AGRARIAGORA by Ben Hovland Graduate Thesis Presented to the Faculty of The College of Architecture at the University of Nebraska in Partial Fulfillment of Requirements For the Degree of Master of Architecture Major: Architecture Under the Supervision of Professor Tom Laging FAIA Lincoln, Nebraska May, 2012
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abstract The intrigue of any rural community is the quality of life provided by people. The “village” identity is one of extreme social cohesion. Everybody knows everybody, neighbors help neighbors and the quality of life is dependent upon the relationships between people in such close quarters; however, as a rural community begins to grow in size and population, it loses this sense of village.
life. It was a place for buying and selling goods, lawmaking, casually meeting people and exchanging ideas. Not only were the structures of the ancient agora important for such functions but just as important, if not more so, were the spaces these structures created which focus on a sequential user experience. The recent trend in contemporary architecture has, arguably, shifted away from a focus on user experience and toward an algorithmic aesthetic. The primary concern of this project will not be “architecture for architects,” but, instead will be “architecture for people.” The ancient agoras were not designed to display some profound, deeper, architectural meaning but were planned in way that highlighted a powerful user understanding. A person in an ancient agora did not have to have an extensive knowledge of architecture and planning to recognize that the space they were engaging was significant.
The unfortunate issue associated with globalization and commercialism is that these rural villages are being torn apart by cheap development and corporate infiltration. People have begun to abandon their village identities for a small taste of the metropolitan and suburban lifestyle. A community of about 10,000 to 25,000 people is too large retain a sense of village and too small to grasp the benefits of urban areas. In the design community these towns are ignored. The idea of a “community architect” is not necessarily frowned upon but is seen as a safe career path; however, when an architect acts a community leader he/she can affect more change on a smaller scale. A community architect understands the implications of built work on the community of which he/she is fully engaged. The architect becomes the user and is responsible for their design as it changes the community.
The AGRARIAGORA (“agrarian agora” translates to “rural place of assembly”) will be the contemporary counterpart to the ancient Greek marketplace. Retaining its predecessor’s values of community gathering and public interaction, the AGRARIAGORA will reassemble the stretched and distorted physical composition of a rural community. The goal of the AGRARIAGORA is to recreate the abandoned identity of a rural community while creating a new identity which reestablishes place and occasion.
In Ancient Greece the Agora was a staple to every Greek city or town and, serving as a market and meeting place, the Agora was the heart of public
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AGRARIAGORA recreating community identity Ben Hovland LEED AP
table of contents
LOSING IDENTITY -
008
What Happened to the Village? - 010 The Yankton Problem - 028 AgrariaAgora - 064
FINDING IDENTITY - 068 Wave I - 070 Wave II - 088 Wave III - 114
losing identity
what happened to the
v illage ?
“History for the Future’s sake” -Kathy K. Grow & Lewis H. Varvel
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village identities A community is defined by the relationships, social, religious, occupational, or otherwise, created by a group of people within a specific geographical location. A rural Midwestern town expresses a community ideal which has been unique throughout American history. These communities were formed almost in an Autarkical way, not by choice but by geographic isolation. Towns were formed to support the agricultural industry and were spawned in the “middle of nowhere.” Because of this remoteness, communities were forced to rely on themselves for the services they needed. By depending on their neighbors for the basic needs of their lifestyle, people formed close relationships and bonds with one another leading to the American Village identity. With little support from outside sources, Midwestern towns acted more as villages to ensure their future as a viable community. In an ever-globalizing world, with more efficient forms of transportation and communication, the village identity of a rural community is left with less dependent but important social relationships. The “farmer’s wave” given by passing motorists, block parties, weekend festivals, community news, high school sporting events etc. These communities are still places where everybody knows everybody, one’s business is never his/her own, and people are always willing to help each other out. It is important to Midwestern America that this unique social lifestyle is completely engulfed by globalization.
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the downtown Midwestern rural communities usually grew from an archetypal downtown. Typically these downtowns were the center of all business within the community. Brick storefront facades lined what were most likely the only paved roads in the town. Although most Midwestern downtowns follow a very similar architectural style, each building is uniquely designed and can be recognized by the community members. Locally owned shops and businesses did not compete with larger national corporations and, not only contributed to the local economy but also strengthened the community identity. Rural downtowns
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also played host to important community events social gatherings; furthermore, this is where information, community pride, and awareness. They established a unique forum for community assembly and communication which was identifiable and more importantly a source of dignity within the community. Most of these downtowns became historic icons as the communities grew. Identified as substantial parts of the community, they have earned enough attention to garner preservation and in most cases still exist today. These rural downtowns played a significant role in the formation of each community’s identity. 15
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VILLAGE <9,000
VILLAGE
CITY
<9,000
VILLAGE 9,000>
<90,000
?
COMMUNITY 16
CITY <90,000
the ‘in between’ community The intrigue of a small rural community is the village ideal. It does not possess the ability to provide the breadth of services that a larger urban area can provide; however, people inhabit these communities more so for the social benefits associated with the village identity. These communities are made of, primarily, locally-owned businesses and are supported by the efforts of its inhabitants. The intrigue of the city is the ability to have a vast amount of services within a respectable vicinity; however the social aspects of the city are less intimate than those of a village. Granted, intimate relationships might occur in smaller enclaves of a city but these are not relationships that can be concentrated into a forum of contextual pride. Urban areas are home, for good reason, to larger national or global companies that can be supported by the larger population. A city’s population is also large enough to support its identifiable icons such as a historic downtown. As a rural community grows in population and consequently in physical size it enters a classification transition taking on aspects of both the village and the city. The community still retains characteristics of the village like identifying with unique qualities of the town; however, it also takes on aspects of an urban area like, for instance, suburban neighborhoods or national corporations. The town has a large enough population to support these larger businesses; however, it is not larger enough to support the locallyowned businesses or identifiable icons of the area. This dichotomy initiates a competition between the differing characteristics and the village intrigue begins to subside.
GLOBALIZATION AGRARIAGORA
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the site-less assembly taken in these forums could be located anywhere in America and thus the identity of the community is subdued in daily life. The village identity is no longer the staple of the community and icons become forgotten and replaced by the frozen food section. While it is important that social interaction is still taking place, the contextual interaction between a group of people in an identifiable forum leads to more progressive dialogue about the community.
The “in-between” city is at risk for being taking over by “site-less” assembly. It is unfair to say there is no community gathering in these cities. People still assemble as part of their day-to-day activities; however, in a growing village, these assemblies happen in a “siteless” forum. Big chain stores like Wal-Mart and HyVee draw people of the community to a destination but these areas possess none of the characteristics of the area of which they take site. The gathering and communication
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Norfolk, NE 23,272 People
Fremont, NE 26,397 People
Brookings, SD 22,056 People AGRARIAGORA
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Columbus, NE 22,056 People
Vermillion, SD 10,571 People
Sioux Falls, SD 153,888 People AGRARIAGORA
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Yankton, SD 14,454 People
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the yankton problem
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Currently Yankton has two city “centers,” one being the historic downtown district and the other being the stretched Highway 81 commercial and retail strip. Yankton does not have a large enough population to support both of them and as a result the Highway 81 has taken over. Because of its stretched nature, it is misguided to call it a “center;” however, it is treated as such. This is not an argument against “big-box” stores, but rather an argument that a town of this size cannot provide the support needed for a “bigbox” system and a cultural center. A city with a larger population has a better opportunity to support a commercial strip and a downtown. For example, 27th Street in Lincoln services a large part of the community while downtown Lincoln is able to thrive as the primary identity of the community. Yankton cannot afford this luxury and must make ample adjustment so that Yankton is not known for its WalMart.
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In the 1970s, Yankton built its first golf course, Hilcrest Country Club. The town began to develop residential neighborhoods along the course and two miles north of the river. Commercial and retail industries followed the residential developments by moving north along the highly trafficked Highway 81 which runs from north to south through the city. This continual growth north has stretched Yankton to almost three and half miles away from its foundation at the riverbank. This strip is home to many corporate enterprises that have monopolized several local businesses. In order to seek a more competitive market, local businesses have also followed the northward development of the city, abandoning its identity.
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A community with a stretched and spread out city center has no place of central communication or accidental gathering. The strip gives little opportunity for people to unintentionally communicate, and the identity of the community continues to be restricted to individual connotations. The chance of two people individual people meeting at a single moment in time in a three mile stretch of services is very small. A town of this size requires a common place of gathering in order to uphold the values for which it was founded. The idea of “village,” which is what makes small rural communities unique and intriguing is lost to cheap development costs. If the community retained its “village” essence, people would have the opportunity to exchange information on community happenings, community pride, business opportunities, etc., which allows the community as a whole to progress toward a more sustainable future.
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“Leap-Frogging”
N
NEW HIGH - INCOME DEVELOPMENT
1 HIGH - INCOME NEIGHBORHOOD
LOW - INCOME NEIGHBORHOOD
NEW HIGH - INCOME DEVELOPMENT
2
$ HIGH - INCOME NEIGHBORHOOD
LOW - INCOME NEIGHBORHOOD
NEW HIGH - INCOME DEVELOPMENT
3
$ HIGH - INCOME NEIGHBORHOOD
LOW - INCOME NEIGHBORHOOD
1. The Growth of Yankton started like most communities, where low-income citizens were located near the center of downtown, while high-income citizens were located its outskirts. 2. However, since most of Yankton’s residents have been established in Yankton for quite sometime, they were able to generate a higher amount of income. 3. With this new income, the citizens who lived in lower-income areas and wanted the lifestyle of its high-income counterparts, moved to newer developments further away from the city center. 4. This trend continued for longtime residents of what once was the most developed neighborhoods... 5. ... and they moved into the newest developments, even further away from the city center, leaving the low-income neighborhoods forgotten and under-maintained. 6. This results in dilapidated neighborhoods for low-income residents and further separates different social classes.
NEW HIGH - INCOME DEVELOPMENT
$
HIGH - INCOME NEIGHBORHOOD
4
MIDDLE- INCOME NEIGHBORHOOD
LOW- INCOME NEIGHBORHOOD
NEW HIGH - INCOME DEVELOPMENT
$
HIGH - INCOME NEIGHBORHOOD
5 MIDDLE - INCOME NEIGHBORHOOD
DILAPIDATED NEIGHBORHOOD
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Non-Residential Buildings
Residential Buildings AGRARIAGORA
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Yankton Identity
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Site-less identity
YANKTON
277 mile s
Fargo, North Dakota
s i le m 3 24
Minneapolis, Minnesota
504 miles
148 297 m mil
44
iles 7m
es
Lincoln, Nebraska
Denver, Colorado
44 Kansas City, Missouri
Chicago, Illinois
Aberdeen
186
Pierre
Rapid City
Brookings
mile
s
Sioux Falls
ile
102 m il
16 5m ile s
s
58 m
mile
es
s
301
26
AGRARIAGORA
45
Vermillion
m
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Current Population 14,454 (city) 22,438 (county) White persons, Non-Hispanic
Family Households
91.6%
Black Persons
5,476
Average Household Size
1.5%
2.30
American Indian and Alaska Native Persons
In Group Quarters
2.5% 0.5% Persons of two or more Races 1.4% Persons of Hispanic or Latino Origin 2.7% Language other than English spoken at home 6.5% High School graduates, age 25+ 87.9% Bachelor’s degree or Higher, age 25+ 25.6% Mean travel time to work 14.9 minutes
2,296 72% Non institutionalized 27% Total Housing Units 9,652 Vacant housing 9.1% Owner-Occupied Housing 69.0% Population in Owner-Occupied Housing 15,125 Average Household size 2.50 Renter-Occupied Housing 31.0% Population in Renter-Occupied Housing 5,017
Asian Persons
Institutionalized
Average Household size
1.84
7 6,798 6,072 5,024 4,125 3,431
1880
3,787
3,670
1890
1900
1910
46
1920
1930
1940
1950
Population Projections 2000
2005
2010
2015
2020
0% Migration
13,528
13,484
13,522
13,596
13,652
4% Migration
13,528
13,751
14,063
14,419
14,765
0.6% Annual growth
13,528
13,939
14,362
14,798
15,247
49% 6,796
51% 7,070 15,247 14,454 13,528 12,703 12,011
11,919
9,279
7,709
1960
1970
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1980
1990
2000
47
2010
2020
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85+
Loss of Youth
80-84
The graph shows a significant drop in the younger demographic of Yankton. People of this age range begin to leave after graduating high school and they take with them the identity of Yankton which they grew up with. There is an increase, however, in the middle-age demographic. This does not necessarily mean that after graduating from higher education, the youth are coming back to Yankton to start their careers but instead could be evidence of Yankton being a place to settle down and begin retirement. While this not a negative aspect of the community, it is important to be able to provide incentive for people who understand the community to remain in Yankton to share their knowledge.
75-80
70-74
65-69
60-64
55-59
50-54
45-49 Age Range 40-44
35-39
30-34
25-29
20-24
15-19
10--14
5--9
Under 5
-200
0
200
400
600
800
Population 1990 population
2000 population
Change 1990-2000
1000
1200
87+
Population Distribution
49-86 30-48 18-29 10-17 5-9 0-4
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U.S. HIGHWAY 81
Primary Infrastructure
Douglas Ave
S.D. HIGHWAY 50
21st Street
Penninah St
Summit Street
BROADWAY AVE
21st Street
it Wh
in g
Ferdig Dr
Burleigh St
15th Street
Dr.
8th Street
8th Street
S.D
4TH STREET 4th Street
2nd Street
50
0 Y5 WA H HIG
R-1 Single Family R-2 Single Family
Existing Land Use
R-3 Two Family R-4 Multi Family B-1 Local Business B-2 Highway Business B-3 Central Business I-1 Industrial PUD
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Market Analysis Background and Process •
Mount Marty College Market Research classes assisted in creating two different surveys that were distributed and collected from 95 downtown building and business owners, followed by the completion of 200 customer surveys. • Smaller, less detailed survey distributed to 50 service clubs members • Gathered input from the Economic Summit and from over 90 participants from the visioning summit in September 2005 • Collected and analyzed relevant primary, secondary, demographic and socioeconomic information concerning the economic potential found in the marketplace, gathered through the Yankton Economic Development office, Yankton County Comprehensive Plan, City of Yankton Comprehensive Plan, and privately purchased segmented market potential information and data including retail, economic, and leakage / surplus or supply and demand data and tapestry segmentation from ESRI. • Continued education through on-going seminars and workshops with nationally recognized speakers sponsored by District III as part of National Main Street, Iowa Main Street, International Downtown Association and Disney Institute and on-going, day-to-day information. • Information from International Shopping Center Association, National Main Street, National Retail Federation and other outside sources to keep up on trends, patterns, and continued education about retail and services throughout the country and world.
Primary Trade Area Based on analysis of employee and customer zip codes 30 mile radius with the center point at the intersection of 3rd Street and Walnut Street
Secondary Trade Area
30 miles
Primary Trade Area Secondary Trade Area
52
60 miles
The secondary trade area contains the main competition from the larger retail box and national stores throughout Yankton as well as cities such as Sioux Falls, Omaha, Sioux City, Norfolk, Nebraska, Mail order and internet sales as identified by the survey participants and business owners.
Business Owner Survey Areas That Need the Most Improvement • Better Selection of Goods • A Reasonably Priced Place to Eat with Good Food • Appearance Improvement of Storefronts
• Vacancy Filled with More Retail
Most Desired New / Expanded Businesses • • • • •
Restaurant Book Store Men’s Clothing Store Women’s Clothing Store Shoe Store for Men & Women
Key Issues to be Addressed (HyettPalma Study, Oct 2005) • Improve use of Signage and Billboards • More cooperation and collaboration needed among downtown partners including city, business and area organization • Offer appropriate business hours for customers • Create a stable force of funds for downtown management and operations
• Tie River to Downtown • Attract more Retail and a Variety of Retail • Fill Buildings • Attract our own community as Costumers
Consumer Survey Main Concerns • Vacancy in Downtown Buildings • • • •
Places to Eat Hours need to be more Convenient More Retail Lack of Historic Preservation of Buildings
• • • •
Reasonably Priced Quality Clothing for Women Men’s Clothing Shoes for Men and Women Bookstore
Most Desired New / Expanded Businesses
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Other Attractions
Parade or Festival
Eat 50% 45% % 40% 0% % % 35% 30% % 25% % % 20% 15% % 1 % 10% 5% % 0%
Shop
Museum or Exhibit
Sightseeing tour
Live Theater or Performance
Movie
Religious Service Theme Park
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Heritage Tourism
“Traveling to experience places, artifacts, and activities that authentically represent the stories and people of the past and present.” -Cheryl Hargrove
What they want: • • • • • • • • • • •
Facilities to e open when they travel – evenings and weekends Facility easy to locate and inviting Places to eat, shop, tour, sleep Restrooms and coat room Desire nostalgia, patriotism, education Local friendly hosts who are knowledgeable and authentic Multiple reasons to visit again and again What they do not have or can get at home. Unique shopping experience and unique items Appeal to the five senses Cater to a specific audience…in other words, not to everyone Local culture to enhance the experience…local music, storytelling, cuisine… keep in mind it must fit your business
Trends • • • • • •
See less, do more Focus on wellness Alternative modes of travel.. bike, rail, boat Seeking something new Desire easy planning and easy purchase Want quality rather than quantity. They judge by the appearance of externals
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Cost of Business • • • • •
No Corporate Income Tax No Personal Property Tax No Inventory Tax No Personal Income Tax No Inheritance Tax
Other Taxes Business Real Property Tax = $2.17 per $100 assessed valuation State Sales Tax = 4% City Sales Tax = 2% Available Incentive Programs Graduated real property tax abatement for 5 years Workforce training, recruiting and development programs State of South Dakota Redi low-interest loan programs of 3% up to 20 years Electric Rates Less than $0.05/kWh for large industrial Less than $0.09/kWh for large office Lease Rates Less than $10 / sq. ft. for class A office Less than $2.50 / sq. ft. for industrial
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Housing Market Number of Single Units Built in Last 2 Years
90 Number of Multiple Units Built in Last 2 Years 13
Average Cost per Square Foot of Single Units Built in the Last 2 Years
$77.60 Average Monthly Rental for 3 Bedroom House $650.00 Average Monthly Rental for 2 Bedroom Apartment $375.00 Average Cost of Houses Sold in Last 2 Years $176,000.00
Leading Employers Avera Sacred Heart Hospital
1,000 South Dakota Human Services Center 625 Hy-Vee 403 Yankton Public Schools 402 Kolberg-Pioneer, Inc. 370 Walmart 316 Sapa Extrusions, Inc. 303 Vishay Dale Electronics 300 Yankton Medical Clinic, P.C. 290 First National Bank South Dakota 257 AGRARIAGORA
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Median Income in Yankton is $45,066 vs. $50,221 in the United States 25
Percentage
20
15
10
5
0
Under $10,000
2007 2000
60
$10,
Busin
Percentage
50 40 30 20 10 0
Agriculture, Forestry, Fishing & Hunting and Mining
Manufacturing
Construction
Retail Trade
Wholesale Trade 58
Information
Transportation & Warehousing and Utilities
Professional and Scientific Services
Finance, Insurance and Real estate rental & Leasing
Arts, en ment, re Educational accomm services, Health and food
Care and Social Assistance
000 - 14,999
Yankton
Yankton County
$15,000 - 24,999
South Dakota
$25,000- 34,999
United States
$35,000- 49,999
Income Distribution
$50,000- 74,999
Over $75,0
ness Growth
Yankton County has more than the national average manufacturing employment concentration
2.5x
Public administrantertaintion creation, modation Other Services, services except public administration
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Environment
Oak Tree
Cottonwood
Average Daily Temperature (Summer)
74°f Average Daily Temperature (Winter) 13°f Average Annual Rainfall 24“ Average Annual Snowfall 40” Average Annual Wind Speed 12mph Average Annual Number of Sunny or Partly Sunny Days 211 days
Pasque flower
Coyote 8” MOST PRECIPITATION IN A DAY
AVG. PRECIPITATION
6” 4” 2” 0”
JAN
FEB
MAR
APRIL
MAY
JUNE
60
JULY
AUG
SEPT
OCT
NOV
DEC
Land Forms
HIGHEST POINT
BLU FFS LOWLANDS MISSOURI RIVER
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_Yanktonai Indians sign peace treaty to restrict their land area and cede 2.2 million acres of the Dakotas to the United States
1804
1825
_Dakota Territory organized. _Yankton territorial Capital. _Weekly Dakotan Founded
1859
_First City Hall built _Sacred Heart Monastery relocates to Yankton
_Last public hanging held
1883
1882
_Lawrence Welk gives his first Yankton performance
_Gurney Seed and Nursery Co. moves to Yankton
_City of Yankton purchases Meridian Bridge from stockholders
1943
1947
_WNAX Erects World’s Tallest Transmitter Tower
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1897
1893
_South Dakota becomes a state
_Yankton Municipal Airport Opens
1933
_Santee Sioux Uprising. _Yankton Stockade Built _Territorial Capital Built
1889
1887
_Yankton loses territorial capitol
1927
1861
_Village of Yankton Was Surveyed
_Lewis and Clark’s expedition reaches Yankton. Council with the Yanktonai Sioux near Gavin’s Point. Pierre Dorian stays behind to live with Native Americans.
1862
_Sacred Heart Hospital opens
_Yankton adopts City Manager form of Government _KYNT goes on the air
1952
_Groundbreaking for Gavin’s Point Dam
1955
_Yankton Swells during Black Hills Gold Rush. _Yankton School District organizes _Weekly Dakotan becomes a daily
_City of Yankton is Incorporated
1873
1869
1918
_Rosebud Land Rush floods Yankton with more than 57,000 claimants
_Yankton College Closes _First Riverboat Days held
1922
1924
_Mount Marty Academy Opens _WNAX goes on air
_Yankton Celebrates 150th Anniversary _Missouri River Flooding
_Discovery Bridge dedicated
2008
1984
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_Meridian Bridge Opens
1988
1957 _Gavin’s Point Dam opens _Yankton named “All-American City”
_The Great Flood of 1881 disrupts almost all of Yankton downtown life _Yankton College Founded
_Jack McCall, the man who shot Wild Bill Hickok, is hung in Yankton.
1904
1881
1879
_Global influenza epidemic impacts Yankton _Rhine Creek renamed Marne Creek
_President Theodore Roosevelt speaks in Yankton.
1903
1877
1875
_Gen George Custer and 7th Calvary stop at Yankton _Railroad service Arrives in Yankton
_The Dakota Hospital for the Insane opens
_Yankton Federal Prison Camp opens
2010
2011
_Matt Michaels elected Lieutenant Governor
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AGRARIAGORA
AGRARIAN
AGORA
RURAL RUSTIC FARMLAND AGRICULTURAL “PERSON WHO FAVORS THE EQUAL DIVISION OF LANDED PROPERTY AND THE ADVANCEMENT OF AGRICULTURAL GROUPS.”
ANCIENT GREECE COMMUNITY GATHERING PLACE MARKET THE AGORA WAS AN OPEN PLACE OF ASSEMBLY FOR POLITICS, MARKETS AND THE SHARING OF IDEAS IN ANCIENT GREEK CITYSTATES.
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ASSEMBLY
community pride
collaboration
ideas
involvement
REDISTRIBUTION RED DISTRIB RIBU BU UTION U TION
awareness
relationships
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IDENTITY
LEWIS & CLARK LAKE
YANKTON
Lewis and Clark Lake is an artificial reservoir created by Gavin’s Point Dam, the last dam on the Missouri River. It is, in itself a regional icon and provides various recreational activities. The lake draws many tourists to the area; however, there is little incentive for these tourists to come into Yankton. If Yankton used this valuable resource as a means to increase tourism into the town, the community would benefit economically as well as culturally. As of now, there is little connection from the town to the lake and if anybody is visiting the area to camp, boat, fish etc., they have few reasons to visit the community.
WAVE I Make Connection
In the first Wave of attacking this problem, Yankton will make a stronger connection to its successful counterpart, Lewis & Clark Lake. By making this connection, Yankton and Lewis & Clark will become one enterprise, feeding off each other’s resources. A stretch of public park will move along the Missouri River starting in downtown Yankton and ending in the South Dakota State Campgrounds at the foot of Gavin’s Point Dam. This will provide more public riverfront recreational property as well increase agritourism as the park would be bordered on the other side by local farm lands. Another connection is made by upgrading the Yankton’s primary vehicular access, Highway 52. By providing a stretch of walking and biking trails, people visiting the lake are given a direct route to downtown Yankton. 66
WAVE II
Increase appeal
After increasing people traffic to the town by using Yankton’s recreational resources, the city will also have to improve its own identity. Wave Two will focus on redeveloping Yankton’s downtown district. The area has in most instances has been abandoned even though it is the source of Yankton’s Identity. The new district plan will be stimulated by infecting the area with residential developments to support new retail and commercial properties. It will work with the existing Historic District to establish a lost sense of place, using the icons of the community as incentive for redevelopment. The redevelopment will begin to reveal these icons as stables to the community, respecting their value to the town.
WAVE III
In order for the problem to be attacked properly, this project will require a catalyst for development. Promote Development Wave Three will consist of the design of the AGRARIAGORA, a central gathering place for the community. The AGRARIAGORA will pay homage to the existing icons while creating one of its own. The AGRARIAGORA will create occasion and will not be about the architecture itself but rather what the social implications that the architecture imposes. It is the occasion created by architecture which architects should strive for. The AGRARIAGORA will be an extreme mixed-use block that will have a variety of services which will give reason for all the people of the community to come and gather in a place of occasions.
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finding identity
take advantage of existing icons to strengthen identity
WAVE I
MASTERPLAN Slowing City Growth
Farmland sold for development
More tax burden
Goal 1 Boundary Create an Agricultural Land taxed on market assessed value
More economically viable to sell land
Highest Market Value
Includes current value + development rights
FARMLAND TAXATION
Land taxed on current assessed value
“Value Taxing�
Less tax burden
More economically viable to continue farming
Farmland remains undeveloped
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Goal 2 Refocus Development Inward
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Goal 3
Reconnect the City to the Missouri River The Historic Downtown District and the Missouri River are to very important pieces of culture of Yankton but the physical separation between the two only lessens the economic opportunity of the area.
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Goal 4
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Existing Lewis and Clark Lake Area
S.D. HIGHWAY 50
LEWIS & CLARK LAKE
766
N
U.S. HIGHWAY 81 S.D. HIGHWAY 52
M
AGRARIAGORA
I
O SS
U
0
RI
R
IV
ER
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1
miles
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Yankton Growth Options
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Connecting to the Lake
HIGHWAY 52 CORRIDOR
RIVER WALK
AGRARIAGORA A AG GRA AR RIAGOR OR RA A
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Conceptual Masterplan N
80
HIGHWAY 52 CORRIDOR
MERIDIAN MUSEUM
RIVER WALK
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Conceptual Highway Corridor
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Establishes a park-infused infrastructure to the lake that highlights important features of both the city and the lake, which are: its rich agricultural heritage, its connection to the environment, and its unique bluff formations.
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Conceptual River Walk
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Providing a linear park that synthesizes the environmental recreational aspects of the local water system to the city of Yankton
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Conceptual Bridge Museum
Since the Meridian Bridge has been decommissioned, the city has been lost on what to do with the existing iconic structure. By providing a museum on the existing structure, the city can benefit on the reuse of the bridge by connecting its iconic image to the city of Yankton
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re-organize existing areas to make development more viable
WAVE II
Mount Marty College
Missouri River
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D o wn to wn Yank ton
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Bishop Marty Chapel
Mount Marty College
H I S T O R I C
Discovery Bridge vehicular
Riverside Park
Meridian Bridge pedestrian
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M I S S O U R I
R I V E R
Yankton Riverfront
3 R D
S T R E E T
Historic Brewery Stack
AY 81 US HIGHW Y AVE BROADWA
Grain Elevators
4TH
STRE
ET SD H
IGHW AY 5 2
Water Treatment
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District plan Design Concepts Density
Activity Grouping
Character
Service Grouping
Priority
Activity Grouping
Hierarchy
Separated Flow
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Landform Response
Sequential Flow
Orientation
Flexibility
Bridge Interaction
Activate Street
Deactivate Car
1HUDQ3Q@EjB
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People Grouping
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Existing Downtown
Connect Historic Downtown to River and Park 96
Infrastructure Barriers
Remove 2nd Street to Create Super Blocks AGRARIAGORA
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Downtown District Plan N AGRARIAGORA
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Downtown District Plan
Transverse Section
Longitudinal Section AGRARIAGORA
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Stretched Street-scapes
Transverse Pedestrian Circulation
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Bridge Interaction
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COMMERCIAL
SPORTS FIELD
RESIDENTIAL SERVICE
RESIDENTIAL
RETAIL
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RESIDENTIAL BLOCKS
GROCERY LUMBER YARD HARDWARE CAFE RESTAURANT
REVEALING THE BRIDGE
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SPORTS COMPLEX CLOTHING ARTS & CRAFTS STORE GREEN SPACE AUTO SERVICE
INTEGRATED SPORTS FIELD
FRAMING THE BRIDGE
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108
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B
110
BRIDGE-BUILDING-BOAT
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Physical Model
provide a contextual forum for community communication
WAVE III
Creating Identifiable Networks
YANKTON
LEWIS & CLARK LAKE
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designing event and occassion
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social gathering under iconic context
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architecture as a gameboard
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providing community information on a large scale
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architecture as media AGRARIAGORA
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combining both natural and built contextual elements as a progression toward the icon
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architecture as extension
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activity taking place within the bounds of new and old identities
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architecture as a frame
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honoring the history of the community while educating for the future of the community
128
architecture as pedagogue
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AGORA Block
existing site
Historic Downtown
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relocated program
primary access avenues
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create a retail loop
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FITNESS CENTER
SPA
SPORTS
FISHIN HUNTING
CONVENTION CENTER SWIMMING POOL
OUTDOOR SUPPLY STORE
RETAIL
HOTEL
RETAIL
RETAIL RETAIL
BO
POOL/ ICE RINK
FINE DINING RESTAURANT
BAR/ LOUNGE
CAFE
PLAZA RETAIL FARMER’S MARKET
RETAIL
ROOF PARK RETAIL BAR/ PUB
BRIDGE MUSEUM
BRIDGE GARDEN
HARBOR
RESTAURANT
AMPHITHETER
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S.D. STATE PARKS & REC. HQ
NG
CAMPING
OOKSTORE
AGORA block programming
LIBRARY
ENGINEERING
PLANNING OFFICE
CITY HALL CITY MANAGER
FINANCES
PARKS & REC. HOUSING
DAYCARE
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site-less forum
contextual forum
conceptual AGORA block
PIERPARK
sequential section
YANKTONPLAZA O
Yankton Community Cultural Center
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contextual forum
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138 113 38
media facade
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river and bridge engagement
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green roof
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lobby
history exhibit 146
grand gallery
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bridge exhibit 147
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auditorium
reception hall 148
auditorium flexibility
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HISTORY EXHIBIT
CIRCULATION
INDUSTRIAL EXHIBIT
LOBBY
AUDITORIUM
GRAND GALLERY
150
EDUCATION
RESTAURANT
SUPPORT
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Physical Model
162
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sources Bacon, Edmund N. Design of Cities. MIT, 1969. Print. Barry, Ronda. Economic/ Market Analysis: Downtown Yankton, South Dakota. Yankton, SD, 2006. Print. “City of Yankton.” City of Yankton. Web. 19 Apr. 2012. <http://www. cityofyankton.org/>. Crandall, Terrance. Southeast Yankton Riverfront Redevelopment Project: A National Brownfields Assessment Demonstration Pilot Proposal. Comp. City of Yankton. Yankton, SD, 2001. Print. Grow, Kathy K., and Lois H. Varvel. The Bridge We Built: The Story of Yankton’s Meridian Bridge. Yankton, SD: Vintage Point, 2001. Print. Grow, Kathy K., and Lois H. Varvel. Yankton, South Dakota in Vintage Postcards. Charleston, SC: Arcadia, 2004. Print. Lynch, Kevin. Good City Form. Cambridge, Mass. [u.a.: MIT, 2001. Print. Nielson, Jennifer L. “Yankton’s History - The River City.” Www.cityofyankton. org (2011). Print. Shukert, Crose Gardner, The Yankton Plan: A Comprehensive Plan for Yankton, South Dakota, RDG, November, 2003 Yankton Press & Dakotan City of Yankton www.yanktonsd.com www.yanktonedc.com www.historicdowntownyankton.com Yankton Area Progressive Growth Yankton Area Chamber of Commerce Planning and Development District III 164
acknowledgements Mentor: Tom Laging FAIA Thank you for your wisdom and allowing and for trusting me to complete my work Special Thanks to Taylor Nielsen Ricky Hauptman Wayne Drummond Dave Mingo Joe Morrow Jim Schramm Cena Bernard Kyle Nickolite
I could not have conquered this endeavor without the support of my family. I could never fully express my gratitude toward my mother and father for helping me through the rough times throughout the thesis process and my college career. Thank you.
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dedication
This project is dedicated to my long time friend and role model MASON VIG. Mason was the very first person I met in Yankton; consequently when I think of Yankton, I think of the good times I shared with Mason. As the first relationship I formed in the community that I have focused this project, Mason and my friendship will always be a enormous part of my life. I miss you buddy. You are the reason I am the person I am today. Your, fellow ninja turtle, Ben
2012 Master of Architecture Thesis
