The Birth of a New Campus
As the College transitioned into a 4-year degree granting institution and enrollments grew, there was no way for its collection of rented facilities in a downtown environment to create the type of campus experience that students expected from such a school. The College was over capacity, lacked cohesiveness, and did not have a visual identity.
The Manchester area offered a number of creative opportunities for the development of a college campus. The Elms resort, which the school had frequented for winter activities in its early decades, was available, as were large Victorian homes on the northern end of Elm Street. The Shapiros spent significant time investigating the possibility of construction in an urban renewal district bordered by Bridge, Chestnut, and Orange Streets and extending toward Elm Street. In general, these projects provided too little space, were too costly, or had other concerns, such as limited parking.
An idea that did seem viable was the construction of a campus on an available 71.5 acre property on North River Road on the Manchester/Hooksett line. In November of 1965 Gertrude Shapiro corresponded with an engineer named William Varker regarding plans for a single multi-story concrete building that could serve as a new home for the college. Preliminary sketches and blueprints were drawn up, and surveying and percolation tests were performed.
On April 7, 1966, with the surveying indicating that the land was suitable for the construction of the planned building, Edward and Ann Shapiro purchased the property for the reported cost of $50,000.00 The sale had included a provision that would allow Hollie and Marion Whittemore, the former owners, to remain in their home on a plot of just under an acre of land for the remainder of their lives. The land purchased by the Shapiros was generally referred to as the Whittemore Tract.
With suitable land now owned by the Shapiros and plans in hand for the construction of a building there was some, perhaps misplaced, optimism about the potential to quickly build a campus. This would be the first of several false starts. The difficulty of obtaining financing was generally the barrier that prevented substantive progress.
Over time the plans were expanded to include multiple buildings. As quoted in the May 3, 1966 issue of the student newspaper The Pen:
”LAND HAS BEEN PURCHASED on the Manchester-Hooksett line for our new campus. Financial plans are now being made so that construction can begin. Currently, the plans for the new campus include an Academic-Administrative-Library building, a Men's Dorm, a Women's Dorm, and a College Center which will include a gymnasium, a lounge, and a cafeteria. These plans may be changed at any time.”
This announcement notwithstanding, the Shapiros felt that they were very careful not to promote specifics of a new campus to students in the late 1960s. None the less, students believe that the development of a new campus was imminent and their frustration increased as time passed with no apparent progress. At one point, Ann Shapiro overheard statements made by a student tour guide to prospective students regarding the campus plans. The guide stated that in four years the college would have a new campus. When confronted by Ann Shapiro and asked why the guide was making the statement, the student replied that the prospective students would have graduated by then and the status of the campus wouldn't matter.
On May 9, 1967 at a special meeting of the College’s directors, it was voted to retain the Coronado Development Corporation, with Frank Aires as its representative, to consult on the development of the North River Road property. The College spent $30,000.00 and a great deal of time with Mr. Aires, repeating much of the work already performed by William Varker to determine the space needed, financing, and other details. Ultimately, this effort also resulting in no progress towards a campus.
The 1967-68 College Catalog included an artist’s rendering of a possible campus, now featuring two three-story buildings and a parking lot. This rendering may have represented the work of Ira Bach, a former Chicago city planner who had now been hired as a consultant for the project. The inclusion of the illustration furthered the impression in students’ minds that a campus was being promised for the near future, but student doubts about the prospects for a new campus were growing. An article in the November 1967 Collegiate Revolution stated:
“Just try to visualize for a moment one of our happy students standing in the middle of a wooded area with nothing but fresh air to keep him company. Here it is, fellow students of NHC, our glorious new campus. Now all you have to do is close your eyes and, by using your imagination, you can take a trip into never-never land and envision a new school with all facilities that most college students would be proud of.” The article also gave a different spin than the one provided by the Shapiros on communications regarding the development process: “From personal experience, we can vouch that the typical line went something like this: construction will begin later in the year and we expect to have the new campus ready for occupancy at the start of the next school year.”
In March of 1968 the College Corporation voted to purchase the Whittemore property from the Shapiros for the original purchase price and to assume responsibility for the mortgage. They also voted to pay the cost of extending Manchester City water service along the length of the property. In July the Trustees voted to purchase an adjacent 10 acres known as the Rustler property.
On September 3, 1968 the New Hampshire College of Accounting and Commerce became a nonprofit organization. Control of the College passed from the Shapiros to a Board of Trustees, though the Shapiros all remained on the board. Where and how to construct a new campus was no longer a decision the Shapiros could make by themselves. Nonprofit status, however, would open the door to federal funding assistance for construction projects.
At the November 8th, 1968 meeting of the Board of Trustees consideration of a new campus was the initial item for discussion. Despite the College’s ownership of the North River Road property, the Trustees wanted to explore other options, including a downtown campus. As late as September 24, 1969 the Trustees discussed purchasing the Carpenter Hotel, Franklin Hall, and old housing that had been used by the Amoskeag Manufacturing Company in the Market and Franklin Street area. Combining these properties with the already owned Merrimack Hall could provide the basis for an urban campus.
Concern over the progress of the project continued to grow. As improvements were made to the downtown buildings students wondered why those funds weren’t being directed to the construction of a new campus. Edward Shapiro discussed the ways in which these improvements were not overcommitting the College to the downtown area:
“… the only reason we took over the girls' dorm [Franklin Hall] was on the basis that we can break the lease when we build the new campus. We felt that the acquisition of Merrimack Hall was a sound financial investment, as well as being needed for students. We felt we could sell it. The new furniture can be moved. Most of our property is on short-term lease. We are not tied down. We have turned down other properties in downtown Manchester because we did not want to buy them or enter into any long-term leases.”
Skepticism about the progress with the new campus was not restricted to the student body. The Dean of the Faculty, Louis Leota, was also concerned. He worked together with a small number of faculty and students to form the Ad Hoc Campus Building Committee to investigate the situation. The members were Mr. Pratt, Chairman; Frederick G. Briggs, Instructor in Accounting; Gerald D. McGonigle, Instructor in Business Law; Michael DeSimone, student; Thomas Dimchak, student; Robert Aronson, student; and Louis Leotta, Dean of the Faculty.
The issues surrounding the new campus development were discussed at length with the Ad Hoc Committee at the March 11, 1969 meeting of the President’s Advisory Board. There were significant discussion around the funding of the new campus, the way progress was being represented (such as the design drawings in the catalog), and the impression that students weren’t being given all of the facts regarding campus funding and the College’s nonprofit status. Edward Shapiro responded that financing was one of the primary concerns delaying progress on the campus. Director of Athletics Lou D’Allesandro added that "We thought the campus was ‘go’ many times, and no luck.”
Eventually, the Shapiros met with a group known as the Committee for Concerned Students, and agreed to release the College’s financial statements, which were published in the student newspaper. Some level of student skepticism about the campus continued up to and including the March 9, 1970 issue of The Pen, issued just 9 days before the formal announcement of the campus plan, which stated: “a well-constructed, planned and established campus is promised. Promises, promises...”
While no formal commitment had been made to the North River Road site, the Trustees voted in April of 1969 to construct a baseball field there at a cost of no more than $5,000.00. They also indicated to the Ad Hoc Campus Committee that a feasibility study of the North River Road site would take place over the summer. It was also in April that the College made a preliminary application for a Housing and Urban Development grant to fund two dormitories and a dining hall.
The funding of the new campus had been the most significant item preventing progress. Edward Shapiro had stated that he had “gone to brokers and offered them more than $40,000 to raise money. He [had] gone to the most sophisticated borrowers in the country, every insurance company and every major bank between here and Chicago” and that the money market was as difficult as it had ever been and was getting worse.
By the September 1969 Trustees meeting, the conceptualization of the campus had advanced considerably, with the focus placed on the North River Road site. Discussions revolved around the types of materials to be used in construction and sources of funding.
While options for financing the campus were being considered, the development firm of Weinstock and Associates proposed building a campus on the North River Road property that the College could then lease from them for 63 years for $300,000.00 per year. The College would have the option to purchase the buildings for $2,500,000.00 cash over the first mortgage after 3 years and would have right of first refusal on a purchase after 8 years. This plan was not seriously considered by the trustees.
One of the great advantages of non-profit status for the college was the availability of federal funding. The firm of Robert A. Kuras and Company was retained to prepare financial studies to be used for the Housing and Urban Development loan applications as well as any other potential financing.
Gertrude Shapiro discussed the involvement of Robert Kuras:
“When we were still working on going nonprofit, a gentleman came to us and said that he could find us a buyer for the school. I told him that we didn't want a buyer that what we wanted was to go nonprofit. We wanted to maintain the school and provide an opportunity for it to grow. After we went nonprofit, I went to this man, who was also a developer. I said, 'you know, we can do everything and we've done everything, but we can't seem to get a campus going.' I think I threw a challenge at him that he couldn't resist, by telling Robert Kuras I thought he was the man to do it.”
Edward Shapiro noted that Mr. Kuras brought a strong understanding of the practical concerns that needed to be overcome regarding utilities and services: “Bob was able to articulate the problems of building as they related to water lines, sewer lines, power lines, fire hydrants and all the basic needs of utilizing undeveloped property.”
The Trustees also voted to retain Architectural Resources, Inc. of Cambridge, Massachusetts to develop plans that would support a Title I Higher Education Facilities grant from the Department of Health, Education and Welfare. Architectural Resources was informed that submitting these plans did not mean that they would necessarily be selected as the architects for the final project.
At the October 17th meeting, after hearing the report from Architectural Resources, Inc., the Trustees voted to formalize the HUD grant and spend up to $75,000.00 on a final studies on the North River Road site. Even at this point, the project was very much in doubt. “The study included comparative investigations of the economies of various campus development approaches, building construction methods and materials. As a result, clustered frame buildings were recommended.” (Manchester Union Leader, 11/13/70)
On November 4, 1969 Robert A. Kuras reported to the Trustees on the status of the HUD loan and Huygens & Tappé presented a proposal for the campus’ construction. After they left the meeting, the Trustees voted to retain them to continue work on the campus planning.
Huygens & Tappé were announced as the architects for the campus later that month. Mindful of the need to provide transparency into the processes surrounding the campus, an advisory committee with eight students, six faculty, and five staff was created. In December 1969 a student survey was distributed, assessing space needs. Students favored the North River Road location over a downtown campus 86 to 14 per cent.
The identified space needs included:
Living space for 200 students (It was assumed that Merrimack and Franklin halls would continue to operate, with students brought to campus via a shuttle)
Parking for 660 cars
98,000 square feet for classrooms and administration (40,000 in initial construction) compared to 36,000 downtown
63,000 square feet for dormitories (24,000 in initial construction) compared to 34,000 downtown
11,000 square feet for a gymnasium, with the gym being the last item to go to bid so that it could be cut if funds were inadequate.
The initial plan was for one combined academic and administrative building, one dormitory with dining and recreation spaces, and possibly a gymnasium if funds allowed, a plan which would be expanded as the project moved forward.
The Huygens & Tappé report indicated that, of the 90 acres of land owned by the college, about half could not be developed. Public Service Company of New Hampshire owned two right-of-ways, there was land that was expected to be taken as part of the construction of Interstate 93, which also would divide off an area south of the expected highway, and the Boston & Maine Railway right-of-way precluded access to the Merrimack River. Sewer service was not available, so a septic system was recommended. There was, however, 14 acres of clear, level land with electric and water service available.
Huygens & Tappé developed 3 building plans:
Plan A: Cluster facilities along a pedestrian way or village street with vehicular traffic on the periphery
Plan B: A concentrated campus in a small number of large, industrial-style buildings
Plan C: Individual buildings loosely spaced along a vehicular road, with a ring road for service
The Trustees selected Plan A which organized the College’s buildings along a pedestrian walkway. This version of the campus was conceived of along the model of a New England town. The “town” would have a main street (the walkway) through its “business district” which included the town government (administrative offices), private business offices (classrooms), small professional offices (faculty offices), and also a restaurant, coffee shop, library, drug store, book store, post office, and large space for community activities (the gymnasium). This area would be the social and recreational heart of the campus. Walkways coming off of the main way lead to the residential portions of the “town,” with dorms conceived of like condominiums, and to parking areas. With the walkway as the organizing feature, the buildings lining it could expand and change along with the College, with a goal of supporting a community of up to 2,000 students. As the “town” grew, the business section, residential areas, and parking could grow in parallel and proportion.
The Trustees were also presented with four materials options: wood, masonry with light steel and wood, light steel with curtain walls, and prefabricated. Wood was ultimately chosen, due to its flexibility, ease of expansion in large or small segments, and low cost. The Wayfarer Inn in Bedford and Waterville Valley ski lodges, both of which used wood construction, were visited as proofs of concept for this construction style.
On January 16, 1970 Mr. Tappé presented the prepared plans to the trustees, followed by a presentation to a joint meeting of trustees, staff, and representatives from local banks. Edward Shapiro and William S. Green were authorized by the Trustees to negotiate with the local banks to secure the needed funding.
The cost of construction was estimated at $2,175,000. The College would contribute its land on North River Road, valued at $150,000 and $150,000 from operational surplus. A Housing and Urban Development loan would provide $1,075,000 to be repaid over 40 years at 3% interest to fund two dormitories and a dining hall. The remaining $800,000 was secured from local private lenders in the form of a 20 year loan at 9.5% interest underwritten by the Merchant’s Savings Bank, Manchester Savings and Loan Association, and the Bank of New Hampshire National Association. This budget allowed for the construction of facilities, in the initial phase, that did not vary significantly from the space already being occupied in downtown Manchester. It was felt, however, that the plan allowed for growth and that enough elements would be present to create a viable community. Other costs would arise as the project moved forward, with the State Water Pollution Control Commission rejecting the plan for a septic system, necessitating $150,000 to connect to the Hooksett sewer lines. Another 40,000 was needed for additional landscaping required by the Manchester Planning Board.
On Wednesday, March 18, 1970 all 11:00 classes were cancelled. Gertrude Shapiro was finally able to announce, to a near capacity crowd of students, administrators and faculty at the Strand Theater that the College had received the funding necessary to move forward with construction of the new campus. The presentation included discussion of the funding, planned buildings, and a timeline for construction that would start in the fall with planned completion in fall or winter of 1971.
On September 16, the Hooksett Selectmen issued three building permits for the college. This was followed on September 18, 1970, by the city of Manchester issuing building permits at a cost of $1,061.00. The permitting was complicated by the campus’ location on the Manchester/Hooksett town line as well as the Hillsboro/Merrimack county line. The administrative building, a dormitory, and the gymnasium were located entirely in Manchester, a second dormitory was located about 90% in Manchester, the classroom building and cafeteria were located mostly in Hooksett, and the library building located entirely in Hooksett. Edward Shapiro noted that these locations were strategic to take advantage of the tax codes of the two municipalities. The campus would also use Manchester City water and Hooksett town sewer.
The official ground-breaking ceremony took place on Saturday, September 26, 1970 on the site of the soccer field. In attendance were more than 100 individuals including students, faculty, and staff, as well as Manchester Mayor Richard Stanton, the Hooksett Selectmen, Arnold Green, Chairman, James Follansbee and Leslie Pike; Ward 1 Alderman Charles Hunt, architects from Huygens & Tappé of Boston, and representatives from several Manchester banks financing the construction.
Mrs. Shapiro spoke about the development of the campus, describing it as “the fulfillment of a life’s ambition, a dream that started 38 years ago…” Her husband “felt that the city and state of New Hampshire needed a college that would provide superior business training for ambitious young men and women… Building a campus takes courage, courage and determination to forge ahead in spite of obstacles. Edward Shapiro, who is primarily responsible for the new campus, is that kind of person.”
Mayor Stanton remarked that the campus was the result of the “dedication of a truly great lady, Mrs. Shapiro.”
Professor Mary Brown recalled the scene:
“I think I'll never forget the dedication on the field behind the Whittemore's house. It was before we had built a single thing. It was a beautiful day. I can remember the Whittemores standing out behind their house in their old clothes. They didn't come to the formal ceremony, but they stood up there and listened to the whole thing. I can remember seeing them in the distance as we sat on what's now the soccer field.
I think just about everyone came because the faculty was small then and we went to just about everything. All that was there was a podium so a person could speak, probably a loud speaker system, and chairs, although I remember standing. But it was just a nice presentation and all you could see was land, the grass, the Whittemore farm and their big old farm house, no other buildings at all. It was just the beginning. I think of it every graduation.”
Construction began in July of 1970. Blanchard Stebbins Inc. were the main contractors, with Mitch Trucking Co. subcontracting for excavating and filling. The November 5thCollegiate Revolution newspaper reported that the project was about 20% complete and the April 28, 1971 issue reported that the buildings should be 90% complete within the month. The paper gave a first student impression of the nearly completed buildings:
“The library will have about the same amount of space as our present library, but will have no dividing walls and will have much better lighting because of the skylights. The kitchen will have a much better set-up. There will be, at full capacity, three serving lines, better serving facilities, and room for functions after eating hours. One wall or more in the kitchen will have a brightly colored vinyl covering, while the remaining will be covered by white vinyl.
The main administration and faculty office building will have bright colored and white vinyl coverings in the corridors, most likely in the arrangement of white vinyl, with color sections dividing it. All of the offices will be in one area, so that the student will not have to run all over the place to find someone.
The classroom building will be very conducive to studying. Each classroom door is painted red. Also in the classrooms, one wall will be vinyled red, while the other three will be white. Each room has skylights for extra natural lighting, and large sliding windows for ventilation. The corridors will be vinyled as in the administration-faculty building with color breaks which will form a pattern.
The dorms were very impressive to me. Each two story dorm will be divided into eight sections. In each section there are about six to eight double rooms sharing one main living room. Each section will have their own large bathroom. The rooms are decorated in the same fashion as the classrooms, and possess equal amounts of natural light. Added to this each room has plenty of ventilation and possesses a good view of either the campus or the river.
Thy gym is very deceptive at first glance. For what appears small on the outside is really large on the inside. The gym will have artificial flooring on which basketball, tennis, volleyball, handball, and maybe baseball can be practiced with no harm to the floor.
Also, the new campus area has many trees which will give it a wooded, peaceful atmosphere. All of the buildings are close together, except the gym which will be beyond the soccer field. The buildings will all be painted a brown stain which hopefully will blend into the area. Presently it is planned that the exterior of the buildings will have identification markings and symbols. The exterior of the buildings are also made so that murals or abstract mood painting could be employed to give each building a separate identity.
In total the new campus will undoubtedly have a few bugs to work out, but by all appearances now, it will be quite a display of originality. Each student should take a little time out to see the campus. It is quite impressive.”
In the fall of 1971 the College moved to its new home at 2500 North River Road. Edward M. Shapiro, recently appointed College President, Provided welcoming remarks about the campus in the Collegiate Revolution:
“Welcome to New Hampshire College at 2500 North River Road!
As your new President at New Hampshire College, I look forward to continued successes. We are very proud that we are opening our doors for our first semester on this new campus. You will be able to say to future generations of colleagues and students, ‘I was there when the new campus opened!’ Ours is not just an ordinary campus, it is a ‘campus village-community’ where students, faculty, and administration will work, study, and live together in a self-contained community... its members interdependent upon each other.”
