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NEWBURY COLLEGE MASTER PLANBROOKLINE, MASSACHUSETTS

OCTOBER 2014

Dear Friends and Colleagues of the Newbury College Community,

The Campus Master Plan is designed to provide a blueprint for maximizing existing physical resources, while optimizing new initiatives that will create opportunities for the College’s growth and a more vibrant campus environment. The physical space and amenity offerings of a college campus are a crucial component of the consummate educational experience. As we complete the celebration of our 50th anniversary, implementing this plan in conjunction with building and strengthening the academic vitality of the College will be paramount in fulfilling Newbury’s mission to engage students in a career-focused education, grounded in the liberal arts.

The vision being created through the Campus Master Plan reflects the numerous discussions and meetings that the College Community has participated in to discuss improvements to our physical space. As we further define our campus and buildings, our people and mission will continue to create and sustain a higher education experience that is truly unique. These improvements throughout our campus will enable faculty and staff to continue to inspire our students to become independent thinkers, valuable collaborators, and global-minded citizens. The Campus Master Plan will shape and influence the College’s Strategic Plan, which will be developed later this year. By serving as a gateway to the College’s Strategic Plan, the Campus Master Plan will frame institutional capacity over the coming years to allow for the identification and assessment of those projects that will best enhance the living and learning environment of our campus.

The two aforementioned plans will create a synergy that will unite the College Community to move the institution to new levels and inspire educational excellence. As Newbury looks ahead, the Campus Master and Strategic Plans will create opportunities for the College Community to strengthen our vision, our mission, and most importantly, the experiences of our students while at Newbury.

The recommendations of the Campus Master Plan create a strong and compelling set of operating principles that will guide our long-range planning efforts. This series of guidelines will help the Board of Trustees and the Senior Management Team in identifying and assessing those priorities that will most widely affect the common good of our College Community. As we continue to work to develop Newbury College for the next generation of students, we must ensure that the campus reflects our vision, mission, and expectations for a compelling educational experience. While the culture of Newbury College will continue to be defined by its people, we must develop a campus to support and augment the total student experience.

Sincerely,

Joseph L. Chillo, LP.D.President

A NOTE FROM THE PRESIDENT

MASTER PLAN

CHAPTER 1 - EXECUTIVE SUMMARY

CHAPTER 2 - THE CAMPUS TODAY EXISTING CONDITIONS - CONTEXT PLAN - EXISTING CAMPUS SITE ANALYSIS PARKING ANALYSIS ZONING ANALYSIS BUILDING ANALYSIS

CHAPTER 3 - GOALS AND OBJECTIVES PROCESS GUIDING PRINCIPLES PROGRAMMATIC GOALS AND OBJECTIVES RECOMMENDATIONS SUMMARY

CHAPTER 4 - MASTER PLAN RECOMMENDATIONS MASTER PLANNING CONCEPTS MASTER PLAN GYMNASIUM/WELLNESS CENTER DINING/STUDENT COMMONS EXPANSION STUDENT CENTER EXPANSION (HOUSING) STUDENT SUCCESS CENTER NEW ACADEMIC SPACE NEW RESIDENCE HALLS PARKING

CHAPTER 5 - PHASING AND IMPLEMENTATION

CHAPTER 6 - APPENDIX EXISTING FLOOR PLANS

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CHAPTER ONEEXECUTIVE SUMMARY

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EXECUTIVE SUMMARYThe Newbury College Master Plan establishes a vision for future development of the campus and an enhancement of campus facilities and open space. This plan will provide a roadmap for Newbury College’s next phase of its continued evolution, from its inception in 1962 as the Newbury School of Business in Boston’s Back Bay, to its transition in 1994 to a Baccalaureate College. This Master Plan will provide important direction for the College as it continues its commitment to personalized and experience-based teaching, inspiring students to become independent thinkers, valuable collaborators, and global-minded citizens.

The existing 10-acre ‘estate’ campus sits in a predominantly single-family residential neighborhood with a strong presence on Fisher Avenue in Brookline, MA. The campus is identified by institutional buildings (Academic and Student Centers) and previous single family residences (Mitton House, Holland Hall, West Hall, and Edwards Hall).

The master planning process was inclusive and extensive. Multiple interviews with key stakeholder groups were performed, as well as a comprehensive existing conditions inventory and analysis of the campus environment, buildings, open space and parking. This information is summarized in chapter two of this report. Through these efforts, guiding principles of the plan and programmatic goals and objectives were developed as outlined in more detail in chapter three of this report. These principals and goals focus on strengthening the on-campus student community and improving the academic experience at Newbury. Providing more on-campus housing and student services, while also providing a more compelling and contemporary academic environment, were keys goals of this plan.

Through the efforts outlined above, four main programmatic objectives were developed and are included in this plan: • Increase On-Campus Housing Capacity • New Gym and Wellness Building • Enlarged and Improved Dining and Student Commons Facilities • New Contemporary Academic Spaces The Master Plan recommendations, as outlined in chapter four, build on the goals and objectives developed in the previous phases. The major components of the plan are outlined as follows:

Master Planning Concepts – • Utilize surface parking areas as new building sites • Strengthen the visual and physical axis from the Student Center across Fisher Avenue • Replicate the courtyard space on the east side of Fisher Avenue • Scale the massing of the new buildings to compliment the neighborhood context • Maintain and enhance the frontage along Fisher Avenue

Student Center Expansion (Housing) – The Plan suggests that a fourth floor could be added to the Student Center. This floor would repeat the room layout on the second and third floors, providing an additional 66 beds to the Campus. The roof line and detailing of the addition could be done to blend more with the neighborhood context, for instance adding a peaked roof and dormers (reference site section at the end of chapter four).

New Residence Hall – A residence hall complex is proposed at the site of the existing Edwards Hall. The building is situated to create a new courtyard space oriented on Fisher Avenue. The building is also aligned to provide an opportunity to be constructed in phases, with a potential phase one to be constructed in front of Edwards Hall along Fisher Avenue, and phase two in the location of Edwards Hall. In the full-build, assuming three floors, the building as configured could accommodate up to 114 beds (80 net).

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RYNew Gymnasium/Wellness Center – Located along Fisher Avenue south of the Academic Center at the site of an existing surface parking lot, the new athletic center will provide critical athletic and event space, as well as locker rooms, coaches’ offices, training, fitness and wellness areas. The building is proposed to take advantage of the sloping grade and provide parking below, buried one level from the Fisher Avenue elevation and open to the West.

Dining/Student Commons Expansion – An expansion to the Student Center is proposed in the courtyard to expand dining on the lower level and provide an opportunity for a Student Commons space on the first floor above. The new expansion space will be two-stories in volume, with a feature staircase connecting the two student activity spaces. With the new student commons space, the existing student lounge can be re-purposed into three new classroom spaces. An addition to the kitchen/serving area is also proposed.

New Academic Space – Proposal includes the following items: • West Hall – West Hall is proposed to be renovated with an addition to the back facing the new Gymnasium/Wellness Center. While renovation of the existing building would be a significant effort, it was collectively agreed upon that maintaining the building shell facing Hyslop Road was an important objective in integrating the campus into the existing neighborhood. The proposed addition would accommodate modern classroom/lecture halls, collaboration spaces and faculty offices• Academic Center – The Academic Center has the potential for internal reconfigurations to provide more classrooms, laboratories and collaboration spaces

Parking – The proposed parking strategy is to maintain the number of existing parking spaces and there is no anticipated increase in students, faculty or staff. The Fisher Ave Lot B will be replaced with the underground parking below the new Gymnasium/Wellness building, and the surface lot at Edwards Hall will be reconfigured to work with the proposed new residence hall(s).

Open Space/Landscape – The open space organization at the existing campus will be expanded and enhanced. The existing courtyard space will be replicated along Fisher Avenue, framed by the Academic Center and the new residence hall. The Fisher Avenue streetscape will be reinforced with street trees, crosswalk improvements and other amenities.The Phasing and Implementation discussion in chapter five shows a development summary chart that notes the major projects identified in the Master Plan, with approximate gross square footages, numbers of beds and parking impacts, if applicable. Most of the projects noted can be stand-alone. However, as result of this process, it became clear that the Gymnasium/Wellness Center and additions/renovations to the Student Center would be important milestones in obtaining the goal of strengthening the campus community.

This plan is subject to change, as any or all of these projects are dependent on fundraising and other financial resources, Town approvals and alignment with current priorities of the College.

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MASTER PLAN

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CHAPTER TWOTHE CAMPUS TODAY

EXISTING CONDITIONS -CONTEXT PLAN -EXISTING CAMPUS

SITE ANALYSIS

PARKING ANALYSIS

ZONING ANALYSIS

BUILDING ANALYSIS

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CONTEXT PLAN

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Overview

The existing 10-acre campus is located in the Fisher Hill section of Brookline, MA, a predominantly residential neighborhood, consisting of single-family homes with some multi-family developments, most notably Longyear Estates. It is approximately 1.75 miles from Huntington avenue, 0.2 miles from Chestnut Hill Avenue and 0.5 miles from Cleveland Circle. In addition to the main campus, Newbury leases residential buildings at Brookline Manor at Centre Street in Coolidge Corner, and Beacon House, Audubon House and Carlton House at lower Beacon Street near Audubon Circle. Reference context plan.

The Brookline campus consists mostly of buildings of the former Cardinal Cushing College, which Newbury acquired in 1982. The campus currently consists of 8 buildings, some of which were former private residences. As such, it is characterized as an ‘Estate Campus’.

It is bounded by single family residences to the west, north and east, and the new ‘Olmsted Hill Development’ to the south on the east side of Fisher Avenue. Also to the south, on the west side of Fisher Avenue, is the site of an old reservoir, slated to be a new Town of Brookline Fisher Hill Reservoir Park, currently in construction.

EXISTING CONDITIONS

Contained in the existing buildings are approximately 193 beds, distributed as follows:

The existing Brookline campus consists of 8 buildings, as summarized below:Existing Campus Facilities Summary

Gross Square FeetFacilities Address (GSF) Existing UsesAcademic Center 150 Fisher Ave 30,940 Classrooms, Offices, Library, CaféCarriage House 100 Fisher Ave 3,160 Classrooms, OfficesEast Hall 119 Fisher Ave 3,505 Athletics Offices, TrainingEdwards Hall 117 Fisher Ave 7,640 Residence HallHolland Hall 125 Holland Road 7,000 Classrooms, OfficesMitton House 135 Fisher Avenue 21,000

Student Center 129 Fisher Avenue 59,440

West Hall 146 Hyslop Road 9,841 Classrooms, Offices, Mail Room

TOTAL GSF 142,526

Culinary Arts kitchens, Dining Hall, Student Services, Offices, Lounge, Residence Hall

Administrative Offices, Restaurant, Residence Hall Facilities Beds

Edwards Hall 34Mitton House 23Student Center 136

TOTAL Beds 193

Existing Campus Housing Summary (Brookline Campus)

Existing building floor plans and uses are discussed in more detail later in this chapter.

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EXISTING CONDITIONS

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SITE ANALYSISAs stated above, the existing campus consists of previous estate homes and institutional buildings. These existing buildings are organized around open spaces and surface parking areas. The campus sits at the crest of Fisher Hill, as such, the topography slopes away in all directions. Important campus character defining and organizational features are as follows:

• Campus Green – Lying between the Student Center and Mitton House, this iconic open space is the heart of the campus. A main walk that connects the Student Center to Fisher Avenue is an important visual and physical link from the Student Center and Mitton House across Fisher Avenue to the Academic Center, West Hall and the parking areas to the west

• Fisher Avenue Streetscape – The campus frontage along both sides of Fisher Avenue is another important campus open space element. The existing buildings are set back from the street creating ‘front yards’ along the street frontage. These yards together with large street trees are an important part of the image of the campus and help integrate the campus into the existing neighborhood context. There are also important pedestrian connections across Fisher Avenue

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PARKING ANALYSISParking and Vehicular Circulation

The diagram summarizes the existing on-site parking inventory for the campus. The College prohibits residential students from having cars on campus. Faculty, staff and commuter students can obtain a parking sticker through campus safety at no charge. Two-Hour parking is also available on the Town of Brookline streets (Fisher Avenue, Holland Road, even sides only). Newbury also operates a shuttle service from the Reservoir MBTA stop at Cleveland Circle, and issues MBTA passes to all satellite students.

Shuttle and pedestrian drop-off currently exists at the west side of the Student Center off Fisher Avenue. Service and Loading for the dining facility at the Student Center is via a one-way route from the drop-off entry at Fisher Avenue, to the service area at the rear of the Student Center and then back out to Fisher Avenue past Mitton House.

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ZONING ANALYSISThe chart and diagram summarizes the existing Town of Brookline zoning for the Campus Property. The existing campus is in either the S-25 or S-15 zones, both are residential zones, with institutional being an allowed use. A few critical dimensional requirements are the property line setbacks as noted in the chart and on the zoning analysis diagram, and the maximum building height of 35’.

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BUILDING ANALYSISNEWBURY COLLEGE - EXISTING BUILDING OBSERVATIONS

ACADEMIC CENTER• Built in 1957, library addition in 1997• 30,940 sf• Functions: Library, Café/Bookstore, General Classrooms, Financial Aid, Registrar, IT

Dept., Student Accounts, Human Resources, Interior Design, Graphic Design, APS - Adult & Professional Studies

• Site of the College’s future Student Success Center

Observations:

• Exterior does not fit with neighborhood/campus aesthetic• Exterior envelope and windows are known to leak• No clear/welcoming entrance• Building circulation is difficult to navigate: multiple stairs seem redundant, but they may

have been necessary during library addition project• Recently renovated café/bookstore is very popular and similar interventions would be

welcomed on campus• Administrative offices (Registrar, Student Accounts, Financial Aid) are inefficient and

unwelcoming, with a lack of private discussion space• IT Department is spread throughout building and has taken over a library reading

room and a science lab• There is a desire for more studio spaces: including designated clean and dirty studios• There is a need for a textile lab• Library is currently undergoing reorganization to insert more active learning spaces • Study carrels are underutilized; could be transformed into group study rooms• Lower basement classrooms are dismal; originally intended to be part of library with

atrium stair extending down• Classrooms need furniture/finishes/HVAC upgrades• Hallway lockers could be repurposed as display spaces

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CARRIAGE HOUSE• Built in 1910• 3160 sf• Functions: Hotel Management Building, Classrooms and Offices

Observations:• Classrooms and offices function relatively well for the school• Classrooms could use furniture upgrades• Internal stair is quite steep• Close proximity to the loading service driveway is problematic

EAST HALL• Built in 1990, 2011 Renovation• 3,505 sf• Functions: Athletic Building

Observations:• Building is inadequate to house athletic department offices and weight training/fitness

rooms• No areas for private discussions between student athletes and coaches• Limited offices or desk space for part-time coaches or student work• Includes small toilet room with no shower or locker facilities• Building could be better utilized for general academic space• 1 uni-sex toilet bathroom, 1 uni-sex shower bathroom

EDWARDS HALL• Built in 1935• 7,640 sf• Functions: Student Residences

Observations:• Students like house-style dormitory• Inefficient siting and layout of building• Not accessible• Outdated mechanical equipment• Bathroom renovations/ADA

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HOLLAND HALL• Built in 1900• 7,000 sf• Functions: Arts and Science Faculty, Academic Affairs

Observations:• Elevator added in 1995• Includes shared faculty offices, but needs private meeting rooms for discussions with

students• Facilities Shop in lower level

MITTON HOUSE• Built in 1892• 21,000 sf• Functions: Admissions Offices, Development Office, Operations for Culinary, Presi-

dent’s Office, Student Residences, Culinary Kitchen & Restaurant

Observations:• Gateway building to campus• Welcoming ground floor for Admissions Office and culinary program restaurant,

though restroom off Admissions Foyer is a bit awkward and Foyer could use upgrades to the finish materials

• Grand stair to 2nd Floor President’s Office and other Leadership offices• Stair from 2nd to 3rd floor closed off where it meets residences• Back stair from residences to Student Center Connector does not appear to meet cur-

rent codes• Basement includes support offices and mechanical spaces; would be ideal to move

office spaces out of basement• 3rd floor houses student residences. Ideally this could be better utilized as office space• Culinary kitchen should be updated to meet current needs as opposed to its current a

la carte layout. Dividing wall would ideally come down and hood system would be replaced. Storage and refrigeration is lacking

• Only ground floor is accessible

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STUDENT CENTER• Built in 1964• 59,440 sf• Functions: Residence Life, Security, Student Affairs, Classrooms, Student Residences,

Student Lounge, Dining Hall (aka Cafeteria), 5 Instructional Kitchens, Main Boiler Room, Auditorium, Athletic Training

Observations:• Exterior is not fitting with neighborhood aesthetic• Does not take advantage of bordering courtyard• Athletic Team Room and Training Room are on the lower level and 1st Floor respectively.

Should be located with athletic department• Upper floor residence spaces includes double rooms with recently renovated baths -

previously one gender per floor, now both Male and Female gender baths per each floor. No lounge spaces

• All floors accessible via elevator. Only accessible entrance, however, is a “back door” facing the parking lot

• Auditorium space is needed for various large gathering functions. It is used infrequently and used to have moveable partitions to be used as classrooms. Historically functioned as a chapel and still retains that feel. Storage for chairs/tables is problematic. Not accessible. Does not work as presentation space for drama club, etc.

• Student lounge space is somewhat unwelcoming and underutilized. Functions as waiting area for shuttle

• Dining Hall is crowded and inadequate to serve campus population. Servery layout is inefficient and not secure

• There is no demo kitchen or changing rooms for culinary spaces• Instructional kitchens require equipment/HVAC/lighting upgrades

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WEST HALL• Built in 1920• 9,841 sf• Functions: Career Services, Advising and Tutoring, Business Faculty, Legal Studies

Faculty, Communications Dept., Mail Room

Observations:• Whole building is inaccessible and downhill from rest of campus• Interior layout is inefficient and offices are packed in (office in former pantry, bath-

room, etc.)• Includes shared faculty offices, but needs private meeting rooms for discussions with

students• No identity for Legal Studies Department

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CHAPTER THREEGOALS AND OBJECTIVES

PROCESS

GUIDING PRINCIPLES

PROGRAMMATIC GOALS AND OBJECTIVES

RECOMMENDATIONS SUMMARY

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SGOALS AND OBJECTIVESPROCESSThe process for developing the guiding principles and programmatic goals and objectives included extensive input from the College’s stakeholders, including faculty and staff, students, Trustees and neighbors. A series of meetings were held with the various constituents to discuss positive aspects of the campus and opportunities to make the College stronger. The results of these meetings were summarized and presented to the Master Planning Executive Committee, where they were reviewed and finalized.

GUIDING PRINCIPLES

The following guiding principles informed the basis of the physical master planning effort: • Create a beautiful, amenable, accessible and sustainable campus that supports the mission

of Newbury College

• Maintain and enhance the ‘Estate Campus’ character by respecting the neighborhood scale and context

• Foster the culture of the College, promoting a ‘hands-on’ approach with personalized at-tention for all students and flexible and sophisticated classroom spaces that support current trends in pedagogy

• Enhance the ideals of a campus community and student experiences by adding residential

capacity and student spaces

• Provide spaces that create increased opportunities for encounters between faculty, students and staff

• Promote interaction and collaboration between faculty members by strategically grouping offices and creating communal flex spaces

• Plan facilities and landscapes that help attract and retain students, faculty and staff of the highest caliber

• Focus on developing on-site athletic and fitness facilities

• Address concerns regarding traffic, parking and service

• New and renovated academic spaces

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PROGRAMMATIC GOALS & OBJECTIVES

• Athletics – On-campus Gymnasium, fitness, offices, training, storage

• Add Student Spaces – Consider opportunities for adding flexible student spaces; Relocate or reconfigure student lounge; Improve dining hall as a flexible student space; Add flexible collaboration spaces

• Improve Academic Spaces – Consider new and/or improved academic spaces; Furniture upgrades; Additional flexible academic spaces; Lab spaces for specific uses

• Increase On-Campus Housing – Evaluate opportunities for adding beds on campus both through renovations/additions to existing facilities and new residence halls

• West Hall – Comprehensive renovation and possible addition

• Traffic and Parking – Improve traffic and parking concerns (physical and programmatic solutions)

• Culinary Arts – Improvements in existing space through new equipment and furniture, room layout for better classroom experience and upgrades to floors, walls and ceilings. Meet current needs in culinary programming with a new demonstration kitchen

• Library Renovations – Remodeling project to create a new Student Success Center (in progress)

• Additional Offices – Increased office space for Faculty on campus

• Auditorium/Performance Space(s) – Consider improved or new multi-use auditorium space for special events, lectures and performances

RECOMMENDATIONS SUMMARY

Based on the working sessions with stakeholders and review of the guiding principles and programmatic goals and objectives, the Executive Committee developed a prioritized list of recommendations. These recommendations focus on building a stronger campus community at the main campus. Recommendations are summarized as follows:

• Increase on-campus housing stock• New gym and wellness building • Enlarged and improved dining and student commons facilities• New contemporary academic spaces

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CHAPTER FOURMASTER PLAN RECOMMENDATIONS

MASTER PLANNING CONCEPTS

MASTER PLAN

GYMNASIUM/WELLNESS CENTER

DINING/STUDENT COMMONS EXPANSION

STUDENT CENTER EXPANSION (HOUSING)

STUDENT SUCCESS CENTER

NEW ACADEMIC SPACE

NEW RESIDENCE HALL

PARKING

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Master Planning Concepts

Based on the analysis of existing conditions (site and building), development of guiding principles and programmatic goals and objectives, and the summary of recommendations, the following physical master plan was developed. The plan accommodates the physical programmatic needs based on the following master planning concepts:

• Utilize surface parking areas as new building sites. Due to the fairly restricted opportunities for new building locations, the existing surface parking areas were determined to be the only feasible locations for new buildings. Zoning setbacks were carefully observed, and respect existing abutters

• Strengthen the visual and physical axis from the Student Center across Fisher Avenue. This important link is strengthened with the addition of the new Gymnasium/Fitness building. The plan recommends aligning the new lobby space for the building with this axis

• Replicate the courtyard space on the east side of Fisher Avenue. A new open space is proposed to continue the rhythm of the courtyard spaces and provide an organizing element for the future development of this area. The new building (residential) is proposed to be aligned perpendicular to Fisher Avenue, allowing the narrow façade of the building to face Fisher Avenue, continuing the massing of the existing buildings along the street and integrating into the neighborhood context

• Scale the massing of the new buildings to compliment the Neighborhood context. The new buildings are proposed to have their masses broken down to match the existing neighborhood scale

• Maintain and enhance the frontage along Fisher Avenue. The front yards and street trees on both sides of Fisher Avenue are proposed to be maintained and improved. The new buildings presence on the street will provide a stronger image for Newbury College, while blending into the neighborhood context

MASTER PLAN RECOMMENDATIONS

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GYMNASIUM/WELLNESS CENTER

Athletic Center Conceptual ProgramRoom Type SF QTY Total SF Comment

Parking Levels 1&2 see parking analysis for breakdownFirst Floor Gymnasium 10,500 1 10,500 sized for one full basketball court, two practice courts and retractable seating for 750

Grand Concourse 1,220 1 1,220 double-height space for gatherings, Hall of Fame, concessions stations, etc.Women's Team Lockers 1,350 1 1,350Men's Team Lockers 1,350 1 1,350Visiting Team Room 550 1 550Public Women's Room 280 1 280Public Men's Room 280 1 280Catering 250 1 250 intended for heating and serving only, not cookingTeam Storage 800 1 800Mechanical/Janitor 70 1 70

Second Floor Women's Locker Room 700 1 700Men's Locker Room 700 1 700Fitness Center Office 250 1 250Trainer Facility 150 2 300Cardio 1,500 1 1,500Weight/Strength Training 1,500 1 1,500Mechanical/Janitor 70 1 70

Third Floor Athletic Director Office 200 1 200Coach's Office 100 5 500Open Workstations Area 350 1 350 part-time coaches and work study deskMeeting Room 250 2 500Small Studio/Classroom 1,200 1 1,200Large Studio/Classroom 600 1 600Multi-purpose Room 1,800 1 1,800 subdividable to small and large studiosMechanical/Janitor 70 1 70Large Mechanical Space 700 1 700

27,590 Total Net SF33,740 Total Gross SF

A new Gymnasium and Fitness Center is proposed to be located on the existing Academic Center parking lot. The siting can take advantage of the grade change and allow for 2 levels of below-grade parking with reduced excavation. The planning team met with College constituents to develop preliminary programmatic needs, which are outlined in the chart below. The value of the gymnasium should be stressed in that it can be used for multiple sports practice space, not just for basketball and volleyball. The gymnasium can also be used for large gatherings such as the Annual Auction. The central spine of the Fitness Center is envisioned as a double-height Hall of Fame with trophies, team photos, and banners.

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GYMNASIUM/WELLNESS CENTER - FIRST FLOOR

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GYMNASIUM/WELLNESS CENTER - SECOND FLOOR

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GYMNASIUM/WELLNESS CENTER - THIRD FLOOR

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STUDENT CENTER - LOWER LEVEL EXPANSION

DN

CAMPUS COMMONCIRCULATIONCLASSROOMOFFICERESIDENTIALRESTROOMSTORAGESUPPORT SPACE

CAFETERIA EXPANSION - NORTH334

B003B

003

B003A

B004

CAFETERIASC001

015

014MECH.00F6

STAIR.00CE

012CLASSROOM

K05

CLASSROOMK04

K04A

OFFICE010

CULINARY CLASS.K03

CULINARY CLASS.K02

CULINARY CLASS.K01

K01A

K01B

K01CSTAIR.00CG

K04B017

MECH.013

NEW ENTRY

STAIRWELL

B004

B007

VESTIBULE013A

RECONFIGURED SERVERYSC004

CORRIDOR00CB

MECH.CORRIDOR

336

016RESTROOM

011 OFFICE010A

016A5

MECH.013D

VESTIBULERoom

Room

TOIL.

STOR,

STOR.

STOR.

STOR.

STORAGE

STOR.

STOR,VEST. KITCHEN

STORAGE

SERVERY

Room

CAFETERIA

Room

RoomRoomRoom

CORRIDOR

MECHANICAL

MECH.

STORAGECLASSROOM

CORRIDOR

CLASSROOM

CLASSROOM

STOR.TOILET

OFFICE

CLSTCLST

OFFICE

CLASSROOM

CLASSROOM CLASSROOM

CLASSROOM

CLASSROOM

CLASSROOMSTAIRWELL

BUILDING COMMONCAMPUS COMMONCIRCULATIONCLASSROOMOFFICERESIDENTIALRESTROOMSTORAGESUPPORT SPACE

MECH.

STOR.TOIL.

MECH.

Room

Room

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STUDENT CENTER - FIRST FLOOR EXPANSION

NEW CLASS.- 500 SFNEW CLASS. - 580 SF

NEW CLASS. - 530 SFNEW STU. LOUNGE

STAIRWELL100SC

RESTROOM100Ba

108AOFFICE

108OFFICE

107OFFICE

106OFFICE

105

104

SECURITY104A

RESTROOM100B 100A

KO1JJ

AUDITORIUM19

101A

101BSTAIRWELL100SD

101D

104D

CORRIDOR100CASTAIRWELL

100SB

CORR

IDOR

ELEV.

STUDENT COMMONS

OFFICE

NEW RESTROOM

STUDY LOUNGE

STUDY LOUNGE

STUDY LOUNGE

STUDY LOUNGE

OFFICE

OFFICESTORAGE

TOILET510

OPEN TOBELOW


NEWVESTIBULE

NEWLOBBY

VESTIBULE100

OPEN TOBELOW

VESTIBULERoom

Room

TOIL.

STOR,

STOR.

STOR.

STOR.

STORAGE

STOR.

STOR,VEST. KITCHEN

STORAGE

SERVERY

Room

CAFETERIA

Room

RoomRoomRoom

CORRIDOR

MECHANICAL

MECH.

STORAGECLASSROOM

CORRIDOR

CLASSROOM

CLASSROOM

STOR.TOILET

OFFICE

CLSTCLST

OFFICE

CLASSROOM

CLASSROOM CLASSROOM

CLASSROOM

CLASSROOM

CLASSROOMSTAIRWELL


MECH.

STOR.TOIL.

MECH.

Room

Room

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STUDENT CENTER - FOURTH FLOOR ADDITION

DORM

DORM

DORM DORM DORM DORM DORM DORM DORM DORM DORM DORM

DORMSTAIRWELLDORMDORMRESTROOMRoom

CORRIDORSTAIRWELL

DORM

DORM

DORM

DORM

DORM

DORM

DORM

DORM

DORM

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DORM

STAIRWELL

DORM

DORM

DORM

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14' - 0 3/4" 15' - 11 1/4" 20' - 0" 20' - 0" 20' - 0"

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Librarianworkstation

226 Causeway Street, 6th FloorBoston, MA 02114

SSC & LIBRARY RENOVATIONNEWBURY COLLEGE 08/26/2014

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Head of Tutoring Career Planning Career Planning Academic Advising Academic Counselor

Media Booths

EXIST. ATRIUM

EXIST. ELEV.EXIST. LOBBY/

CORRIDOREXIST. PANTRY

EXIST. GALLERY

EXIST. STAIR

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EXIST. CLASSROOM EXIST. CLASSROOM EXIST. STAIR

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Group Study Group Study Group Study Group Study

New LibraryDirector's Office

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Mental Health

Retractable Wall Retractable Wall

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ENTRANCE PERSPECTIVE

STUDENT SUCCESS CENTER - ENTRANCE PERSPECTIVE

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WEST HALL ADDITION

West Hall Conceptual ProgramRoom Type SF QTY Total SF Comment

Lower Level 40-seat Classroom 1,200 3 3,600 maintain areaways as needed to bring light down to lower levelMeeting Room 120 2 240 maintain areaways as needed to bring light down to lower levelInformal Learning 100 1 100Men's Toilet 180 1 180Elevator Machine Room 80 1 80Mechanical 880 1 880

First Floor 40-seat Classroom 1,200 3 3,600 flexible tables and chairs layoutMeeting Room 120 1 120Faculty Office 120 5 600Informal Learning 100 1 100Women's Toilet 250 1 250

Second Floor 90-seat Tiered Lecture 2,600 1 2,600 two rows of seats per tier to allow for small group discussion26-seat Seminar Room 600 2 1,200Meeting Room 120 1 120Faculty Office 120 5 600Informal Learning 100 1 100Men's Toilet 250 1 250

Third Floor 30-seat Classroom 1,200 1 1,200 Under existing sloped ceiling and dormersFaculty Office 120 2 240Informal Learning 100 1 100Women's Toilet 250 1 250

16,410 Total Net SF21,190 Total Gross SF (Existing building is 9,841 SF; Addition is 11,350 SF)

As noted in the existing building observations, West Hall has no wheelchair accessibility and is quite inefficient as an academic building. The team proposes to maintain the façade along Hyslop Road, and to provide an addition facing the new Gymnasium/Fitness Center. A preliminary program and preliminary plans have been put together to test-fit various classroom types in West Hall.

42

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The goal with the proposed parking strategy is to have no fewer spaces than currently exists on campus, as the proposed projects contained in the master plan do not anticipate an increase in the College’s students, faculty and staff. Where possible we attempted to increase parking slightly as noted. Parking demand will continue to be controlled through the following administrative and programmatic strategies:• Permit parking – All on-site campus parking areas will continue to be controlled

through a parking permit program. Parking is restricted to Faculty and Staff. Students are not given parking permits, other than for specific reasons

• Shuttle Service – Newbury College will continue to operate the shuttle bus service from the Reservoir MBTA Stop at Cleveland Circle to the Campus

• Satellite Parking (future) – Newbury will also be investigating opportunities for off-site parking facilities

Proposed Parking/Drop-Off/ServiceThe Master Plan proposes the following related to on-site parking, vehicular drop-off and service requirements:Parking• Fisher Ave (Lot B) – The existing surface lot B is proposed to be replaced with

the new Gymnasium/Fitness Building. Two levels of below grade parking are proposed which will contain approximately 96 spaces, to replace the existing 78 and gain approximately 18 more. The first level of parking will be below grade at the front (along Fisher Avenue), but open to the back facing West Hall, taking advantage of the grade dropping away from the Street. Access will be via the existing curb cut on Fisher Avenue. The on-site circulation will continue to connect to the vehicular areas at West Hall

• Edwards Hall (Lot A)/New Dorm Area – This lot is proposed to be reconfigured to work with the new residence halls. A new curb cut is proposed off Fisher Ave. The existing storage trailers will be eliminated with the new Gym/Fitness building, and the athletic buses will be relocated to the new garages space, freeing up additional parking spaces. The proposed lot has 70 parking spaces vs. 74 existing

PROPOSED PARKING ANALYSIS

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PROPOSED PARKING ANALYSISDrop Off• Student Center – The existing drop-off

off the east side of Fisher Avenue at the Student Center will remain, but will be disconnected from the parking area and the service access

• Gym/Fitness – A new drop-off loop is proposed off the west side of Fisher Avenue at the new Gym/Fitness Building. This will facilitate drop-off requirements without it occurring on the street. Two new curb cuts will be required

Service• The existing service loop for Dining

deliveries and trash will be modified slightly, utilizing the new curb cut off Fisher Ave and circulating through the reconfigured parking area at the residence halls then behind the Student Center, and back out to Fisher via the Mitton House driveway

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SITE SECTION

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CHAPTER F IVEPHASING AND IMPLEMENTATION

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NThis development summary chart notes the major projects identified in the master plan and identifies the approximate gross square footages, number of beds and parking impacts, if appropriate. It also identifies cumulative totals for these projects, should they be implemented. Most of the proposed projects as noted in the Master Plan can be stand-alone projects; they don’t necessarily rely on each other to be done sequentially. As a result of the master planning process, it became clear that there are many important projects to consider, as many or all may be considered as important milestones in obtaining the goal of strengthening the campus community.

Any or all of these projects are dependent on fundraising and other financial resources, Town approvals and alignment with current priorities for the College.

54

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Description Square Footage Beds Parking

EXISTING 141,600 191 248

New Residence Hall - IParking (Lose 50, Gain 30) -20Lobby 200Common Rooms 300Beds (48) 13,000 48

Project Sub-Total 13,500 48 -20

New Residence Hall - IIParking (Lose 24, Gain40) 16Demo Edwards (-32 Beds) -7,640 -32Lobby 300Common Rooms 400Beds (66) 15,500 66

Project Sub-Total 8,560 34 16

New Gym and Fitness CenterParking - 2 Levels (Add 96, lose 78) 18First Floor 20,350Second Floor 6,700Third Floor 6,700

Project Sub-Total 33,750 0 18

Student Center - RenovationsFirst Floor

Move classrooms to loungeGround Floor/First Floor

Dining/ Commons Expansion 5,000Fourth Floor

Add Floor - (66 Beds) 11,700 66Project Sub-Total 16,700 66 0

West Hall Renovation/Addition 11,350Project Sub-Total 11,350 0 0

Mitton House Third FloorRenovate exist. dorms to faculty offices -32

Project Sub-Total 0 -32 0

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IX

CHAPTER SIXAPPENDIX

EXISTING FLOOR PLANS

57

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STOR. JAN.

STAIRB01 CORRIDOR

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CLASSROOMB06

STOR.B05

CLASSROOMB07

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BUILDING COMMONCAMPUS COMMONCIRCULATIONCLASSROOMLIBRARYOFFICERESTROOMSTORAGESUPPORT SPACE

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ACADEMIC CENTER - FIRST FLOOR

DN DN

GENERAL REFERENCEA602

DISPLAY112 RESERVES

114

WORK ROOM115

OFFICELG105A

TOIL.120

WORK ROOMLG105B

CORRIDOR121

CLASSROOM122

CLASSROOM

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WOMEN123

MEN124

CUST.114A

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OFFICEOFFICEOFFICEOFFICEOFFICE

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LOBBY104

PANTRY105

LIBRARY GALLERYLG102

CLASSROOM105

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IXACADEMIC CENTER - SECOND FLOOR

GROUP STUDYL202

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APP

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CLASSROOM/ACADEMICOFFICERESIDENCESTORAGE

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CARRIAGE HOUSE, EAST HALL, FACILITIES

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62

APP

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HOLLAND HALL CLASSROOM/ACADEMICOFFICERESIDENCESTORAGE

CIRCULATION



CIRCULATION


FIRST FLOOR PLAN

SECOND FLOOR PLAN

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CIRCULATION


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CIRCULATION



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VESTIBULE00CA

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DORM201

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DORM31A

DORM314

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DORM315

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FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLAN

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