construction. Second, an additional story offers the potential for group fitness rooms, egress to connect the second floor of the addition to the existing building, and replacement offices for those existing office spaces impacted by the additional egress. Regardless of whether the Fitness Center is designed as a one- or two-story addition, a key set of principles should govern its design and construction: • • •
Create a transparent building façade that activates “Main Street” on the ground floor Establish improved, ADA-compliant entry and access to the Gymnasium from “Main Street” Create a direct connection between the Fitness Center entrance and the exterior plaza
The ADA findings identified the lack of wheelchair locations in the Gymnasium bleachers and lack of accessible benches and/ or lockers in the locker rooms. These issues could be addressed by MMA as part of ongoing maintenance or added to the scope of the Gymnasium addition.
Athletic Field Use The multipurpose fields host the majority of athletic and recreation programs on campus. This is due to the durability of the artificial turf and the extended use permitted by field lighting. The softball field doubles as the venue for morning formation, thereby making this a valuable multi-use space. By contrast, the baseball field is used sparingly during the spring months and rarely throughout the rest of the year. In the short-term, efforts should be made to make the baseball facility more available for community use, with the possibility of raising additional revenue. With increased enrollment, additional capital investment in field lighting may enable additional recreational use for the field. For now, the master plan recommends maintaining this field. In the long-term, the Academy could consider whether this significant land resource might have a higher and better use. The KMA findings identified the lack of an accessible route to the spectator seating, press box, and dugout at the softball field. An accessible route to the baseball field and its spectator seating was also noted. Modifications to address these issues are recommended and could be included in the scope of other landscape improvements.
Swimming Pool It is recommended that the swimming pool be retained and that the Academy look for ways to better utilize the facility. KMA findings identified the lack of an accessible path of travel and wheelchair locations in the spectator seating area that needs to be addressed.
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lobby
cafe fitness storage
addition existing building
grandstand
men’s locker expansion
training and free weights
pool
Figure 32 Gymnasium addition - first floor
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Athletic Training
Men’s Lockers
Fitness
Men’s Faculty & Officials Lockers
Cafe
Women’s Lockers
Storage
Women’s Faculty & Officials Lockers
group exercise open stairs offices
addition existing building new corridor
existing elevator
athletics offices
convert offices back to storage
offices and press boxes
Fitness Office Storage
Figure 33 Gymnasium addition - second floor
Gymnasium addition - third floor
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Facilities / Infrastructure
New Facility Department Building (including site options)
Infrastructure
In order to accommodate additional academic space and create the new Pedestrian Main Street through the heart of the campus, the master plan recommends that the Facilities Department and the Marine Ops be relocated. The primary units of the Facilities Department, including the carpentry and mechanical shops, garage, and staff offices, should be relocated to a new building of approximately 7,900 GSF on the east end the of campus, while spaces that are less dependent on being located on campus, such as storage and the Marine Ops, may be relocated to a leased site off-campus, housing approximately 11,200 GSF. The recommended site for the on-campus facility is in the parking lot adjacent to the Beachmoor Inn, although a location adjacent to right field of the baseball stadium is also feasible. Both sites have access from Tower Lane. The new building site design should incorporate appropriate screening.
The campus electrical system is adequate. The main emergency switch was replaced with generators, and the electrical switchgear is located in the Power Plant and will remain there. Wastewater piping to Bresnahan and Hurley should be assessed, potentially as part of the Hurley renovation. Future consideration should be given to the construction of a tri-gen plant for heating, cooling and electricity, powered by biofuel, diesel, and gas. This would enable the addition of AC to Harrington, which currently has limited A/C and outdated heat pumps. Wastewater expansion The need for additional wastewater treatment grows with the MMA student population. Phase 1 WWT for the dining facility will begin in Spring 2014 and is intended to handle the ongoing residential expansions. Growth beyond a student population of 1500 will require a second phase of improvements. Phase 2 WWT would involve an additional SBR at the wastewater plant, which may need to be sited west of the Wastewater Treatment Plant. The current permit is for a capacity of 77,000 gallons/day. MMA is currently at 55,000 gallons / day, which includes a one-year increase of 8,000 gallons/day. Phase 2 improvements will also likely include additional upgrades to meet more stringent requirements anticipated with the permit renewal in 2015. Beachmoor Inn will not be added to campus system and will remain on the town sewer.
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N
Figure 34 Facilities relocation options 71
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Implementation
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Phasing Project implementation is proposed to occur in three phases, aligning with enrollment levels. The first phase accommodates the needs of a population of between 1,400 and 1,500 fulltime undergraduate students. The majority of projects in this phase are renovations or additions to existing buildings. Key renovations include Hurley Building renovation, Admirals Hall renovation, renovation to provide an additional combined chemistry / physics lab, Mess Deck renovations, and Phases I-V housing renovations. To support these academic and student life improvements, several improvements to the physical plant also occur during Phase 1, including Phase IIB of Wastewater Treatment, the relocation of Marine Operations and some Facilities Dept. spaces off campus, and a new facility department building. Improvements to the circulation system also begin with the realignment of the Campus Loop Road, which will permit the creation of a portion of the Pedestrian Main Street in this phase or the next phase. The proposed Gymnasium addition and renovation project are suggested for this phase, but may take place in Phase 2, depending on funding availability. Renovations to Harrington Hall are expected to span multiple phases.
Phase 2 meets the needs of an undergraduate population of 1,600 students. To meet this enrollment, 100-150 additional beds will be constructed as an addition to the existing dormitory complex. The increased enrollment will also put pressure on existing academic facilities, requiring a renovation and addition to the Power Plant to add new labs, general academic space, and faculty office space. As previously stated the renovation of the Power Plant could happen earlier and the addition later as funding and demand for space warrants. To support this growth in enrollment and facilities, the Wastewater Treatment Plant will undergo an expansion with a third SBR. The facility sheds and trailers will be demolished to clear a site for the Power Plant addition. Landscape and streetscape improvements will be made to the Pedestrian Main Street. Phase 3 accommodates enrollment growth to 1,800 undergraduate students, 1,600 of whom will reside on campus. Additional academic space will be created by adding a second and third floor to the Power Plant addition, along with new faculty office space. New dining options will be provided when the Fantail is converted to a Grab ‘n Go facility. The diagram at right illustrates the possible phasing of capital improvements and includes order-of-magnitude cost estimates.
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MASS MARITIME ACADEMY PHASING DIAGRAM PHASE 1 – 1400 -1500 Undergrads
STUDENT LIFE LIFE STUDENT
FACULTY/ FACULTY/ ADMIN ADMIN
HOUSING PHASES I –V Fitness in Co 2 + Commandant’s Office @ Bookstore
DINING PHASE IIB New Cooler / Storage
DINING PHASES V Mess Deck Renovations
PHASE 2 –1600 Undergrads
PHASES V MODIFICATIONS Commandant to Co. 2 Fitness Rm. Restroom Relocation
PROPOSED DINING / KITCHEN MODIFICATIONS + ADDITION Increase Seating 2285 SF $5 MIL* PROPOSED GYM RENOVATIONS/ ADDITION Fitness Ctr., Offices, Lockers Storage, Food 16,300 GSF addition, 6,610 GSF renovation $14.1 MIL
HURLEY RENO Faculty Offices, Admin Space, Bookstore PHASE IIB Grease Trap / Wastewater Treatment
FACILITIES/ PLANT FACILITIES/
RELOCATE MARINE OPS + SHOPS OFF CAMPUS $1.5 MIL*
NEW FACILITY DEPT. BLDG ON CAMPUS $3.6-$5 MIL
DEMOLISH FACILITY SHEDS/ TRAILERS $200,000 *
SEE ADDITIONAL OPTIONS
SEA SEA TER TERM
ADMIRALS HALL RENOVATION
CHEMISTRY / PHYSICS LAB RENOVATION
HOUSING Company 6 Addition – 100-150 beds $25 MIL *
DINING Convert Fantail to Grab ‘n Go
NEW FACULTY OFFICE SPACE 800 GSF (Power Plant addition)
NEW FACULTY OFFICE SPACE 9150 GSF
WASTEWATER TREATMENT EXPANSION 3RD SBR $1 MIL *
NO FRESHMAN PARKING
PEDESTRIAN MAIN STREET / LANDSCAPE IMPROVEMENTS $500,000 -$1.6 MIL**
CAMPUS LOOP ROAD $2 MIL ACADEMIC ACADEMIC SPACE SPACE
PHASE 3 – 1800 Undergrads (1600 residential)
RENOVATE POWER PLANT FOR LABS – 4,200 GSF
ELECTRONICS LAB LECTURES RELOCATED
HARRINGTON HALL ENVELOPE $10 MIL*
NEW ACADEMIC SPACE – 10,800 GSF
NEW ACADEMIC SPACE – 14,000 GSF $19 MIL
$10.5 MIL
FRESHMAN CLASS EXCEEDS 375 BEDS ON SHIP for single Sea Term *Costs provided by MMA **Cost range provided by MMA and Sasaki
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N
Figure 35 1,400 - 1,500 enrollment
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N
Figure 36 1,400 resident students, 200 commuter students
N
Figure 37 1,600 resident students
N
Figure 38 1,600 resident students, 200 commuter students
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