Higher Education in Small Towns: The Case of New Philadelphia’s Town and Gown Relations

A thesis submitted to the Graduate School of the University of Cincinnati in partial fulfillment of the requirements to the degree of

Master of Architecture

In the Department of Architecture of the of Design, Art, Architecture, and Planning By

Amanda Fortman

B.S. The May 2015

Committee Chair: Michael McInturf & Aarti Kanekar ABSTRACT

Higher Education in Small Towns: The Case of New Philadelphia’s Town and Gown Relations explores the Midwest town of New Philadelphia, Ohio and analyzes the history, context, culture, benefactors and failures to better understand the classification of small towns and how they thrive in today’s global society. The emphasis of this thesis will focus on the town and gown relationship New Philadelphia has with Kent State Tuscarawas and primarily, the student housing crisis that many small towns face when they have any higher education presence in their town. Tasked with revitalizing the downtown of New Philadelphia, this thesis proposes a new approach to the student housing required of the Kent State Tuscarawas Campus; and that is to insert the students into the downtown. Unique challenges present themselves with this new approach, and the city and university will have a unique way in which they marry infrastructural, physical, social, and visual systems so as to create a holistic towngown presence, rather than the separation of town and gown.

iii © AMANDA FORTMAN Copyright, March 2018 Acknowledgements

MY FAMILY – For the endless support, guidance, reassurance, and faith in my talents and goals. I would not have made it through the seven years of architecture school without all of you.

MY FRIENDS – Thank you for the understanding and support throughout the years that you have all given me. I’m awestruck having gotten to watch all of us succeed and achieve the goals we had set out to accomplish seven years ago.

TARAN BOHNHOFF – Thank you for your endless patience, reassurance, and helping hand when it comes to schoolwork. I (and my physical models) would not have made it without you.

MY PROFESSORS – The breadth of knowledge that you all have – From OSU to UC – is amazing, and I’m honored to have been your student. I hope to understand architecture as well as you all do someday. Thank you for sharing your passion with me.

MYSELF – For seeing my dreams and aspirations come to life, and never giving up on my passion for architecture.

v TABLE OF CONTENTS

Abstract iii Acknowledgements v Figures & Illustrations vii Introduction 01 New Philadelphia 03 Kent State Tuscarawas 09 Town & Gown Precedents 16 Transformation: Towngown 23 Conclusion 31 Bibliography 32 FIGURES & ILLUSTRATIONS

IMAGE 01 – IMAGE 04 REPRODUCTION: Fortman, Amanda. 2018. Map of New Philadelphia. ORIGINALS: All vector linework came from the City of New Philadelphia

IMAGE 05 – IMAGE 14 REPRODUCTION: Fortman, Amanda. 2018. Kent State Tuscarawas Housing Survey. ORIGINALS: Kent State Tuscarawas Campus. May 2016. Housing Survey 2016.

IMAGE 15 REPRODUCTION: Fortman, Amanda. 2018. Kent State Stark Campus. ORIGINALS: All vector linework was purchased from CAD MAPPER https://cadmapper.com/

IMAGE 16 REPRODUCTION: Fortman, Amanda. 2018. OSU Lima Branch Campus. ORIGINALS: All vector linework was purchased from CAD MAPPER https://cadmapper.com/

IMAGE 17 REPRODUCTION: Fortman, Amanda. 2018. Map of New Philadelphia. ORIGINALS: All vector linework came from the City of New Philadelphia

IMAGE 18 – IMAGE 19 Fortman, Amanda. 2018. Public vs. Private Diagrams.

vii FIGURES & ILLUSTRATIONS

IMAGE 20 MVRDV. Digital image. Crystal . Accessed February 03, 2018. https://www.mvrdv.nl/en/projects/crystal-houses.

IMAGE 21 Ro, Lauren. "U.K.'s Royal Institute of British Architects Announces 2016 Regional Awards Winners." Curbed. May 09, 2016. Accessed March 29, 2018. https://www.curbed.com/platform/amp/2016/5/9/11639172/best-architecture-in-london-riba- awards.

IMAGE 21 Fortman, Amanda. 2018. Facade.

viii New Philadelphia encapsulates the very idea and picture of what “Midwest Small

Towns” are described as: tranquil, historic architecture, farm town where the highest point in the town would be the church, the courthouse, or the grain mill, and a place where time slows down. As Wiebe describes small towns:

“Those who stayed behind – and small town culture was pervaded from that time to now with an awareness that residents had chosen to ‘stay behind’ – tried to forge new social identities. This effort would create the core notion of what was considered ‘small-town life’ during the early twentieth century. The small town was the place many city residents had left behind; it became metropolitan America’s ‘hometown.’ There residents maintained the old ways and lived more cohesive lives, even as they balanced limited local economic opportunities with a desire to modernize somewhat apace with the city. Small-town boosterism now heralded the values of smallness and modest growth. People living in a small society were more organically connected to each other and thus had stronger senses of identity, social responsibility, and morality. From the 1870s through the 1910s small-town life was mostly portrayed in this positive light. But many felt differently. To detractors small towns were provincial islands, out of touch with modern life. They were places in which residents lived frustrated and limited social, cultural, and intellectual lives. Indeed, many small-town , academies, museums, hospitals, and government services struggled to remain competitive and eventually settled for being just viable”1

“This dichotomy between positive and negative, rooted in the experience of residents past and present, was the framework in which most people understood small towns in the twentieth-century America”2 This dichotomy encompasses what small towns represent however, does it represent small cities? New Philadelphia after all is a “town” of 17,000 and has a total square area of 8.23 miles, placing it into the “city” category. While New

Philadelphia has all the characteristics described in the positive light of small towns, I believe it is capable of stepping above the negative characteristics of a small town. New

1 Robert H. Wiebe, The Search for Order, 1877–1920 (New York, 1967), 4; Dwight Hoover, "Social Science Looks at the Small American Town," in The Small Town in America: A Multidisciplinary Revisit, eds. Hans Bertens and Theo D'haen (Amsterdam, 1995), 19-29. 2 Mahoney, Timothy R. "The Small City in American History." Indiana Magazine of History99, no. 4 (2003): 311-30.

01 Philadelphia is the county seat, which means it has a level of government and employment that other towns in Tuscarawas County do not have. It shares Union Hospital, which is currently undergoing the transfer of ownership to Cleveland Clinic, which will ultimately bring more people into the city for treatment. It has the Kent State Tuscarawas Campus, which enrolls 2,000 students and brings a large number of younger demographics to the area.

Lastly, it has a retail commerce that draws people from surrounding areas. One key aspect is that New Philadelphia is the largest city in terms of land and population this far South and

East in Ohio; anything South of New Philadelphia is small due to the hills and mountains, and the largest city East of New Philadelphia is Pittsburgh. This allows New Philadelphia to be an anchor and center of commerce and activity for these Eastern and Southernmost towns and areas. If New Philadelphia can “rethink their approach and look for ways to capitalize on these assets”3, they can navigate away from the negative commendation of small towns and create a place that has the diversity of social, intellectual, and cultural that metropolis have, while maintaining its historical, agricultural, and “smallness” which makes these towns unique and tranquil.

3 Campoli, Julie, Elizabeth Humstone, and Alex S. MacLean. Above and Beyond: Visualizing Change in Small Towns and Rural Areas. Chicago, IL: Planners Press, American Planning Association, 2002.

02 Founded in 1804 by John Knisely, New Philadelphia came to fruition due to “natural resources, beautiful plains, fertile river bottomlands, and the fine stand of oak timber in the

Tuscarawas River Valley.”4 Together with surveyor John Wells, New Philadelphia was laid out to form a cohesive, grid plan which was extremely relatable to it’s predecessor,

Philadelphia. Wells and Knisely’s plan for New Philadelphia called for a centralized pattern with the Greek decumanus and cardo main streets, which today are High Street and

Broadway Street. The crossing of these two axes create the main square for the city, and to replicate what Philadelphia, PA has done, smaller squares are located around the main square. While Philadelphia’s intent was to create green public spaces for the surrounding city blocks with these squares, New Philadelphia deployed these squares as a smaller square for the surrounding blocks. With the centralized pattern comes a hierarchy spatial organization,

“a central area that is the focus of the community surrounded by peripheral districts and neighborhoods.”5 The main square sees its pattern to be denser than areas surrounding it, and a secondary street system that creates the grid allows for an interconnectedness between blocks. Much like Fair Haven, Vermont, “green space is shared by around it; it doesn’t separate structures and activities, it brings them together.”6 Building footprints at the main square consists of small building footprints and find square footage vertically. These low-lying buildings create a more diverse street façade and bring a human scale to the space.

4 Knisely, Charles. "Founding of New Philadelphia." The Founding of New Philadelphia. Accessed March 19, 2018. http://www.newphilaoh.com/Founding-of-New-Phila. 5 Campoli, Julie, Elizabeth Humstone, and Alex S. MacLean. Above and Beyond: Visualizing Change in Small Towns and Rural Areas. Chicago, IL: Planners Press, American Planning Association, 2002. 6 Campoli, Julie, Elizabeth Humstone, and Alex S. MacLean. Above and Beyond: Visualizing Change in Small Towns and Rural Areas. Chicago, IL: Planners Press, American Planning Association, 2002.

03 The residential pattern of New Philadelphia that is seen along these historic corridors also have a human scale embedded in the spacing and layout of the homes along the street.

Much like Waterbury, Vermont, the lots are narrow and deep, setting the homes close to the street and allowing for large back yards.7 The long side of the homes are perpendicular to the street and alleys are positioned to run alongside the lots to get to detached garages. This promoted pedestrian transit along the sidewalks and around the lots, creating a natural way of socializing amongst neighbors and passersby. This residential and central pattern of New

Philadelphia creates a holistic and hierarchically organized community that allowed for organic social structures and responsibilities to occur and set the stage for an identity of New

Philadelphia to come to life.

As New Philadelphia began to settle and grow in population and size, means of transportation for goods and people was desperately needed. Although the city was settled next to the Tuscarawas River, the river was too dangerous and unpredictable to allow goods to travel on. “Taverns and merchants thrived here as the village was a focal point for travelers and settlers from the East. With the of the Ohio-Erie Canal, New

Philadelphia became a marketing center for agricultural products and the canal provided water power for mills.”8 The Ohio-Erie Canal was monumental to the growth of New

Philadelphia, as it provided the transportation needed to export and import goods, and to allow people to travel from one village to the next. Ohio’s economy as a whole transformed from one of subsistence to one of industry and trade. The canal, and eventually the railroads,

7 Campoli, Julie, Elizabeth Humstone, and Alex S. MacLean. Above and Beyond: Visualizing Change in Small Towns and Rural Areas. Chicago, IL: Planners Press, American Planning Association, 2002. 8 Knisely, Charles. "Founding of New Philadelphia." The Founding of New Philadelphia. Accessed March 19, 2018. http://www.newphilaoh.com/Founding-of-New-Phila.

04 spawned and nurtured the growth of industries in agriculture, with New Philadelphia becoming an important wheat selling point, along with coal mining, oil drilling, and eventually steel mills. The canal itself powered various mills, ranging from woolen mills to flour mills, and planning mills. Agriculture remains a strong industry today, with

Tuscarawas County ranked top 10 in the state for livestock and dairy production

With the Ohio-Erie Canal running through the city, the city expanded South into the

Southside, which was formerly known as Lock . The town also continued to expand

West and East, which shifted the centralized pattern that was formally organizing the city to a linear pattern of development. While the village center was still at the intersection of

Broadway and High Street, the development of shops and commerce occurred linearly along

High Street, stretching West. This pattern would set the stage for New Philadelphia’s physicality that is still seen today and brought the challenges it now faces. In the century of development between 1854, when the first railroad was completed, to the 1950s, when the construction of the highways became a reality across America, New Philadelphia continued to grow. With this growth however, the city had its own physical constraints to accommodate for. To the West and North was the Tuscarawas River, large hills capped further development to the North as well as to the South of Lock Port, and a limited amount of area to the East was viable land in which the city could develop. It is also important to note that Kent State Tuscarawas Campus began as an academic center in 1962, with its first class held in 1968.9 The campus owns a majority of this viable land to the East of the city, which halts large development to occur along this periphery.

9 Bass, Barbara. "Special Collections and Archives." KSU Tuscarawas Campus Records | Kent State University Libraries. February 2006. Accessed March 19, 2018. https://www.library.kent.edu/ksu-tuscarawas-campus-records.

05 The New Philadelphia that is seen today suffers from what many small cities in the

Midwest suffer from: a lack of an identity. Many factors contribute to this loss of identity that the town formerly once knew, but the primary contributors are the two major highways and the movement that swept the country during the 1960-1980s. With the industrial age coming to an end and large industrial companies closing their downtown locations to relocate outside of metropolis instead, the loss of blue collar jobs was felt by many small towns across the Midwest. The highways allowed for convenient transportation to and from cities, and people’s mindset and view of the “American Dream” had shifted. The West side of New

Philadelphia is plagued by the development of chain restaurants and retailers, such as

Walmart. New Philadelphia has transformed from being the southernmost outpost of transporting goods and an anchor of taverns, restaurants, and shops to a stop off the highway for weary travelers needing fuel, an overnight stay, or a stop for something to eat.

The travelers who come to New Philadelphia rarely make it past 7th Street and exist in the area of town that looks just like any other stop off the highway.

With the center of commerce dislocated from the downtown and relocated to “big box” land of New Philadelphia, the loss of identity is present. The former downtown shops and historic buildings now sit vacant, as new land and infrastructure on the West side of town is more attractive to developers. While some local restaurants and shops still live in the downtown, they are few and far between. Many of the residents of New Philadelphia have been displaced as well. The movement previously discussed turned New Philadelphia into a vehicle-oriented city, where the residents drive from their homes in the outlying suburbs to the city for their errands. An influx of parking surface, from street to lots allows easy parking access for the residents and promotes vehicular transit even more and discourages pedestrian

06 activity on the sidewalks. This is not a side effect that only New Philadelphia suffers from, it is occurring everywhere in these small cities. As the authors of Above and Beyond describe:

“The loss of retail sales in urban and village centers has affected property values and employment. While suburban communities’ commercial property values have soared, those in urban centers have either declined or increased by only a small amount due to vacancies. Retail employment has also dropped in many cities. Locally owned businesses have shut their doors or moved to lower rent locations in the face of competition from national and regional chain stores in outlying suburban towns. Vacancies on Main Street began to blight the downtown. Major roads and parking projects caused the demolition of many buildings and created wide gaps between neighborhoods.”10

Jumping to today’s society, we are living in the shift in paradigm once more. With an environmental awareness that grips not just metropolis and foreign cities around the world, but even the small cities of the Midwest, people realize a change in the way we live is vital. A return to “smallness” has become the American Dream. The smallness described here puts emphasis back on bettering for the community, rather than personal development that was seen in the 1960s-1980s. Local shops and restaurants are becoming the first option for consumers, who appreciate and respect the individualist ownership rather than chain development of other stores. Retail is not immune to this new paradigm. Large department stores are closing their doors and reducing their scopes and products to accommodate for this shift. People are more interested in the experience of shopping rather than the “one stop shop” stores. Being able to walk along Main Street and purchase their goods from specialty stores and eating at a local restaurant has become the experience that individuals are interested in. To proactively anticipate these changes that are happening in large cities, small

10 Campoli, Julie, Elizabeth Humstone, and Alex S. MacLean. Above and Beyond: Visualizing Change in Small Towns and Rural Areas. Chicago, IL: Planners Press, American Planning Association, 2002.

07 cities are finding the assets the town has forgotten in the last fifty years and capitalizing on them to create a new identity and rebrand their city to differentiate themselves from others, which is the goal for New Philadelphia.

08 Kent State University has its roots in education as far back as its origins. The university was first created as The Kent State Normal School as a result of the Lowry

Normal School Bill of 1910 passed. This bill called for the need for professionally trained elementary teachers in the Ohio’s northeastern region.11 Founding President, Edward

McGilvrey “sensed as early as 1911 that the crest of normal school movement was subsiding and that the rising tide favored institutions that trained teachers for the state’s burgeoning high schools.”12 He then set out to turn the Kent State Normal School into a college, to add a liberal arts college and then finally turn it into a university. The extensive satellite that Kent State has today is also rooted deeply in its history. In 1912, McGilvrey enrolled

849 students in twenty extension centers in different areas and towns. That following Spring, the enrollment number jumped to 1,045 students studying in twenty-five extension centers.13

Nearly fifty years after the opening of Kent State Normal School, the satellite campuses of Kent State began populating Ohio’s map in the Northeast region of the state.

Kent State Tuscarawas Campus opened as an academic center in 1962, with its first class held in 1968. Today, the campus’ enrollment numbers reach “nearly 2,100 students served through credit programming and another 4,500 individuals served through noncredit courses offered by the of Business and Community Services.”14 As one of Kent State’s largest satellite campuses, students can complete 11 bachelor’s and 16 associate degrees as well as

11 Hilldebrand, William H. September 27, 1910: The Kent State Normal School Begins. Publication. Kent State University. Kent State University, 1998. 12 Hilldebrand, William H. September 27, 1910: The Kent State Normal School Begins. Publication. Kent State University. Kent State University, 1998. 13 Hilldebrand, William H. September 27, 1910: The Kent State Normal School Begins. Publication. Kent State University. Kent State University, 1998. 14 "Kent State Tuscarawas." Tuscarawas Campus | Kent State University. March 01, 1970. Accessed March 19, 2018. https://www.kent.edu/tusc.

09 certificate programs. Students also can participate in any of the eleven athletic teams that are specific to the Tuscarawas campus.

What is significant about the Kent State Tuscarawas Campus is that it offers the best of both worlds when it comes to the university settings. It is a small university itself, having enrollment numbers are comparable, and in some cases, larger, than small public universities or private colleges. It allows students to have a more intimate interaction with their professors given the student/professor ratio, however, it is directly connected to one of the largest and prestigious university’s in Ohio and in the country. Another benefit that has widely been a deciding factor for students choosing which school to attend, and that is the cost. A year’s tuition costs range from $5,664 full-time for lower division courses (course numbers from 10000 to 20000), to $6,638 full-time for upper division courses (course numbers from 30000 to 40000).15 The same tuition and education costs at Kent State Main Campus, however is $10,012. These figures do not account for loan fees, books and supplies, transportation, personal expenses, or room/board. However, Kent State University’s Cost of

Attendance website breaks down these cost for the two different campuses. For regional

(satellite) campuses, the total cost to include tuition, books and supplies, room/board, personal expenses, transportation, and loan fees is $14,064. The total cost with the same inclusions at the Kent State Main Campus is $25,586. This is extremely significant for many students especially for universities that have regional/satellite campuses because students can get the same degree from the same university but cut their cost in half if they attend the regional/satellite campus.

15 "Kent State Tuscarawas Tuition." Tuition at Tuscarawas | Kent State University. Accessed March 19, 2018. https://www.kent.edu/tusc/tuition-fees.

10 The Kent State Tuscarawas Campus also has a Performing Arts Center, which plays a substantial role for the campus and the city of New Philadelphia. It draws many events ranging from well-known artists and bands, performance shows, and is a favorite for community events and weddings. The bands and shows however, begin to introduce another economic benefactor to the city of New Philadelphia. People travel from around the area to come to these shows, along with the band/performance shows and their crew. Lodging is a need that is present when these events occur, giving the city’s hotels the numbers needed to fill their rooms. The influx of individuals will also be going to the restaurants and bars in the city, which brings another type of individual into the city.

The Tuscarawas Campus envisions their campus to continuously grow and they anticipate their enrollment numbers to follow this growth pattern, especially as they continue to introduce athletic opportunities to students around the state and even in the country. Students who have an athletic talent find it extremely attractive that they can attend a regional campus to a large, prestigious university and have the opportunity to continue playing a specific sport and have their tuition paid for. This sets the stage to further recruit students from further distances than what they’ve seen in the previous decades: students in surrounding areas driving to the campus for class, then driving back home.

Recent surveys done by the Kent State Tuscarawas Campus (see images 05 – 14) show that a large percentage of their students feel that, although they have all the benefits previously described by attending a regional/satellite campus, they feel they are missing the “college experience”. The same surveys show that students feel that if they could live on or near the campus, they would then have the full college experience that many students have when attending medium or large universities. With these surveys, the university has put together a

11 new master plan which incorporates student housing, more academic buildings, and an athletic facility for the number of sports the campus already has and to anticipate new athletic adventures to join the Kent State Tuscarawas Campus. From the results of the surveys, the students strongly pushed the housing typology to be that of style housing. The Dean of the Campus, Mr. Bradley Bielski, stated that dormitory style housing is something that would not suite the students that are enrolled at the Kent State

Tuscarawas campus, and that the campus itself would like to have a developer build the student housing. This allows the campus and the university to be free from any legal obligations and statures that come with housing students in a complex, and they therefore do not have to pay for the housing. As depicted from Kent State Tuscarawas’ conceptual map, a new gateway is proposed to enter the campus grounds, which would have student housing flanking either side of the road with a mixed-use development occurring. However, we see developments like these formed by other regional/satellite campuses and small universities, and this set up does not create an inclusive experience that the students are anticipating, but rather separates them from the university and from the city itself.

12 Where do you currently live? If student apartment-style housing was available on or near campus, would you choose to live in student housing? H A Definitely Somewhat Would Would Not Intersted Intersted Consider It Consider It

Answer % Count 89.05% 187 Answer % Count Apartment 10.95% 23 Definitely Interested 37.62% 79 Total 100% 210 Somewhat Interested 14.76% 31 IMAGE 05 Would Consider It 25.71% 54 Would Never Consider It 21.90% 46 With whom do you currently live? Total 100% 210 Parents IMAGE 08

Family (children / How important to your college experience do you partner) think it is to live in student housing with other Friends college students?

I live alone 0 20 40 60 80 100 120 140 V S N I I I

Answer % Count

Parents 66.67% 140 Answer % Count Family (children/partner) 17.62% 37 Very Important 30.95% 65 Friends 6.19% 13 Somewhat Important 43.33% 91 I live alone 9.52% 20 Not At All Important 25.71% 54 Total 100% 210 Total 100% 210 IMAGE 06 IMAGE 09

How close to campus do you live? If you lived in student apartment-style housing, how many roommates would you consider? W - M None; Single - M M M Apartment

One Room- mate

Two Answer % Count Roommates

21-30 Miles 18.57% 39 Three Room- 11-20 Miles 29.05% 61 0 10 20 30 40 50 60 70 80 Within 10 Miles 38.57% 81 More than 3o Miles 13.81% 29 Total 100% 210 Answer % Count IMAGE 07 None; Single Apartment 8.02% 13 One Roommate 45.06% 73 Two Roommates 35.19% 57 Three Roommates 11.73% 19 Total 100% 162 IMAGE 10

13 If you lived in student apartment-style housing, how much Please tell us your age range of the year would you want to live in student housing?

Only Fall & - - - Spring Se-

Late August - May, including holidays Answer % Count All Year 16-21 68.60% 142 22-25 16.43% 34 0 10 20 30 40 50 60 70 80 26-35 8.70% 18 36 or older 6.28% 13 Answer % Count Total 100% 207 Only Fall & Spring Semester 48.77% 79 IMAGE 13 Late August - May, including holidays 17.28% 28 All Year 33.95% 55 Please tell us your gender identity Total 100% 162

IMAGE 11 M F

What monthly rent range would you expect/be able to afford for student apartment-style housing? Answer % Count

Male 30.43% 64 - - Female 68.60% 143 Total 100% 207 IMAGE 14

Answer % Count $400-$550 91.98% 149 $701-$850 8.02% 13 Total 100% 210 IMAGE 12

14 KSU | STARK CAMPUS

STRIP MALL CAMPUS COMMUNITY HOUSING

IMAGE 15 OSU | LIMA CAMPUS

DOWNTOWN CAMPUS STUDENT HOUSING

IMAGE 16 15 Take for example, the Lima Branch Campus and the Kent State Stark Campus (see images 15 and 16). Both campuses developed housing that occurs near the campus, however, these apartment units are separated from any city life and activity. Although they are close to the campus, they’re not directly on the campus and students walk along the roadway that people take to drive into the parking lots of the campuses. There is no enjoyable pedestrian experience for the students who “live on campus”. There is also the fear of what tends to happen to medium and large universities when it comes to dealing with student housing, particularly off campus. Ms. Rousmaniere, professor at Miami University and mayor of

Oxford, Ohio, speaks to this issue. Many neighborhoods, especially ones that exist in the

“college town” atmosphere, deal with the incredible decline and influx of students living off campus when the school year ends and begins. “The problems of off-campus housing are comparative in seriousness to any other crucial issue concerning college campuses and municipalities and speak directly to the relationship of higher education institutions to their communities.”16 The concern that many universities face is the surrounding neighborhoods are flooded with students seeking off-campus housing partly to do with the cost of living on campus, and partly because the universities do not offer enough room to house their students. Ms. Rousmanniere states:

“Two-thirds of all college students live in off-campus housing. They live in large groups in old family houses; in smaller groups in refitted in such houses; in modern apartment complexes with swimming pools, mini theaters, exercise rooms and party clubhouses; in rooming houses where they rent individual rooms; and in modern condos that they or their parents buy for the duration of their college career. Students choose to live near their gym, their lab or the local strip of college bars. In many college towns, like my own, they live in densely

16 Rousmaniere, Kate. "Inside Higher Ed." A Professor Who's Also a Mayor Examines the Issues Surrounding Off-campus Housing (essay). August 10, 2017. Accessed March 19, 2018. https://www.insidehighered.com/views/2017/08/10/professor-whos-also-mayor-examines-issues- surrounding-campus-housing-essay.

16 populated regions of town where virtually all of their neighbors are their peers – living, partying, and enjoying a community of their own making”17

While this sobering phenomenon of students gentrifying areas and flooding neighborhoods with one demographic, Kent State Tuscarawas, and many small universities and other regional/satellite campuses, physically cannot affect areas and neighborhoods in this way due primarily to their enrollment size. Many medium and large universities that exist in college towns, such as Oxford, Ohio, or Ann Arbor, , see the population of their town double due to the dichotomy of having a large university in a small town. New Philadelphia consists of 17,000 residents in comparison to the 2,000 students enrolled at Kent State

Tuscarawas Campus. Rather than flooding the neighborhoods, the student activity breaths a new life into the city. However, these students do not exist in the city permanently. They are coming to New Philadelphia to go to classes, and rarely step off campus. Another reason as to why Kent State Tuscarawas campus cannot flood the neighborhoods of New Philadelphia is because of the demographics of its students. A number of these students come from New

Philadelphia itself, living with their parents or other family members to cut the cost of rent out of their equation when it comes to their college debts. Kent State Tuscarawas Campus has the resident to student ratio that would allow the city to be rejuvenated with new demographics coming into the area while allowing the natural integration of students and resident housing to occur.

Take for example, San Pablo and its school direct partnership with its community to revitalize their neighborhoods. This community deployed the “joint use schools”, where

17 Rousmaniere, Kate. "Inside Higher Ed." A Professor Who's Also a Mayor Examines the Issues Surrounding Off-campus Housing (essay). August 10, 2017. Accessed March 19, 2018. https://www.insidehighered.com/views/2017/08/10/professor-whos-also-mayor-examines-issues- surrounding-campus-housing-essay.

17 academic facilities shared their spaces with “another public entity or community-based organization.”18 As Bierbaum, Vincent, and Tate state:

“By bringing the benefits of recreational and health services to the broader community of residents, these multifaceted facilities expand the definition of ‘school stakeholder’ beyond students and their caregivers. In other words, joint use developments can increase parental participation, raise general community support of schools, and provide new or improved infrastructure in the urban landscape, contributing to the beautification, safety, and vibrancy of our cities.”19

Together through city, school, and community organizations, San Pablo was able to integrate both town and education seamlessly to create a community that benefitted both organizations. Another example is Georgia State University and its student housing crisis. To meet the growing needs of the university, the campus needed to expand to allow for new student housing projects to be built. However due to the lack of land, the university looked for alternatives for their housing projects. The Georgia State Village includes “housing converted from Atlanta’s Olympic Village, located one and a half miles from the campus on the edge of downtown.”20 Another project from Georgia State University is the University

Lofts, which “offers housing for graduate and international students on the edge of campus.

The Lofts opened in 2002 and contains 231 apartments for 460 residents, parking, and street- level retail space. It was built on land owned by a local hospital and used as a surface parking lot.”21 Many colleges and universities find unused sites and abandoned building in which they can begin housing their students, while not flooding blocks full of students. This allows

18 Kemp, Roger L, Bierbaum, Ariel H., Vincent, Jeffrey M., & Tate, Erika.. Town and Gown Relations: A Handbook of Best Practices. Jefferson, NC: McFarland & Company,, Publishers, 2013. 19 Kemp, Roger L, Bierbaum, Ariel H., Vincent, Jeffrey M., & Tate, Erika.. Town and Gown Relations: A Handbook of Best Practices. Jefferson, NC: McFarland & Company,, Publishers, 2013. 20 Kemp, Roger L., and Yesim Sungu-Eryilmaz. Town and Gown Relations: A Handbook of Best Practices. Jefferson, NC: McFarland & Company,, Publishers, 2013. 21 Kemp, Roger L., and Yesim Sungu-Eryilmaz. Town and Gown Relations: A Handbook of Best Practices. Jefferson, NC: McFarland & Company,, Publishers, 2013.

18 for the re-densification of neighborhoods without physically taking over a . Sungu-

Eryilmaz also states:

“For some colleges and universities, the primary driver of land development is their desire to enhance the surrounding neighborhood and promote urban revitalization. Unlike corporations that might choose to leave a distressed area, most universities are place-bound. In the past, institutions responded to a decline in their communities simply by putting up walls and expanding police or security services. More recently, however, urban colleges and universities have tried to spur economic and community development beyond their borders. Indeed, universities now sponsor activities or create entities that will have a significant local economic impact or serve as the centerpiece of a downtown revival program. These activities may include developing retail stores and housing, enhancing landmarks or , improving local schools, and even providing sanitation and security services for the area”22

Kent State Tuscarawas Campus has the opportunity to stop the development of displacing students from the city and from the campus by creating this “gateway” that would occur at the periphery of both establishments, and to revitalize the downtown of New Philadelphia by inserting student housing in appropriate areas. This would create the mixed community of demographics and enliven the downtown by having a permanent resident presence, which would foster the retail commerce needed in the downtown, built separately in new facilities at the “gateway”.

22 Kemp, Roger L., and Yesim Sungu-Eryilmaz. Town and Gown Relations: A Handbook of Best Practices. Jefferson, NC: McFarland & Company,, Publishers, 2013.

19 IMAGE 01

NON-RESIDENTIAL RESIDENTIAL

EXISTING MIXED-USE

20 IMAGE 02

NON-RESIDENTIAL RESIDENTIAL

EXISTING MIXED-USE FUTURE HOUSING DEVELOPMENT AREAS

21 KSU | TUSCARWAS CAMPUS

DOWNTOWN CAMPUS STUDENT HOUSING

IMAGE 17 22 Town and gown relations primarily see the distinct separation of the academic realm from the town and community. New Philadelphia and Kent State Tuscarawas Campus are not immune to this. The campus lies on the Eastern periphery of the city and is about a five- minute drive from the center of downtown (see image 17). Any passersby would probably have no idea that a regional campus even existed in the city’s limits due to the complete separation of the two. Tasked with revitalizing the downtown and see the potential and coming growth of the campus’ student population, it is vital to be proactive on planning where the student housing should be located and integrating it physically and socially in an organic and natural manner is critical. As Mayor Joel Day stated, “New Philadelphia is one of the few places where you can go from K-12 and get a bachelor’s degree all within the city limits.” This statement is profound and important, as he is true – there are not a low of towns that allow for the tranquil lifestyle previously discussed about small towns, and the opportunity to obtain a degree at very low costs in today’s university setting. The Kent

State Tuscarawas Campus, while they find the integration with the city and community to be of importance, they are more interested in giving the students the “college experience” by providing housing. However, when dislocating the students by placing them in the

“gateway” development area, they’re not providing the community and inclusiveness in which the students desire.

Two locations in New Philadelphia have been chosen as the future sites for student housing, and both occur within two blocks of the downtown (see images 01 and 02). One of the locations is at 110 S. Broadway Street, as mentioned earlier, the cardo maximus. The other location is near the historic landmark, the Quaker Theater. This site exists at 150 W.

High Street, the decumanus maximus. The former location is the rehabilitation of the

23 building on the square above the shops and restaurants below. With beautiful brickwork and a historic landmark to the city, historic preservation work would be focused on the exterior and interior of the building. This building would have 16 units, 4 2-bedroom units and 12 one-bedroom units, and a rooftop community space for the residents. While the first floor would be given back to the public, there would be a small area at street-level that would bring a strong Kent State presence to the downtown. The latter location, at 150 W. High

Street, would be an infill project. Currently, this site exists as the parking lot for the movie theater and other shops along High Street. This site will play a monumental role in integrating students into the community of New Philadelphia.

The 150 W. High Street location would be a five-story student housing project with community space and retail shops below. Housing 30 units, 14 2-bedroom and 16 1-bedroom units, the community space for the residents would be on the street-level displayed onto High

Avenue. Again, the presence of a campus would be evident and show the city that the integration of the campus demographics with the town’s demographics is occurring. Behind the theater and the dance/gymnastics studio, a parking garage would be submerged into the ground, providing free parking for the theater and parking spots for the students. Behind the dance/gymnastics studio would be a two-story recreational center open to the entire public, including students. Students would have this facility be a part of their tuition costs, and it would be free to senior citizens. This is important due to the relocation of senior housing occurring just South of the student housing, across the alleyway. This recreational center and the no cost to students and senior citizens would allow for an organic and natural crossing of paths for each demographic. Behind the Quaker Theater would be an open amphitheater for outdoor movie projections, which would be free to the public and ran by the Quaker Cinema.

24 This would increase popularity to the Quaker Cinema, and again, organically mixing the demographics of senior citizens, students, and residents of New Philadelphia. Retail shops occur behind the community spaces, facing the alleyway and the public way. This setup, having the student community space, which is private, will be displayed on High Avenue, and the retail shops, which is public, is displayed to the alley (Allen Lane SW). This inverse approach to organizing public and private space (see images 18-19) creates a public realm in the back of the lots, connecting to the senior housing development. The 1st Drive SW alley would become a no-outlet drive for the garage entrance and exit, terminating before the other alley, Allen Ln SW. Allen Lane, which is the alley that separates the student housing and senior citizen housing, would become pedestrian only (see image 04), allowing a safe means for students and senior citizens to cross and allow the retail shops to have a public sidewalk for the residents. The 110 S. Broadway St location would have access to the recreational center and to the other retail shops provided at the 150 W. High Avenue location, as it sits only one block away and will start to create an active sidewalk amongst these city blocks, which begins to reinvigorate the street life. Both locations would deploy the use of brick as the material for the façade, allowing the sites to respect their surrounding context and to develop a continuous street façade for the downtown (see images 20-22).

While locating the students in the downtown and away from the campus, transportation and the means of getting to the campus presents itself. As the city commissioners had mentioned several times, the city needs some type of public transportation system for the residents of New Philadelphia. As part of the branding of Kent

State and meshing it into the city’s own identity and branding, a shuttle or bus system would be introduced to the city to provide transportation to the campus. This could be a city-

25 campus initiative, allowing high school students who are enrolled in post-secondary courses to easily get to the campus if they do not have licenses and eliminates the need for parking for several people in the city going to the campus. Special services can be provided to students and senior citizens, such as free passes and rides to different amenities and locations in the city. East High Avenue would receive an updated infrastructural system in which the street would include a bike lane, to allow students and faculty to bike to the campus when weather permits. The city could introduce a public bike system, which is popular in dozens of

Midwest cities, to further increase the use of bikes in the city. Again, initiatives such as discounted bike rentals to students (high school and collegiate) could be implemented to spur the use of this system (see images 03 and 04).

26 IMAGE 03

HIGHWAYS SECONDARY ROADS

MAJOR ROADS TERTIARY ROADS

27 IMAGE 04

BICYCLIST LANE ADDITIONS PEDESTRIAN-ONLY ALLEYS

28 TYPICAL PUBLIC VS. PRIVATE ARRANGEMENT

PUBLIC PRIVATE

IMAGE 18

INVERSE PUBLIC VS PRIVATE ARRANGEMENT

PUBLIC PRIVATE

IMAGE 19 29 USING HISTORICAL AND CONTEXTUAL MATERIALS IN A MODERN WAY

IMAGE 20 IMAGE 21

IMAGE 22 30 The town and gown relationship has always been one that’s been tested through the times since the university setting has begun, and very rarely do the coexistence of the two in the same physical location occur. Due to land grants, politics, physical constraints, cultural implications, and numerous other factors, the two have primarily been separated. This separation creates a layering of separation which ultimately results in the issues that are present today with campuses and the communities they exist in. Students tend to live as near to the campus as they can, resulting in a saturation of one demographic in a particular neighborhood or area, resulting in these neighborhood blocks becoming neglect due to a permanence in residence. However, with the size of enrollment that New Philadelphia currently lists and with the steady growth of students in the future, the city can actively and successfully plan for an integration of residents and students to create a more holistic community and revitalize the downtown to bring a sense of identity and character back to the city.

31 BIBLIOGRAPHY

Bass, Barbara. "Special Collections and Archives." KSU Tuscarawas Campus Records | Kent State University Libraries. February 2006. Accessed March 19, 2018. https://www.library.kent.edu/ksu-tuscarawas-campus-records.

Campoli, Julie, Elizabeth Humstone, and Alex S. MacLean. Above and Beyond: Visualizing Change in Small Towns and Rural Areas. Chicago, IL: Planners Press, American Planning Association, 2002.

Hilldebrand, William H. September 27, 1910: The Kent State Normal School Begins. Publication. Kent State University. Kent State University, 1998.

Kemp, Roger L, Bierbaum, Ariel H., Vincent, Jeffrey M., and Tate, Erika. Town and Gown Relations: A Handbook of Best Practices. Jefferson, NC: McFarland & Company,, Publishers, 2013.

Kemp, Roger L., and Yesim Sungu-Eryilmaz. Town and Gown Relations: A Handbook of Best Practices. Jefferson, NC: McFarland & Company,, Publishers, 2013.

"Kent State Tuscarawas Tuition." Tuition at Tuscarawas | Kent State University. Accessed March 19, 2018. https://www.kent.edu/tusc/tuition-fees.

Knisely, Charles. "Founding of New Philadelphia." The Founding of New Philadelphia. Accessed March 19, 2018. http://www.newphilaoh.com/Founding-of-New-Phila.

Mahoney, Timothy R. "The Small City in American History." Indiana Magazine of History99, no. 4 (2003): 311-30.

Robert H. Wiebe, The Search for Order, 1877–1920 (New York, 1967), 4; Dwight Hoover, "Social Science Looks at the Small American Town," in The Small Town in America: A Multidisciplinary Revisit, eds. Hans Bertens and Theo D'haen (Amsterdam, 1995), 19-29.

Rousmaniere, Kate. "Inside Higher Ed." A Professor Who's Also a Mayor Examines the Issues Surrounding Off-campus Housing (essay). August 10, 2017. Accessed March 19, 2018. https://www.insidehighered.com/views/2017/08/10/professor-whos-also-mayor-examines- issues-surrounding-campus-housing-essay.

32