ArtOrg Concept Master Plan for renovation of the ArtOrg building in Cannon Falls, Minnesota
Prepared for ArtOrg Board of Directors
July 15, 2015 Prepared by: University of Minnesota Center for Rural Design with funding from the Southeast Regional Sustainable Development Partnership
ArtOrg CONCEPT MASTER PLAN ArtOrg Building and Site 214 North 4th Avenue Cannon Falls, MN Study Team Members: PRINCIPAL INVESTIGATOR Dewey Thorbeck, FAIA, FAAR Director, Center for Rural Design CENTER FOR RURAL DESIGN MEMBER Steve Roos Senior Research Fellow, Project Manager GRADUATE STUDENTS Chris Tallman, Jennifer Cunningham, and Brian Olsen Acknowledgments: This plan could not have been accomplished without the cooperation and support of
ArtOrg Executive Director Dave Machacek
ArtOrg Board Members Wes Chapman, Greg Mattern, Ron Wolf, Therese Sexe, Nathan Davis
McGough Construction Senior Project Manager Dan Malecha
Cannon Falls Community Development Director Dave Maroney
And the financial support of the U of MN SE Regional Sustainable Development Partnership Experiment in Rural Cooperation
July 15, 2015 Center for Rural Design College of Design and College of Food, Agricultural, and Natural Resource Sciences University of Minnesota
TABLE OF CONTENTS Introduction 4 Background 5 Functional Program Requirements 8 Design Concept and Phasing of Project
Site Development 11 Cost Estimate 12 Drawings Image Sketch along 4th Street 13 Site Plan 14 Lower Level Floor Plan 15 Upper Level floor Plan 16 Exterior Elevations 17 Ghost Pavilion 18 Model Photos 19
ArtOrg is a ten-year-old non-profit organization registered in the State of Minnesota and has a mission of collaboration and education on a regional basis. For example, ArtOrg has taught printmaking to over 10,000 children and adults at over 100 venues across the State in the last seven years. Its largest project, the “Children’s Gift to Norway,” will likely be exhibited in Norway soon. ArtOrg has also done many special collaborative projects with adult artists and three of the projects (comprising some 43 art works) have been accessioned to the Weisman Art Museum in Minneapolis and the Plains Art Museum in Fargo. Over the past ten years ArtOrg has provided a wide range of art activities in communities throughout Minnesota, including “steamroller” events where ArtOrg works with residents to create art prints using a steamroller to provide the pressure to print images on paper as shown in the photos below:
A central focus of ArtOrg is to provide facilities for visual artists that include gallery facilities and outdoor public art installations and shop facilities for artist use. With the idea of equipment-intensive studios that are flexible, efficient, safe and productive, ArtOrg hopes that the renovation of the building in Cannon Falls will provide accommodations with the goal of producing art at a high level. The office, exhibition, and residency components of the facility are designed to enhance and support art making studios.
ArtOrg has existing equipment that can be used to construct studios. For example, it has a large collection of lithography printing stones and lithography presses. Several of these stones measure 36x54 inches in size and weigh over 600 pounds. The ability to print this large will likely become a very strong and coveted resource for the region. ArtOrg also anticipates the establishment of a world-class papermaking studio that would be unique in the region. It also has plans for a “maker-shop” with a general set of machines and equipment to make art with educational programs around new technologies such as three-dimensional printing. Not wanting to be known exclusively as a fine-art print shop or a papermaking shop even though the equipment would make it one of the best in the region, ArtOrg wants to focus the art making event and collaboration on larger projects. It sees its role much as the director of a film where the director creates and organizes an environment where different creative artists can unite and produce beautiful and wonderful things. ArtOrg has experienced many projects where the whole is much more meaningful than the sum of the parts. With the purchase of the building and site in Cannon Falls in late 2012, Art Org has over the past two years developed a strong working relationship with the Cannon Arts Board, Gemini Inc., and other local groups in Cannon Falls to nurture creativity as one of the hallmarks of the future of Cannon Falls.
BACKGROUND ArtOrg purchased the former bowling alley and site at 214 N 4th Street in Cannon Falls in late 2012 for its main office with the intent of moving its operations and main activity base from Northfield to Cannon Falls. The purchase was accomplished with the help of the City of Cannon Falls Economic Development Authority. The site is adjacent to the Little Cannon River in downtown Cannon Falls that had a flour mill located on the property that was constructed in 1865 and demolished in the early 1900s.
ArtOrg property in downtown Cannon Falls
ArtOrg propertyView of the historic mill and dam on Little Cannon River
Aerial view of ArtOrg building and site with topography in 2014 View across 4th Street looking west to ArtOrg building with VFW building on the right side
In 2014 ArtOrg applied for and received a $15,500 grant from the University of Minnesota Southeast Sustainable Development Partnership to fund work by the University of Minnesota Center for Rural Design to develop a Concept Master Plan for renovation of the building and site for functional use that resolves functional requirements and establishes a good relationship with its neighbors in downtown Cannon Falls. The existing 9,850 gross square foot ArtOrg building in downtown Cannon Falls near the Little Cannon River was constructed in 1962 as a bowling alley adjacent to the previously existing VFW building. The ArtOrg building is concrete block construction exposed inside and outside with laminated wood timber beams 8’ on center. The large open space has a pitched metal roof while the front portion has a flat roof. The building has a brick façade on 4th Avenue with a small vestibule that projects out from the building. The building is recessed into the ground on the south side so that only the front portion is above grade requiring steps to the lower level as well as steps to the upper floor with apartments. The 17,650 square foot site slopes down to the north providing space on the south side for relocating Veterans Land and parking. The relocation of Veterans Lane by the City will provide ArtOrg a direct connection and overview of the Little Cannon River providing access to the existing bike trail and city park, and provide a site for the potential construction of a “ghost pavilion” as an art performance venue.
View of Little Cannon River across Veterans Lane
View of building and sloping site adjacent to river
View of historic stone building along 4th Street
South side of two story front buiding
Interior of former bowling alley
Lower level of two-story building
The purchase of the building and site was supported through important friends of ArtOrg, and the Economic Development Authority (EDA) of Cannon Falls that provided a development loan from the Cityâ&#x20AC;&#x2122;s Revolving Loan Fund. The EDA hopes that ArtOrg can become an important strategic partner as Cannon Falls continues to develop its downtown business and entertainment area. FUNCTIONAL PROGRAM REQUIREMENTS The existing building was purchased by ArtOrg because it had a 5,250 gross square foot open area (former bowling alley) with an average clear height of 15 feet providing an open space for equipment storage, print shop, and rental space for artistâ&#x20AC;&#x2122;s studios. The large open space extends into an additional 2,250 gross square foot space on the lower level of the two-story front building providing space for public toilets, an interim ArtOrg office, meeting room, and storage. On the upper level of the two-story building the floor area is 2,250 gross square feet with three apartments which will continue to be rented until the new building facing 4th Street is constructed. At that time an elevator will be installed and the upper level will be remodeled into two visiting artist apartments and new offices for ArtOrg.
DESIGN CONCEPT AND PHASING OF THE PROJECT The following drawings illustrate the Concept Master Plan developed by the University of Minnesota Center for Rural Design for the building and surrounding area. The plan is based on ArtOrg moving forward with renovation in two phases depending on support from the City of Cannon Falls to relocate Veterans Lane to the south side of the building to increase parking and provide service access to both ArtOrg and adjacent properties, and improve the road alignment along 4th Street to allow ArtOrg to expand to the east and align its front and sidewalk with other buildings in the downtown. Improved parking and vehicular circulation will allow ArtOrg to connect to the bike trails along the Little Cannon River and provide an outdoor Art Platform for special events and art demonstrations. Improved access, parking, pedestrian and bike movement for ArtOrg will also improve access, service, and parking to the adjacent VFW building. No engineering assessments of the existing structure or mechanical and electrical systems has been accomplished as of this date, but sustainability and “green design” is an important aspect of the ArtOrg project. Green design ideas that are proposed include solar hot water, solar energy, increased insulation on walls and roof, and potential for geothermal heating and cooling. The reconstruction and construction work for the building and site renovation is planned in two phases: Phase 1 Renovate the lower level of the existing building with a new accessible entrance from the Little Cannon River side so that ArtOrg can office in the building, develop a large print studio, store equipment, and provide a flexible space for artist studios and exhibitions. New toilets will be constructed to meet ADA standards and code requirements of the new occupancy. The lower level spaces in Phase 1 consists of a large open area (former bowling alley) of 5,250 square feet with laminated wood beams 8 feet on center and Tectum panels bridging between the girders. The reconstruction work of the large open space consists of: Clean, polish, stain and seal the existing concrete floor. Pour new 4“ concrete floor on west end of building to fill in recessed area. Stabilize structure as per structural engineer analysis and recommendations to prevent further outward movement of concrete block walls and roof settlement. Provide new HVAC system with exposed ducts. Provide new flexible electrical connections and LED lighting with an overhead grid system roughly 8 feet on center suspended from the laminated wood beams. Provide new insulated overhead door on west end. Provide new accessible entrance on west end.
If funds allow: Provide 4” furring strips to outside walls with vapor barrier, rigid insulation, and ½ inch plywood and gyp board surface (painted). Provide new metal roof with additional 4 inches of rigid insulation over existing Tectum. Provide new Kallwall skylight approximately 8’ wide along ridge and terminate as integral part of new accessible vestibule as public entrance on west end. The Lower Level of the two-story building has 2,250 square feet of space and the renovation work consists of: Clean, polish, stain and seal the existing concrete floor. Leave exposed wood structure and ceiling. Construct new accessible toilets (sized to meet building code occupancy requirements) for men and women. Construct wood frame walls with gypsum board (tile in toilets) and paint. Reconstruct stair to existing entrance from 4th Street to meet code requirements. Clarifying area in northeast corner where future elevator will be constructed. Provide new HVAC and electrical service and LED lighting for spaces. Art Org will temporarily utilize the classroom for its offices until Phase 2. Exterior: Clean existing concrete block and repaint. Clean and repair brick front and existing entry and adjust roof drains to conduct water away from building. Improve aesthetic of existing landscape, railings, retaining walls, and planting along 4th Street until Phase 2. Remove remnants of old bowling alley sign or upgrade with new ArtOrg sign. Phase 2: This phase consists of construction of a new addition of approximately 2,350 square feet of space at the existing entrance level along 4th Street. This will require approval of MnDOT and cooperation of VFW to move the curb out toward the street to align with curbs and sidewalks south of the site on 4th Street. The new addition will be constructed with steel columns and walls with colored stucco on the exterior, with insulation and plywood walls on the interior. The steel roof trusses and metal decking will be painted and exposed along with exposed ductwork and adjustable LED lighting throughout new addition. The roof will be an EPDM system that is sloped to interior drains. The new addition consists of Providing a new canopy with side clerestory windows cantilevering over the sidewalk as the main entry to ArtOrg. Utilize metal truss structure with plywood ceiling and recessed LED lights – inside and outside. Provide a new 5’x7’ hydraulic elevator in northeast corner of existing building with doors on both sides to provide accessibility to all floor levels (the Upper Level is approximately 5 feet above the new addition and the Lower Level is 6 feet below the Entrance Level).
Construct a location for public artwork installations to be attached to the exterior stucco wall. A new ArtOrg sign will be installed on the 4th Street side adjacent to the new entrance with exterior bracket LED lights providing illumination. A separate HVAC system is located in the mechanical space adjacent to the gallery to serve both the new addition and the existing two-story building. The Upper Level of the existing building of approximately 2,250 square feet will be remodeled to provide an office area for ArtOrg and two visiting artist/studio manager apartments.
SITE DEVELOPMENT The development of the site is very important to ArtOrg and depending on road alignments relocating Veterans Lane for increased parking on the south side, service to existing buildings, and improved parking and access to VFW, the following would be accomplished: 1) Construction of a new Art Platform with a porous concrete brick paver surface, approximately 30 x 90 feet on west end of building. Include electrical connections around perimeter for art demonstrations, pedestrian lighting and connection to trails.
2) Identify location and connections to a future â&#x20AC;&#x153;ghost pavillionâ&#x20AC;? constructed on the site of the former mill on the Little Cannon River that would be designed by an artist/ architect as an open pavilion for events and art shows. Its location and character is intended to recall the character of the historic mill providing a dramatic visual connection to the river.
3) Cooperate with VFW to improve their patio on the east/entrance side of their building with ramps to improve accessibility and landscape.
COST ESTIMATE The building plans were discussed with representatives of McGough Construction along with a tour of the existing building to develop a construction budget for the work in two phases. Their budget is preliminary and will be adjusted based on detail design and construction documents prepared by the selected architect and engineers. Their preliminary cost estimate along with non-construction costs (A/E fees, owner contingency, and equipment) is as follows:
Phase 1 - 7,500 square feet at $90/sf = $675,000
Add alternates: Fur existing walls, insulate with new stucco exterior $140,000 New standing seam metal roof with 4â&#x20AC;? insulation $185,000 New Kallwall skylight $100,000
Phase 2 â&#x20AC;&#x201C; 4,600 square feet at $270/sf =
Total Construction cost
Total Project Cost
Non-construction costs (23%)