expanding the...

Section 2: Introduction and Process | 1

EXPANDING THE LEGACY SAI FARM AT CALIFORNIA UNIVERSITY OF PENNSYLVANIA

MACLACHLAN CORNELIUS & FILONI ARCHITECTS / PENNONI ASSOCIATES

Table of Contents | 3

CONTENTS 1. Executive Summary .............................................................................. 5

Guiding Principles ..................................................................................... 5

Plan Elements ........................................................................................... 5

Design Elements ....................................................................................... 6

Implementation ........................................................................................ 6

2. Introduction and Process...................................................................... 9

Introduction .............................................................................................. 9

California University of Pennsylvania ....................................................... 9

SAI ............................................................................................................. 9

Steering Committee................................................................................12

Stakeholder Meetings ............................................................................12

Guiding Principles ...................................................................................12

3. The Site ...............................................................................................15

General Location ....................................................................................15

Topography and Landmarks ...................................................................15

Current Buildings ....................................................................................18

Zoning and Regulations ..........................................................................21

4. Potential Plan Elements ......................................................................25

Stakeholders ...........................................................................................25

Wish List .................................................................................................25

Test Fits ...................................................................................................26

5. Master Plan.........................................................................................31

Connecting the Site ................................................................................31

Plan Alternatives Studied .......................................................................33

The Plan ................................................................................................. 42

Plan Elements ........................................................................................ 42

Design Elements .................................................................................... 47

6. Costs and Implementation ................................................................. 51

Site Enhancement Costs ........................................................................ 51

Implementation Strategy ....................................................................... 51

Executive Summary | 5

1. EXECUTIVE SUMMARY In May 2010 the Student Association at California

University of Pennsylvania (SAI) purchased a 94-acre parcel of land adjacent to Roadman Park. This property, formerly known as the Harris Farm and now referred to as

SAI Farm, was seen as an opportunity for SAI to continue and expand upon its legacy of providing activity space for

the wide range of student groups that exist on the campus. This Master Plan lays out a long term vision for developing the SAI Farm to maximize the benefits to the students

while also retaining the character of the site.

Guiding Principles

The planning process, described in more detail later in this document, worked to involve as many project stakeholders

as possible throughout the process. A core group formed a steering committee to help guide the development of the

plan based on the input from the stakeholders. Through this process, a series of guiding principles emerged that led to the final Master Plan:

SAI Farm will be developed to benefit the students of Cal U by providing space for outdoor recreation, group

activities and natural open spaces. The rural and farm-like quality of the site should be

maintained. The number of multi-purpose athletic fields should be

maximized to create space for club sport and intramural

use and for summer camps and clinics. The plan should capitalize on the unique opportunity to

increase the visibility of Cal U presented by the segment of I-43 that bisects the site.

Identifying elements such as fencing and signage should

have a consistent and unifying look throughout the property.

Plan Elements

Starting from a wish list of potential uses for the property, a series of test-fits and alternate plans were developed and

reviewed with the steering committee. Through this process of testing and refinement, an overall vision for SAI Farm emerged. Key elements incorporated into the final

plan include:

MULTI-PURPOSE FIELDS

Six new multi-purpose fields will be developed as part of

the plan, each large enough to accommodate the needs of all student club and intramural sports.

BASEBALL FIELD

A full-size baseball field will be constructed for use by intramural and club sports teams.

ARCHERY RANGE

An archery range for use by students and club sports will be constructed overlapping a multi-purpose field.

CROSS COUNTRY TRACK

Approximately 1.5 miles of the 3 mile cross country track was built on SAI Farm shortly after it was acquired by SAI.

The track will be retained and re-routed where it would be impacted by other projects.

SPECIALIZED HOUSING

Approximately 40 specialized housing units designed to attract retired faculty and alumni will be located on a discrete portion of SAI Farm. This project will be

undertaken along with a private developer.

ACADEMIC FIELD STATION

A biology field station will be constructed nearby some of

the Farm’s natural features to provide an off-campus

6 | SAI Farm Master Plan

location for field research as part of an academic curriculum. A greenhouse will be located nearby to support

the field station.

DISC GOLF COURSE

An 18-hole disc golf course has been constructed around

the western portion of the Farm. Work on the course was completed in the summer and fall of 2011.

PITCH AND PUTT GOLF COURSE

SAI, along with the assistance of the university Professional Golf Management Society, will be incorporating a number

of short distance holes on the property. The course will be located on the hillside adjacent to the farmhouse.

AMPHITHEATER

A natural amphitheater will be constructed to take advantage of the spectacular views on the upper portion of the Farm.

PAVILIONS

A pavilion for outdoor events will be constructed nearby the existing farmhouse. A second pavilion will be constructed at

the top of the hill near the amphitheater.

ROPES AND CHALLENGE COURSES

Sited to take advantage of the natural topography and

features of the Farm, and high and low ropes course will be constructed for use by students and conference attendees.

A challenge course for use by ROTC will also be built in a separate location.

GARDENS

Nearby the existing barn a series of gardens are planned. A portion of these gardens would be used to grow herbs and vegetables for on-campus food service. Other portions of

the garden would be set aside for student use.

SKATE PARK / X-GAMES

The long-term plan for the property includes an area set

aside for the future development of a skate park. This would also be designed to incorporate other X-Game type events.

Design Elements

With the large size of the property and its visibility from I-43, it is important that the completed Master Plan have a unified character. Because the plan will be realized over a

number of years, it is important to have a consistent set of design elements to implement along with every project.

This way every project helps to build towards a unified whole.

Design elements discussed in this plan include fencing, benches, gazebos, signage, trails and bridges. Given the site’s high visibility from I-43, larger highway-scale signs

should also be included to identify the SAI Farm and Cal U to the thousands of drivers that pass by every day.

Implementation

Included at the end of this plan is an implementation

strategy for completing the Master Plan. It includes an approximate cost for each of the projects proposed in the

plan. These projects are also arranged into a proposed phasing sequence that divides the projects and their associated costs into reasonable five-year intervals.

Executive Summary | 7

Final Master Plan


2. INTRODUCTION AND PROCESS

Introduction

After purchasing the Former Harris Farm property, the Student Association at California University of Pennsylvania

asked MacLachlan, Cornelius & Filoni Architects and Pennoni Associates (landscape architects) to prepare a

Master Plan for the property. The Master Plan was to be developed to guide the development of the property into the foreseeable future.

Prior to embarking on the Master Plan, there were already a number of thoughts about what to do with the land. The

Master Planning process reached out to the broader student and University community to gather input on potential uses for the property. Through the development of numerous

test-fits and iterations of the Master Plan, an overall plan was developed that incorporates as many of the suggested

uses as possible into a cohesive whole.

This document records the Master Plan that was developed through this process along with some of the alternatives

that were discussed as the plan was being developed. It also includes potential costs for the elements of the final

plan and an initial implementation strategy for developing all the elements of the Master Plan. It is anticipated that

this document will be referred to as a guide in the future as the potential of the SAI Farm property is realized.

California University of Pennsylvania

Founded in 1852 as the Soutwestern Normal College of

Pennsylvania, California University of Pennsylvania (Cal U) has grown to a 9,400 student institution with a main campus located in California Borough. It is one of 14

schools that comprise the Pennsylvania State System of Higher Education (PASSHE). The main or “lower” campus

covers approximately 92 acres bounded by California Borough and the Monongahela River.

The Cal U campus in 2009 with California Borough in the foreground.

SAI

The Student Association, Incorporated (SAI) is a

corporation owned and operated by the students of Cal U. Every student enrolled at Cal U is a shareholder in the

corporation, through a Student Activities Fee paid each semester. The mission of SAI is to provide services and activities to a diverse student body, assist in the

educational process, promote the University’s core values, provide leadership opportunities, and serve as a strong

advocate for the students of Cal U.

Founded in 1937, SAI was originally formed to facilitate and manage the recently purchased Thomas Lilly Farm

then called the College Farm. Later renamed Roadman Park, the property was developed to include the

University’s football stadium and a number of general purpose recreation fields. More recently, SAI has leased Roadman Park to Cal U. This is expected to continue into

the foreseeable future with the Master Plan for Roadman


Park incorporating more athletics elements like a field house, ice arena and varsity baseball field.

Roadman Park with the Vulcan Village housing complex in the foreground

(image taken prior to the re-location of the baseball field and construction of a large student parking lot to the left of the stadium)

Since its beginnings managing the College Farm property, SAI has expanded to encompass all student organizations

and activities along with a number of other facilities on the main campus. These other facilities include the Vulcan Village student housing complex off-campus and the

recently constructed residence halls on campus. SAI owns the on-campus residence halls, and Cal U manages them

on behalf of SAI.

With Roadman Park almost completely used by the University’s athletic department and the main campus

landlocked with little room for expansion, space for general student recreation and student organization use was

extremely limited. With the Harris Farm property for sale, the opportunity to dramatically expand the amount of

space available for student recreation presented itself. It is anticipated that this will prove to be an opportunity to

expand on the original legacy of the California Farm property and the founding of SAI.

New on-campus residence hall at Cal U.


Aerial view looking south along I -43 with Roadman park on the left with SAI Farm on the right


Steering Committee

A steering committee was formed to guide the development of the Master Plan. The committee was

comprised primarily of senior staff from SAI and the University’s Office of Student Affairs. The Master Planning design team met regularly with the steering committee to

develop and revise schemes, determine what elements should be included in the plan, and ultimately to determine

the final plan. The steering committee, in turn, relayed this information to students and other SAI stakeholders and

sought additional feedback from these groups to inform the development of the plan.

The following were members of the Master Plan steering

committee:

Lenora Angelone, Vice President for Student Affairs

Leigh Ann Lincoln, SAI Chief Financial Officer Nancy Pinardi, Associate VP of Student Affairs Larry Sebek, Dean for Student Services

Keith Skirpan, SAI Senior Housing Accountant

Stakeholder Meetings

Early on in the process of developing the Master Plan, the planning team and steering committee held a number of

meetings with potential stakeholders in the project. The meetings were intended to capture as wide an audience as

possible among the student body and University faculty and staff. Each group identified sat down with the planning team for about an hour to discuss potential uses for the

property and any other ideas related to developing a Master Plan.

The following groups were interviewed as part of the stakeholder meetings (number of participants in parenthesis):

Athletics (3) Biology Department (2)

College of Science and Technology (1)

Conference Services (4) Environmental Health and Safety (1)

Intramural Sports (3) IT Operations (1)

Parks and Recreation Management Program (1) Physical Plant (3) Public Safety(1)

Sports Clubs (5) The University Architect (1)

The University President (1)

In addition to the smaller stakeholder meetings, a larger session was held with representatives of student clubs and

organizations. In addition to the formal clubs, students from the general student population were welcome to

attend. A total of 46 students attended representing the following clubs and organizations (number of representatives attending in parenthesis):

Ballroom Dance (1) Cheerleading (2)

Climbing Wall (1) Fencing Club (2)

Geo Class (1) GIS Club (1) Men’s Rugby (15)

Parks and Recreation (1) Student Government Association (2)

Women’s Center (4) Women’s Rugby (12) X-Fit (4)

Guiding Principles

During the stakeholder meetings and initial steering committee meetings, several guiding principles for the plan began to emerge. These principles were tested and refined

as alternative plans were developed and reviewed with the steering committee.


Ultimately, the following emerged as the guiding principles for the final Master Plan:

SAI Farm will be developed to benefit the students of Cal U by providing space for outdoor recreation, group

activities and natural open spaces. The rural and farm-like quality of the site should be

maintained.

The number of multi-purpose athletic fields should be maximized to create space for club sport and intramural

use and for summer camps and clinics. The plan should capitalize on the unique opportunity to

increase the visibility of Cal U presented by the segment

of I-43 that bisects the site. Identifying elements such as fencing and signage should


View of the existing barn on the SAI Farm property

Section 3: The Site | 15

3. THE SITE

General Location

The SAI Farm property is located approximately two miles south of the main Cal U campus. The Mon-Fayette

Expressway (I-43) bisects the property north to south; the property is approximately midway between the California

and Brownsville exits.

Site Location Map

The parcels around the property are predominantly single-

family residential and open space. Exceptions include a Christian church at the southeastern corner of Malden and

East Malden Drive, adjacent to the SAI Farm property. At the southwestern corner where East Malden Drive crosses under the Mon-Fayette Expressway, the Sanitary Authority

has constructed a pumping station on a portion of the SAI Farm property. This pump station will provide sanitary

sewer service for the SAI Farm area, and its location was negotiated with SAI prior to undertaking this Master Plan.

Across Highland Drive from SAI Farm is Roadman Park with its athletic fields. The Southwestern Pennsylvania

Firefighters Training Institute at California University of Pennsylvania is also located on the portion of Roadman

Park Across Highland Drive.

Fire training building located across Highland Drive from SAI Farm

Topography and Landmarks

SAI Farm is generally comprised of rolling open fields and

wooded areas. Its topography includes significant hills and steep slopes; much more than at Roadman Park which has been graded into a single level plane. The portion of the

property adjacent to Roadman Park is fairly open and level and then slopes down towards the Mon-Fayette

Expressway. The steeper portion of the slope is generally wooded, while the remaining portion of this portion of the site is maintained as mowed open fields. Images taken on

the site and a slope analysis are included on the following pages.


Current Buildings

The majority of the site is open space, however there is an existing farm house and barn building located along East

Malden Drive. Along with the farmhouse there is a small spring house, a concrete block garage building and an open-air shelter.

Farmhouse and barn

FARMHOUSE

The farmhouse is a stone structure with an asphalt shingle roof. It is currently undergoing a renovation and expansion.

The renovation will create meeting room space, an enlarged kitchen and accessible restrooms. The expansion to the rear of the house is adding a banquet hall that will

seat up to 65. Site improvements currently under construction include new accessible sidewalks connecting to

the parking area and a patio area connected to the banquet hall.

Existing farmhouse

The renovation of the farmhouse is in response to student need for more meeting and activity space. By locating this

space off campus on the SAI Farm property, it will help to make students more aware of the property while providing a more rural setting for student meetings and events.


Rendering of farmhouse addition (courtesy of Desmone & Associate s Architects)

The farmhouse renovation currently under construction is a

part of an overall plan prepared for the immediate farmhouse area by Desmone & Associates Architects. Other

projects proposed include a pavilion, a bridge over the stream behind the farmhouse (to allow for an accessible route to a pavilion located across the stream), a campfire

ring and other general improvements to outbuildings like adding electrical heat to the garage building.

Rendering of an interior view of the farmhouse addition (courtesy of Desmone &

Associates Architects)

PAVILION

The pavilion structure proposed includes an outdoor cooking area, a serving area, covered seating for up to

160, accessible restrooms and a storage room. Two potential sites were proposed for the pavilion: north of the

farmhouse between the springhouse and garage, and to the northwest of the farmhouse across the stream that runs behind the farmhouse. The location across the stream

would require the construction of a small bridge over the stream to provide an accessible route from the parking

area and farmhouse to the pavilion.


Rendering of pavilion structure (courtesy of Desmone & Associates Architects)

OUTBUILDINGS

In the area surrounding the farmhouse, there are several additional outbuildings. Just behind the farmhouse is a small springhouse. The springhouse is constructed with

stone walls, minimal painted wood trim and a metal roof. It is an open air, unconditioned structure and is currently

unused.

Existing spring house

To the east of the farmhouse and springhouse is an existing enclosed garage. It is constructed of concrete

block and stone with a flat / low-slope roof. Access is through a large (two-car) garage door and a man door. It is currently used to house SAI’s director of Facility

Management. It is unheated and uninsulated.

BARN

To the east of the garage is a large barn building. It is a

wood structure with a stone foundation and metal roof. The internal structure is heavy timber wood framing. There is a

small concrete block addition on the western side of the building. The lower level of the barn is currently unused and has not been significantly changed since it was used as

part of a working dairy operation. The upper floor, which opens out through large doors to the south is currently

used for hay storage. The building structure, exterior and


roof are in good condition, however exterior walls are not weather tight by design and the building is unheated.

Existing Barn

STORAGE BUILDING

North of the barn, further up the hill is an open-air storage building. Similar to the barn in construction, it has wood

walls with a metal roof and a timber frame structure. It is open on the eastern face with three bays of storage for farm equipment. It is currently used for storage.

Existing storage building

Zoning and Regulations

The SAI Farm property falls into two separate zoning districts as set forth in the California Borough Zoning Code.

The portion of the property to the west of I-43 is zoned R1 Single Family Residential while the portion of the property

east of I-43 is zoned R2 Multi-Family Residential.

R1 SINGLE FAMILY RESIDENTIAL

Within the R1 zoning district, the following uses are

permitted “by right”:

Accessory Uses Child day-care center

Essential services Family child day care

Greenhouse Home occupation No-impact home-based business

Planned residential development Single-family dwelling

Swimming pool (private)


In addition to the uses allowed by right, the following special exceptions may be approved:

Bed and breakfast inn Bus stop

Cemeteries Country Inn Educational institution

Fruit and vegetable stand Nursery

Places of worship / religious institution

R1 LOT DIMENSIONS

Any of the above uses, whether by right or approved

special exceptions must also meet the lot dimension requirements for the R1 district. Lots must be a minimum of 10,000 square feet (approximately ¼ acre) and have a

width of at least 100 feet. Structures within this district can cover no more that 40% of the lot (4,000 square foot

footprint) and must meet the following setbacks:

Front yard: 30’ Side yard: 15’

Rear yard: 30’

Additionally, the maximum height for a structure in this

district is 30 feet. Although a completely residential development of the SAI Farm property was not considered,

a test-fit was prepared to understand what the total capacity of the property would be if it was developed as per the current zoning regulations. Assuming that the area in

the vicinity of the farmhouse and barn would not be developed, the remainder of the property to the west of I-

43 could fit approximately 55 lots meeting the requirements of the R1 zoning district.

Test fit to determine allowable development following zoning regulations.

R2 MULTI-FAMILY RESIDENTIAL

Within the R2 zoning district, in addition to the uses allowed in an R1 district, the following uses are permitted

“by right”:

Bed and breakfast inn Country inn

Educational institution Group care facility

Housing for the elderly Independent living facility Multifamily dwelling / dwelling unit

Public parks / grounds Public utility service structure

Two-family dwelling

In addition to the uses allowed by right, the following special exceptions may be approved within an R2 district:

Assisted living facility


Athletic club Barbershop / beauty salon

Bus stop Community center

Continuing care facility Domiciliary care home Funeral home / mortuary

Nursery school Personal care facility

Places of public assembly Places of worship / religious institution Public utility service facility

Skilled nursing facility / nursing home Transportation services

Amusement and recreation service (conditional use)

R2 LOT DIMENSIONS

Within an R2 district, lots must be a minimum of 7,500

square feet and have a width of at least 65 feet. Structures within this district can cover no more that 40% of the lot (3,000 square foot footprint) and must meet the following

setbacks:

Front yard: 25’

Side yard: 10’ Rear yard: 25’

The maximum height for a structure in this district is 30 feet. As with the R1 district, a test-fit was prepared to determine how many lots could be developed following the

R2 district regulations. For the portion of the property within the R2 district, approximately 100 of these lots could

reasonably fit.

Section 4: Potential Plan Elements | 25

4. POTENTIAL PLAN ELEMENTS Because SAI represents all of the students at Cal U, it was

important that all potential elements that could be included in the Master Plan for SAI Farm were considered. To ensure the full range of ideas was considered, a wide range of

potential project stakeholders were identified. Suggested uses from the stakeholders were then compiled into a wish

list of potential plan elements. For land-intensive uses, like housing or multi-use fields, test-fits were prepared to understand the capacity of the site for these uses.

Stakeholders

As discussed earlier in this report, a number of meetings were held with potential project stakeholders. Through these meetings, additional stakeholders were identified and

contacted to determine their needs. Additionally, some requests were forwarded directly to the planning team and

were considered for the plan. Although not a comprehensive list, the following stakeholders contributed to the overall wish list of enhancements for the site:

Archery Club Athletics

Ballroom Dance Biology Department

Cheerleading Climbing Wall Cross Country

Cross-Fit College of Science and Technology

Conference Services Environmental Health and Safety Fencing Club

Geo Class GIS Club

Intramural Sports IT Operations Justice, Law and Society Program

Physical Plant Public Safety

ROTC SAI

Sports Clubs The University Architect The University President

Men’s Rugby Parks and Recreation Management Program

Parks and Recreation Student Government Association Women’s Center

Women’s Rugby

Wish List

Based on meetings with the project stakeholders, a wish

list of potential plan elements was developed. As alternatives to the Master Plan were reviewed, additional ideas were developed and added to the list. The list below

represents all elements proposed at some point during the process (in alphabetical order).

2 indoor “bubble” facilities (115,000 sf. Each) 9 hole disc golf course 9 hole par three golf course

Amphitheater Archery range

Band practice field Baseball field Benches, gazebos, etc.

Biology department study area (1 acre +/-) Biology field lab

Concessions stand Cross country track (3 miles x 12’ wide) Equestrian club – stable, training circle and riding trail

Equipment storage building (1,500 sf.) Exercise station trail

Flag football fields Food services garden (1 acre +/-)


Forensics research “body farm” (1 acre +/-) Green / open space

Greenhouse Habitat for humanity house construction area

High and low ropes course (1/2 acre +/-) Hiking trails Homecoming bonfire location

Homecoming float construction area Housing for new and retired faculty / alumni

Incubator office space Lacrosse fields Maintenance and equipment garage (2,800 sf)

Maintenance office (900 sf.) Mountain bike trails

Multi-purpose fields (as many as possible) Multi-purpose gymnasium (12,700 sf.) Operations building / pavilion

Paintball speed course Parking

Physical plant hanging basket area Picnic pavilion

Professional Golf Management outdoor putting green Restrooms ROTC challenge course

Rugby fields Shooting range

Skateboard park Snow club slope and tow rope Soccer fields

Softball fields Student garden plots (1 acre +/-)

Summer camp(s) Temporary shrub garden (1 acre +/-) Ultimate Frisbee area

As the Master Plan was developed, a number of the items on the list were considered but ultimately not included for a

variety of reasons such as fit on the site, potential use by students, potential cost, duplication of existing facilities,

needs that could be better served elsewhere and appropriateness of the element with the remainder of the

plan.

Test Fits

For several of the plan elements, such as multi-purpose fields or housing, test-fit plans were prepared to determine

how many fields or housing units would fit on the site.

MULTI-PURPOSE FIELDS

Developing standard-size multi-purpose fields would meet

the needs of a number of potential users including soccer, lacrosse, rugby, flag football and band practice. These

fields could also accommodate an intramural-size softball field at either corner to allow two games to be played at

the same time. A typical-size field of 75 by 120 yards could accommodate all of these uses, and was used as the base size for a test fit of multi-purpose fields.

In addition to use by student organizations, SAI realizes income by leasing field space to summer sport and band

camps. These camps use one or more fields for a week or more at a time. Currently, the size of camps and tournaments that use the fields is limited by the number of

fields available at Roadman Park. In future years, the new soccer field at the former Phillipsburg School could be

available for certain events but it only adds a single field. Based on reviews of other camps and tournaments in the region, it is believed that if SAI had 12-15 multi-purpose

fields available, then the next level could be reached in terms of camps and tournaments that could be held at Cal

U. This could mean a significant increase in the revenues generated by these fields.

To determine how many multi-purpose fields could

reasonably fit on the site, a test-fit was prepared to fit as many as possible was prepared and is included below.


Test fit to maximize multi-purpose fields.

In the test fit above, fields 1 and 2 fit fairly well in the area just across from Roadman Park. As an alternative to what

is shown in the test-fit, the two fields could be separated to allow for a grade change between the fields. This would require less grading of the site, but would also decrease the

flexibility of the fields; for example up to three flag football fields could be set up with the fields together by utilizing

the flat middle area.

Fields 3 and 4 fit fairly well on the sloped hill facing I-43, although they do require a significant amount of grading to

create level fields. Field 4 would require less grading if it could be rotated to be more parallel to the slope, however

to fit field 5 it must be rotated as shown. Field 5 can be fit along the same hillside towards East Malden Drive, however this location would require a major amount of

earthwork along with constructing retaining walls of up to 30’ tall at the top and bottom of the field.

Field 6 just fits onto the isolated property to the north of East Malden Drive. The northern end of the field would

require additional fill to keep the field level. Subsequent to developing the test-fit for the fields, it was determined that

an existing gas well located in the center of this property could not easily be moved. Without re-locating the gas well, the field cannot be made large enough to fit most of

the sports users. A smaller open space could be developed for use by smaller-field activities like intramural softball or

paintball.

Field 7 is located to the west of the existing Barn along East Malden Drive. It requires some grading to level the

playing field area which spans from the property line to the west to the face of the barn on the east. One concern with

this field is the impact this location would have on the character of the farmhouse and barn area. The open fields on either side of the structures are a key part of the rural

character of the property and is something that it was felt should be maintained.

Fields 8 and 9 are located towards the top of the hill above the farmhouse. Beyond the trees, there is a large open field

that is remarkably level. Two fields can be fit in this location without requiring significant grading with the exception of the northern end of field 8 which would require

some fill to make level. Although these fields fit well in this location, consideration should be given to the additional

cost of accessing the fields and the remote location of these fields.

SPECIALIZED HOUSING

Specialized housing for new or retired faculty and alumni was proposed as a potential component of a Master Plan. Ideally, the specialized housing could become an income

source for SAI either through leasing the land or a one-time sale of the property. Income from the specialized

housing could be used to fund other improvements on the property and help realize the Master Plan.


Because the specialized housing would be for sale or long-term lease, SAI cannot control who would purchase or

lease the units. However, it was felt that the type of unit could be developed to appeal more to the target group of

new or retired faculty and alumni. To target this group, the housing mix was developed as townhouse or patio-home style units with open space maintained by a management

group so individual owners would not be responsible for its upkeep. The size of the units would be relatively small to

appeal to young families or retired empty nest users. Many different arrangements of the units were considered, and ultimately the determination was made to cluster the units

into a more dense arrangement to foster a sense of community.

Test fit for the portion of the property north of East Malden Drive

The type of higher density townhouse unit discussed would not meet the current zoning designation for the property

and a variance would be required to develop it in this

manner. The higher density would also result in a land utilization significantly different than the base zoning test-

fit discussed earlier in this document. To determine the total number of these types of units that could fit on the

property, additional test-fit plans were prepared. Some of these were integrated into the alternates of the overall plan to explore locations on the overall site and the distribution

of the units across the site.

Test fit for the area just north of East Malden Drive

Other test-fits were prepared to investigate the capacity of some of the smaller areas of the property. One of these studies looked at the area to the north of East Malden

Drive. In this area, approximately 41 townhouse units could be developed. This test fit was prepared prior to

discovering that the gas well would be difficult to re-locate and could not be developed at this density without re-locating the well.


A second housing test fit looked at the area just north of East Malden Drive to the east of I-43. Approximately 35

units could fit in this location. Due to the steep topography in this area, a double loaded access drive would not work

with to the difference in elevation between the up- and down-slope units. Instead, the access drive would have to loop around to a parallel drive to access the second row of

units – doubling the amount of roadway required per unit.

Test-fit for townhouse-type units on the hill above the farmhouse

An additional test-fit was prepared to determine how many

townhouse-type units could fit on the level area at the top of the hill. Because this area is remote from much of the rest of the property, its impact on the rural character of the

farmhouse area would be minimized. The test-fit resulted in 57 townhouse units in a relatively generous layout with

common open space and a community center building.

To further test the capacity of the property for specialized housing, several private developers were contacted to

discuss the feasibility of a specialized housing development on this site, and the ideal number and mix of units to

include. Although many of the developers felt that more background information like a market study would be

required, all felt that a development of 30-40 units was probably about right. Additionally, these units should be clustered as much as possible both to foster a sense of

community and to limit infrastructure construction costs.

Section 5: Master Plan | 31

5. MASTER PLAN

Connecting the Site

Connecting the site to its surroundings and across internal barriers is an important consideration to develop a Master

Plan for the property that will endure. For the SAI Farm property, there were two connection points that were

identified and required an alternative solution: east and west of I-43 and across Highland Drive to Roadman Park.

EAST AND WEST

Underpass where East / East Malden Drive passes under I-43

With the overall property divided nearly in half by I-43, the planning team looked closely at ways to connect the

eastern and western portions together. Currently the only connection from east to west is the underpass where East

Malden Drive passes under I-43. The remainder of the length of I-43 separating the property is the Turnpike Authority right of way for the expressway. This right of way

is at least 200’ wide where it crosses the property and

creates a significant barrier between the two sides of the property.

Currently, the underpass is designed for automotive traffic only. The design team investigated a number of options for

creating a more pedestrian-friendly link at the underpass. Unfortunately, the geometry of the roadway – downhill from both directions into a somewhat blind curve – does

not allow for a safe on-road bike lane or walking trail. Further, the location of the abutments for the I-43

overpass make the construction of a pedestrian walk at a different elevation from the roadway difficult at best. This would be further complicated at either end of the

underpass where the trail would have to return to grade. At the eastern end, there are significant grade differences to

overcome. At the western end, there is a narrow of sliver of land that is part of SAI Farm before the frontage is part of a property not owned by SAI.

Given the difficulties of creating a safe, workable pedestrian connection at the underpass, an alternate

strategy was developed. This strategy evolved as the plan options were prepared and involved consolidating all of the

uses with the most demand for connectivity on the larger, western portion of the site. The eastern side would then be developed with the majority of the multi-purpose fields.

Typically these fields are a destination in themselves and don’t require travel to and from the other amenities to be

located to the west of I-43.

ROADMAN PARK

With the large number of fields still at Roadman Park and

the new fields proposed for the eastern portion of SAI Farm, there is some need to create a connection across Highland Drive. Additionally, when used for meets, the

cross-country track begins on the Roadman Park side and connects across to the SAI Farm side as part of the course

setup. Finally, there is a significant amount of infrastructure already invested in Roadman Park, and


proposed for the future (large parking areas, maintenance buildings and equipment, etc.); connecting this to SAI Farm

would be beneficial to both sides of Highland Drive.

Highland Drive in the area between SAI Farm and Roadman Park.

Several options were considered to create a more significant connection across Highland Drive. These include

creating a tunnel underneath Highland Drive, closing and abandoning the portion of Highland Drive at the current crossing and using traffic calming along with fencing to

create a single, safe crossing.

Tunneling under Highland Drive was investigated as a way

to create a traffic-free crossing to connect Roadman Park to SAI Farm. The most efficient approach would be to raise the portion of Highland Drive over the tunnel as part of the

project to reduce how much access to the tunnel would have to drop below field level to get down to the tunnel

level. Even with this approach, ramping down to the level of the tunnel would require a ramp approximately 100’ in

length to meet accessibility requirements. Due to right of way and safety concerns, the ramp could not be built immediately adjacent to Highland Drive, meaning that it

would require moving fields on both sides further back from the road to allow room for the ramps. These concerns,

when taken together with the high potential cost of constructing a tunnel lead the design team to look at other

options.

Concept plan for a tunnel under Highland Drive

A second option studied was to permanently close the segment of Highland Drive along the SAI Farm property. At the intersection of Highland and Blaine, Highland would

simply turn right onto Blaine – allowing those traveling north on Highland access to Route 88. At the northern end

of the segment of Highland Drive to be closed, a cul-de-sac could be created to allow southbound travelers on Highland to turn around. The area where Highland Drive is removed

could be graded into an open grass area connecting fields on the SAI side with those on the Roadman Park side. If

needed, parking could also be placed in this area to support the fields. There are very few occupants of the northern portion of Highland Drive, so only a few residents would be

impacted by this concept. However, there is an occupied home just north of SAI Farm on Highland Drive and this

would have a significant impact on their access.


Additionally, Highland Drive is a State-owned road, so negotiating the closure of a segment with PennDOT would

likely be difficult and time-consuming.

Conceptual plan for the closure of a segment of Highland Drive

The lowest-impact approach studied was to implement traffic calming devices along Highland Drive in the area of

the crossing. These devices, including special paving, rumble strips and signage would alert drivers to slow down as they approached the crossing. Additionally, fencing on

either side of the roadway would funnel pedestrians to the designated crossing area ensuring they cross where the

traffic calming devices would have the most impact.

Although it still requires pedestrians to cross Highland Drive at grade, the lower impact traffic calming concept

was included in the final Master Plan. Discussions with the cross country coach revealed that currently Highland Drive

is closed by the police during matches on Saturdays at the crossing. During a typical day-long event only four to five cars are turned around. Although the issues related to the

tunnel or closing Highland are substantial, they do not preclude implementing them at some future date. Should

funding arise for a tunnel or an opening with PennDOT to close Highland, then either of these approaches could

further improve this link.

Conceptual plan for a traffic calming installation at Highland Drive

Plan Alternatives Studied

Building on the test-fits and investigations on linking the two halves of the site together and to Roadman Park, a series of plan options were developed for review with the

Steering Committee. These options were intended to explore the range of options available on the site – it was

not intended that any one option would become the Master Plan. Rather elements of each option would be combined

and refined into a plan that was the best fit for the property and best met SAI’s needs.

While developing the Master Plan for SAI farm, four initial

options were prepared and reviewed with the Steering Committee. Portions of these plans were selected and

combined into a single plan that then went through several additional rounds of refinement. Included below are the four options initially developed to give some idea of the

range of concepts that were reviewed. Note that at the


time these plan options were created, it had been determined that the eastern portion of the property would

be used entirely for multi-purpose fields. The options focused on the western portion where the full range of

additional uses were to be located.

OPTION 1

This option is organized around a roadway that connects

the drive at the farmhouse to a large loop road that connects from the narrow access onto Malden Drive, winds up the hill to the upper portion of the site and exits again

onto Malden Drive. Along these new roadways, 62 townhouse units are located where grading and lot depth

allows. With the lot configuration in this option and the topography of the site, there are many areas where housing only works on one side of the roadway. This results

in a less dense arrangement and would not have the sense of community that is desired. Additionally, the cost per

house of roadway and other infrastructure elements is much higher with a single-loaded arrangement as shown here.

In the area of the farmhouse, the pavilion proposed across the creek is shown in this option. Further up the hill behind

the farmhouse, an amphitheater with stage has been placed to take advantage of the slope in this area. A high

and low ropes course is shown within the wooded area at the top of the field above the farmhouse.

To the southwest of the barn a large parking area has been

shown for users of the farmhouse and other amenities in this area. As shown, 78 cars could be parked in this lot. On

the hill above the parking a series of gardens are shown along the slope. The lower gardens are intended for use by food services for herbs and other produce to be used as

part of student dining operations. This garden area could also contain a number of small, individual plots for use by

students. Above the gardens, a small area has been set aside for starting shrubs and other plants that will

eventually be transplanted as part of the campus landscaping.

As the proposed roadway makes its way up the hill, a biology field station is proposed at the edge of the wooded

area. This location places it nearby the existing natural spring which could be used for monitoring experiments. Portions of the wooded area or garden plots could also be

used by biology students. The location of the lab, along the roadway, allows for easy student drop-off by a campus

shuttle.

At the large level area above the wooded area, a single multi-purpose field is shown. A pitch and putt golf course is

shown at the very top of the hill, with nine holes of 50 to 110 yards laid out around and over the hill. A gravel or

small paved parking area is shown between the field and the new roadway to provide parking for users of the field or golf course.

On the property to the north of East Malden Drive, a smaller general use field is shown as well as an “X-Games”

area. The X-Games area would include a paved area with ramps and other obstacles for skateboarders, skaters or

BMX riders. A small drive with parking and a turnaround area has been shown to access this area.

Overall, the steering committee felt that the location of the

X-Games area would work, but may need more parking. Additionally, the need to keep the gas well may change the

thinking for this area. There was some concern with the specialized housing spread across the site and the lack of a clear distinction between the housing and other uses on the

site. Adding to these concerns is the additional cost of such a long roadway and lower housing density. Finally, it was

felt that the parking area so close to the barn would change the current rural character of the site.


Master Plan Initial Concept Option 1


OPTION 2

This option organizes the specialized housing element into

a defined area near the intersection of East Malden and Malden Drives. Forty townhouse units are shown along a drive that connects East Malden to the small frontage along

Malden Drive. The existing tree line would be retained to define the edge between the housing and other elements of

SAI Farm. To the west of the specialized housing, a pair of incubator office buildings is also shown. These buildings would be approximately 6,000 square feet each and would

also include about 43 parking spaces.

Between the specialized housing and existing barn, a series

of gardens and planting areas are included. These would be used for food service and student garden plots. Along East Malden Drive a parking lot for 68 cars is shown to serve the

farmhouse and amenities in this area.

In this option the existing barn is converted into a biology

field station. Although more remote from the natural spring and wooded areas, drop-off could easily be accommodated along East Malden Drive and parking would be available in

the lot adjacent to the Barn.

On the hill above the barn, a pavilion and amphitheater are

shown. Locating the pavilion in this area does not require a bridge to cross the stream. The amphitheater above takes

advantage of the natural slope in this area, and is located only a short distance from the pavilion so they could both be used as part of the same event.

On the large hill to the east of the farmhouse, a pitch and putt golf course and parallel disc golf course are shown. A

four-hole layout is shown, using holes averaging 50-110 yards. A high and low ropes course is shown within the wooded area at the top of the field above the golf course.

At the large level area above the wooded area, a pair of multi-purpose fields is shown, along with a full-size

baseball field overlapping onto the multi-purpose fields. Also shown overlapping the fields is an archery range

configured so that the target end is against the hillside of the upper portion of the property. A parking area for 39

cars and access drive is shown connecting to Malden Drive. Just north of the parking, an area is set aside as an X-

Games area.

A community pavilion is shown at the highest point of the property to take advantage of the views in this area.

Access to the pavilion is provided by a trail that winds around the hill down to the access drive. Towards the

bottom of the hill an area has been set aside for growing shrubs and other plants for future use on the main campus.

On the property to the north of East Malden Drive, a single

multi-purpose field is shown as well as full size softball field. For intramural play or smaller tournaments two

softball fields could be laid out on the multi-purpose field. A small drive with parking has been shown to access this area.

The steering committee preferred the specialized housing arrangement and location shown in this option to the

others because it took up the least amount of land and was distinct from the rest of the property. There was also

support for the arrangement of the fields near the top of the hill since it efficiently incorporated two multi-purpose fields along with baseball and archery. The pavilion at the

top of the hill was also preferred as a way to take advantage of the views available on this unique portion of

the site. Similar to option 1, there was some concern about the plan elements (in this case parking) located so close to the existing barn and the impact this could have on the

rural character of the site.


OPTION 3

This option places a multi-purpose field along East Malden

Drive just west of the existing Barn. It also includes an X-Games site in the same area. To serve these and other needs nearby, a parking lot for 78 cars is located just

above the multi-purpose field. Above the parking and X-Games area, a series of gardens and planting areas are

included. These would be used for food service and student garden plots.

On the large hill to the east of the farmhouse, a pitch and

putt golf course and parallel disc golf course are shown. A four-hole layout is shown, using holes averaging 50-110

yards. A high and low ropes course is shown within the wooded area at the top of the field above the golf course.

Similar to option 1, a roadway is included to connect the

farmhouse drop-off area to the narrow frontage on Malden Drive. It then continues up the hill and connects again to

the upper portion of Malden Drive. Unlike option 1, the specialized housing is not spread along the roadway, but instead clustered in the level area at the top of the hill.

Forty-nine townhomes can fit in this arrangement.

Along the roadway on the uphill portion, a biology field

station is proposed at the edge of the wooded area. This location places it nearby the existing natural spring which

could be used for monitoring experiments. An experimental garden area is shown just below the field station; parking for 20 cars is shown above. Portions of the wooded area

nearby could also be used by biology students. The location of the lab, along the roadway, allows for easy student drop-

off by a campus shuttle.

Similar to option 2, a pair of incubator office buildings are shown just off the narrow frontage to Malden Drive. Like

option 2, these buildings would be approximately 6,000 square feet each and would also include about 43 parking

spaces.

A community pavilion is shown at the highest point of the property to take advantage of the views in this area.

Access to the pavilion is provided by a trail that winds around the hill down to the access drive. Towards the

bottom of the hill an area has been set aside for growing shrubs and other plants for future use on the main campus.

On the property to the north of East Malden Drive, a single

multi-purpose field is shown as well as full size softball field. For intramural play or smaller tournaments two

softball fields could be laid out on the multi-purpose field. A small drive with parking has been shown to access this area.

This option was not well received by the steering committee other than the elements that were also included

in other options like the community pavilion at the top of the hill or the pitch and putt golf course on the hillside east of the farmhouse. Overall it was felt that there was not

enough of an organizational theme to this option; all of the elements are there, but they are just scattered about the

site.


OPTION 4

This option is based on maintaining the rural character of

the site in the area of the barn and farmhouse. To support this goal, the area between the line of trees to the west and the stream to the east is kept as open space. The only

use within this area are the gardens for food service and student plots. The barn itself would be converted for use as

a biology field station. This conversion would need to be completed such that the appearance of the barn would be essentially unchanged.

A pair of incubator office buildings are shown at the narrow frontage along Malden Drive. These buildings would be

slightly smaller than in other options at 5,000 sf. each with 30 parking spaces. An X-Games area is shown to the east of the office buildings. The access drive would not continue

to the rest of the site, but would only serve the incubator offices and X-Games area. A small general use field is

shown along East Malden Drive in this general area.

To the east of the farmhouse, the pavilion proposed across the creek is shown in this option. Above the pavilion is a

pitch and putt golf course. A six-hole layout is shown, using holes of 50-110 yards.

This option places all of the specialized housing in a discreet zone on the level area on top of the hill. The 85

townhouse units located here are accessed from Malden Drive on a roadway that is not connected to the rest of the site.

On top of the hill, a campfire ring is shown with an amphitheater below taking advantage of the slope. This

area is accessed by a trail that winds up this hill from the housing area as well as a drive with turnaround that connects to the access drive for the housing area.

As in options 2 and 3, on the property to the north of East Malden Drive a single multi-purpose field is shown as well

as a full size softball field. For intramural play or smaller tournaments two softball fields could be laid out on the

multi-purpose field. A small drive with parking has been shown to access this area.

The concept of keeping the area around the farmhouse and barn as open space with a more rural character was well

received by the steering committee. The primary concern with this option was the low number of multi-purpose fields included.


The Plan

As has been discussed earlier in this report, the final plan was based on the results of a number of test-fits, concept

plans and discussions with the steering committee. Elements such as the connection to Roadman Park, how the eastern and western portions of the site are used and

connections within each portion of the site were reviewed, discussed and ultimately refined into the plan presented

here. Because it involves so many elements and will be developed over a number of years, this plan is not fixed. It

is intended to evolve over time as funding becomes available for different projects or needs change. It is intended that the overall arrangement of the plan and key

concepts are followed as the plan develops.

As the four initial concept plans were reviewed and

numerous additional iterations and test-fits were prepared, a number of common themes emerged that drove the development of the Master Plan:

The rural and farm-like quality of the site should be maintained – especially in the area of the barn and

farmhouse. The number of multi-purpose athletics fields should be

maximized while respecting the existing topography and

the natural condition of the site. The specialized housing development portion of the plan

should be a discrete area of the site, separate from the other elements but connected through trails and shared use.

Specialized housing is preferred to incubator office space. The incubator office space may be a better fit in

the nearby industrial park. Drives, access roads and parking areas within the site

should be minimized.

A community-oriented function like a pavilion or amphitheater should be located at the very top of the

hill to take advantage of this unique site.

The biology field station should be located in a new structure near the spring and other potential research

areas. It does not make sense to spend money to put this into the barn since it is not weather tight and has

more space than is needed. The plan should capitalize on the unique opportunity to

increase the visibility of Cal U presented by the segment

of I-43 that bisects the site. Identifying elements such as fencing and signage should


Plan Elements

Incorporating the themes discussed above and utilizing the

preferred pieces of the initial concepts, the plan elements were arranged into a cohesive whole on the site. Following

is a description of each of these elements as they were incorporated into the final Master Plan. The numbering of the elements follows the Master Plan graphic for reference.

1. MULTI-PURPOSE FIELDS

A total of six multi-purpose fields were included in the final plan. This includes two fields across highland drive from

Roadman Park, another two fields on the slope above and to the east of I-43 and two more fields on the level area at

the top of the hill above the farmhouse. Although six is the maximum number of fields that fit on the site without requiring excessive grading or retaining walls, it is only

halfway to the goal of 12-15 fields to attract the larger summer camps and tournaments. To find an alternate

means to meet this goal, the planning team looked briefly at the current Master Plan for Roadman Park and how it has been developed to date. It appears that by re-

configuring the fields in the southwestern corner of Roadman, seven multi-purpose size fields could fit in this

location bringing the total on both properties to 13 fields. Creating seven fields at Roadman Park would require grading out the large stockpile of soil in the area, but this


could be used to help level the two fields proposed on SAI Farm across Highland Drive.

2. FACULTY AND RETIRED ALUMNI HOUSING

The specialized housing development is limited to approximately eight acres on the northwestern corner of

the property situated completely to the west of the existing line of trees. The housing type would be developed to

attract young or retired faculty and alumni – most likely as townhomes or patio homes. Access is shown to both Malden and East Malden Drives. One attraction for

homeowners would be the use of the amenities at SAI Farm like the farmhouse banquet area or pitch and putt golf

course.

Many of the details of how the specialized housing area is developed will depend on market demands and developer

cost considerations. SAI is currently searching for a developer to partner with for the duration of this project

and ensure its successful implementation.

3. ACADEMIC FIELD STATION

The academic field station would be for use by biology or

other science students to perform experiments based around some of the natural features of the property like the spring or wooded areas. A garden area and greenhouse

could also be created nearby the field station for additional experiments. The field station is located at the crest of the

hill with easy access to the wooded slope, open space areas and the spring. A turnaround nearby allows for students to

be dropped off by a shuttle service to campus, or they could park in the adjacent lot. Because of its proximity to the upper multi-purpose fields, additional storage space

and restrooms would be included in the field station. The building could be designed so that these facilities are

available to field users even if the academic portion were closed.

4. DISC GOLF COURSE

An 18-hole disc golf course has been designed to circulate around the western portion of the site. As the plan was

being developed, a group came forward and began building the course on site. The layout used was reviewed by the

Master Plan team, and was adjusted to avoid future projects. At this time, the baskets and tee markers have been installed on all 18 holes. A future phase may install

concrete pads at each of the tee box areas.

5. PITCH AND PUTT GOLF COURSE

A six hole pitch and putt golf course is proposed on the

hillside to the east of the farmhouse. The holes would average between 50 and 60 yards in length to allow for an

enjoyable playing experience for all skill levels. It is anticipated that there would be minimal course features like sand traps and water hazards. Greens could be artificial

turf to minimize maintenance. The development of the course would be an excellent opportunity to partner with

the Professional Golf Management program on campus.

6. AMPHITHEATER

A natural amphitheater has been sited to take advantage of

the upper hill, and provide the audience with the phenomenal views of this area. A small, open stage area could be flanked with trees to create a more intimate

setting for events and performances. Drop-off, parking and restrooms could be provided at the nearby academic field

station.

7. PAVILION

Two pavilions are included in the Master Plan. As

envisioned in the farmhouse planning, a pavilion is shown across the stream from the farmhouse. This pavilion could include a cooking area and restrooms as part of the

structure. The second pavilion is shown at the top of the hill. Due to its more remote location, it would be more a

more primitive shelter with a covered seating area. Cooking could occur on outdoor grills or fire pits. Drop-off, parking


and restrooms could be provided at the nearby academic field station.

8. HIGH AND LOW ROPES COURSE

Above the pitch and putt golf course and into the wooded area on the hill, a high and low ropes course would take

advantage of the natural terrain. Intended for use by students, it could also be used for team-building exercises

as part of an on-campus conference or event. Although an area has been designated for this use, a specific course design would be the next step for this project creating a

layout that maximized the use of this space.

9. PARKING AREAS

A number of parking areas have been shown across the

property. Each has been sited nearby activities requiring parking support, with as low an impact on the site as

possible. Lots are shown to the west of I-43 to support the two lower fields (about 38 spaces), on the smaller property just north of East Malden Drive (about 22 spaces), tucked

below the sanitary pump station (about 41 spaces) and between the academic field station and multi-use fields

(about 66 spaces). More detailed design work would be required for all of these locations to determine a final layout and parking space count.

10. GENERAL USE FIELD

Initially, this area had been considered for a full-size multi-use field. However, it was determined that re-locating the

gas well in this location would require significant time and expense. As an initial step, the plan shows a smaller

general-use field in this location. This field could be used for a pair of intramural softball games as shown or for any other activity not requiring a full size field including

paintball, band practice and flag football.

11. SKATE PARK / X-GAMES AREA

Skateboarding and X-Games activity is not currently represented by a student club or organization, however an

area for this activity was requested at the open student forum. With no other place on campus for a similar area, a

placeholder for this group was included in the plan. The designated area is a sloped hillside; it is anticipated that a unique skate park arrangement could be developed to take

advantage of this terrain.

12. CHALLENGE COURSE

The ROTC program requested a space on which it can

conduct training exercises that teach future leaders how to navigate obstacles as a team. For this type of course, steep

hillsides and wooded areas are beneficial to create more challenging obstacles. It is anticipated that these challenge obstacles would be spread throughout the area indicated

and could be used in any sequence as required for ROTC training.

13. BASEBALL FIELD

This full-size field would be intended for use by intramural and club baseball teams. The infield area could be used at

any time for practice. Games using the full field would have to be coordinated with other users of the multi-purpose field since the outfield overlaps the field.

14. GARDENS

The gardens nearest the barn could serve a number of purposes. These include food service for herbs and produce

to incorporate into student dining on campus, student plots for use by individual students or student groups and

physical plant to start shrubs and other landscape materials for use on the main campus. It is anticipated that the area dedicated to this garden would grow with demand.

Currently, a small garden has been established here to begin to grow food for use on campus. In anticipation of

this developing into a larger garden, the Master Plan includes an area set aside to create a small pond. This


pond would capture water from the existing spring and would provide a sustainable means to irrigate the gardens.

A second garden is shown in the area of the academic field station. This garden would be used for biology experiments

to support the field station. Like the larger garden, it is anticipated it will grow in size as demand increases.

15. GREENHOUSE

Similar to the gardens at the academic field station, a greenhouse has been included for use in biology experiments. It could be constructed along with the field

station or later as the program grows.

16. ARCHERY RANGE

The archery range overlaps the multi-use fields on top of

the hill. The target area is shown against the upper hill to provide a safer backdrop for archery use. By overlapping

onto the multi-use fields, a full 100-yard range can be created.

17. CROSS COUNTRY TRACK

Shortly after purchasing the property a cross country track was created around the eastern portion of the property. One and a half miles of the three mile long track are

located on SAI Farm. This plan retains the track and re-routes it slightly to fit in the proposed new multi-use fields.

These portions of track could be adjusted as the fields are put in and do not have to be disturbed until that time.

OTHER ELEMENTS

Not specifically identified, a network of trails connects the various elements of the plan and provides a way for students and community members to explore the property.

It is anticipated that these trails will be laid out as various plan elements are constructed. Along the trails, signage,

gazebos and benches will be placed to enhance the experience.


Final Master Plan


Design Elements

As the Master Plan is implemented, a number of elements

will be repeated from project to project. These include fencing, benches, gazebos, signage, trails and bridges. Given the site’s high visibility from I-43, larger highway-

scale signs should also be included to identify SAI Farm and Cal U to the thousands of drivers that pass by every day.

Since these various elements will be developed over time, it is important that they have a consistent look and feel as

they are installed. This way, as the plan develops it will have a consistent look and feel and the result will be an identifiable whole instead of a collection of pieces.

To determine the look and feel appropriate for SAI Farm, the design team presented the steering committee with a

wide range of possibilities for each of these elements. It was ultimately determined that a more rustic or rural feel was the most appropriate and in keeping with the key

elements already existing like the farmhouse and barn. Examples of these types of design elements follow.

FENCING

A two-rail spit-rail type fence was preferred as the fencing type. In higher visibility areas or at important points, stone

elements could be incorporated as shown on the concept sketch.

Fence concept sketch

Three rail fence example picture (two rail is preferred)

BENCHES AND GAZEBOS

Rustic but refined benches were preferred; they should be well-built and durable as well. Benches could be spread

across the trails network at key points such as views or activity start points.


Bench concept sketch

Example bench picture

Similar to the benches, gazebos are to be rustic but

refined. They should be located in naturally advantageous locations and would provide a location for a break while hiking or an informal picnic. Elements like a red metal roof

on the gazebo could help tie it to the existing barn.

Gazebo example picture

Gazebo concept sketch


HIGHWAY IDENTITY

The frontage along I-43 is a prime opportunity to identify

SAI Farm and Cal U to the public as they pass by on the expressway. Although this sign would be the most refined of those on the farm, the steering committee found other

previous examples of this type of sign too “corporate” to fit within the Farm and reflect the values of SAI and Cal U.

The concept sketch below is an attempt to incorporate stone and some of the other elements to be used on the farm with the appropriate level of refinement. All of this

also has to occur at a scale that is understandable from several hundred feet away in a car moving at 60 mph.

Highway signage example picture

Highway signage concept sketch

SIGNAGE

Within the property a number of signs and maps will be required for wayfinding and to identify various elements.

Like the other elements throughout the farm, these should have a rustic but refined quality.

Example signage picture


Signage concept picture

TRAILS AND BRIDGES

To maintain the rustic quality of the property, the majority of the trails should be as low-impact as is practical. Some

of the trails will have to be more intensely developed due to accessibility requirements or traffic demands. It is

intended that the majority of the trails network will develop organically as the elements of the plan are constructed.

Where required at stream crossings or due to topography,

bridges should match the trail they are a part of. High-traffic areas will require more substantial structures of

greater width while more remote areas can use a more simply constructed crossing. In all cases bridges should be well-built, durable and capable of ATV traffic.

Example trail picture

Example bridge picture

Section 6: Costs and Implementation | 51

6. COSTS AND IMPLEMENTATION

Site Enhancement Costs

MCF and Pennoni developed ballpark cost estimates for all of the elements included in the plan. These costs represent

the anticipated total cost of the project if the work was to be done by an outside contractor based on costs the

planning team has seen on previous similar projects. The costs also include an estimated amount for design fees, permitting and equipment so that the total cost represents

the full project cost for each of the elements. Many of these projects could be done for significantly less than indicated if

the work was to be done by students groups associated with each of the projects. For example, the challenge course for ROTC could be laid out and constructed by

cadets which would greatly reduce the cost of the project to just the materials and equipment required.

Implementation Strategy

With the large scope of the master plan including more than 17 unique projects and over $11 million in potential costs, a longer-term strategy was needed to implement the

plan. This strategy had to include ongoing costs like building a portion of the trails network every year. It also

had to incorporate the large project costs like building the multi-use fields. All of this had to be considered as part of an overall timeframe as well – no one year could include

too many expensive projects, and the ongoing projects had to be included every year. Infrastructure like parking and

roadways has to be included as projects that require the infrastructure come online. Finally, the need for each of the projects has to be considered. Unique attractions for the

students like the high and low ropes courses were included early on to build awareness of SAI Farm among the student

body.

Overall, the implementation strategy was divided into three phases of five years each. Major projects were spread out

so as to not occur too close together.


Phase 1Year Project Plan # Cost

Year 1 Farmhouse Renovation and Addition (actual cost) N/A 810,330$

Disc Golf Course (actual cost) (Baskets) 4 9,800$

From Disc Golf Course (Estimate) (Tee Pads) 4 2,300$

Purchase Cross Country Track (actual cost) 17 34,500$

Through Barn Structure Improvements (Paint, windows,etc)(actual cost) N/A 11,116$

6/30/2012 Barn Electrical Upgrades (Estimate) 5,500$

Gardens at the Farmhouse (actual cost) 14 785$

Itentity Markers and Fencing (actual cost) N/A 7,500$

Hiking / Biking Trails and Signage (annual budget) N/A 11,116$

Total Year 1 892,947$

Year 2 Pavilion (estimate) 7 322,000$

2012-13 Bridge Structure (estimate) N/A 3,000$

Parking near Pavilion 9 111,000$

Expand Gardens at the Farmhouse (two year project) 14 5,625$

Identity Markers and Fencing (annual budget) N/A 27,750$



Year 3 High and Low Ropes Course 8 85,800$

2013-14 Housing - Details provided by developer 2 -$

Gazebo (1 of 4) N/A 10,000$

Expand Gardens at the Farmhouse (two year project) 14 5,625$




Year 4 Pitch and Putt Course 5 505,950$


Gazebo (2 of 4) N/A 10,000$




Year 5 Challenge Course 12 312,500$


Gazebo (3 of 4) N/A 10,000$




Total Phase 1 2,429,911$

Section 6: Costs and Implementation | 53


Year 6 Pond / Irrigation Supply 20 125,000$

2016-17 Gazebo (4 of 4) N/A 10,000$

Itentity Markers and Fencing (annual budget) N/A 27,750$



Year 7 Fields at Highland Drive (2 fields w/ fencing & traffic calming) 1 1,800,000$

2017-18 Identity Markers and Fencing (annual budget) N/A 27,750$


Total Year 7 1,838,866$

Year 8 Fields East of I-43 (2 fields) 1B 1,288,344$



Total Year 8 1,327,210$

Year 9 Identity Marker - Ground Sign Only 22 250,000$

2019-20 Parking at East Malden (east of I-43) 9A 134,981$




Year 10 Upper Fields by Future Baseball Field (2 fields) 1D 489,274$





Cumulative Cost 6,721,840$



Year 11 Baseball Field 13 583,494$

2021-22 Itentity Markers and Fencing (annual budget) N/A 27,750$



Year 12 Farmhouse Area Improvements - walks, drive, etc. (split - 1 of 2) 21 128,500$

2022-23 Upper Field by Archery Range 1C 233,719$

Greenhouse 15 68,250$




Year 13 Farmhouse Improvements - walks, drive, etc. (split - 2 of 2) 21 128,500$

2023-24 Amphiteater 6 241,513$

Archery Range 16 51,688$




Year 13 General Use Field 10 471,103$

2024-25 Parking at General Use Field 9B 162,125$

Pavilion on Hill 7A 269,975$




Year 15 Academic Field Station 3 1,113,609$

2025-26 Parking at Field Station 9D 106,556$

Gardens at Field Station 14B 27,563$

Upgrade Cross Country Track to Crushed Limestone (all) 17 100,000$

Skate Park / X-Games Area 11 500,000$



Total Year 15 1,886,594$


Cumulative Cost 11,102,765$

expanding the...

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