broadstreetpark - Fremont Area Chamber of Commerce

A CONCEPT PLAN FOR DEVELOPMENT OF
BROAD STREET PARK
FREMONT, INDIANA
Prepared by
E A R T H P L A N A S S O C I A T E S, I N C.
Park and Recreation Planning Consultants
2006
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TABLE OF CONTENTS
TOPIC
PAGE
Project overview ....................................................................................3
Fencing...................................................................................................4
Miscellaneous Site Condition Issues .....................................................4
Pavement................................................................................................6
New Perimeter Pathway/Trail................................................................6
Parking ...................................................................................................7
Landscape ..............................................................................................7
Grounds..................................................................................................7
Mowing/Mulching ...........................................................................7
Fertilization for Class A Turf...........................................................8
Fertilization for Class B Turf
Wildflower Zone....................................................................................9
Budget Considerations – Endowments ..................................................9
2005-2009 5-Year Master Plan Notes .................................................11
Conclusions..........................................................................................11
Procedures............................................................................................12
Town/Park Board Staff ..................................................................12
Fence Removal...........................................................................12
Grounds Management ...............................................................12
Landscaping ...............................................................................12
Existing Site Map.................................................................................13
Appendix.............................................................................................14
Map key .........................................................................................15
Site Concept Graphics....................................................................17
Naming Policy Draft ......................................................................22
E A R T H P L A N A S S O C I A T E S, I N C.
2 0 0 6
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BROAD STREET PARK
PROJECT OVERVIEW
The old Town landfill site offers interesting opportunities, and challenges. The proximity of this
site to the existing Town Park provides the most desirable advantages. The landfill site can offer
expanded recreational opportunities, without developing amenities now available at Town Park.
The linkage of the two sites will accomplish that objective.
The landfill parcel will require extensive maintenance if aggressive development is expected.
The fill materials will continue to surface and must be continually removed to facilitate mowing.
The development plan proposed would be limited to a multipurpose pathway system that
meanders along the perimeter of the property, which would accommodate walking, running,
jogging, and biking. The path is proposed to be 6-8 feet wide to accommodate all mentioned
activities without conflict. The path experience would be enhanced by extensive plantings, in
non-formal, natural settings at strategic locations.
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It is proposed that the entire property be managed as open space. Since site conditions will
require certain areas to be maintained in less formal fashion, due to emerging rubble, it is
suggested that these areas be purposely kept in a semi-natural state.
FENCING
y Remove perimeter fencing in select locations first, and eventually, as safety issues are better
known, remove the balance of unnecessary fence. Salvage fabric, fasteners, rails and posts.
Posts may be cut and reused with the addition of a welded coupling and extension.
y Until the pot-hole depression along the SE side is addressed and remedied, enclose it
(fenced) as an affirmative risk management response. A secondary and smaller sink hole
located just south of this pot-hole must be filled once it is determined why it exists.
y Unless and until the existing skatepark area is relocated, utilize a portion of the salvaged
perimeter fencing to enclose it for visitor/observer safety and protection.
y Remove fencing from the manicured residential lot on the east side that is presently excluded
from the open area of the park. This lot belongs to the Town and should be incorporated into
the park to optimize use and facilitate maintenance.
y Fencing issues that may be raised by adjacent home owners should be negotiated with cost
sharing if they desire fencing. This is a fairly common professional practice. Cost sharing
on replacement of existing fence specifications is appropriate. If the homeowner desires to
upgrade the standard fence design they would pay the upcharge.
y Retain the recently installed safety setback fence and stones area along the
west side for tractor-trailer egress/ingress to Dexter Axle docks on Coffin
Street.
y The aerial photo illustrates what “may” be a misaligned fence (installed and
maintained by the Town) on the northeast section of the park. This would
need to be verified by a survey, but the dimensions and delineation of the
private lots appear to fall short of the fence line. The alley to the north may
in fact extend to the south. A search of Town records to determine if the
alley was vacated in the past would be prudent. Alley vacations normally result in the
adjoining property owners obtaining half of the vacated land.
MISCELLANEOUS SITE CONDITION ISSUES
y Because of the current conditions of the site, due to its past use as a landfill, numerous
grounds management challenges exist. Rocks, stone, glass and other debris are scattered
throughout the property - most evident in areas immediately around the pond. Proper site
preparation will be a very important and essential element to be addressed before any
amenities are added or public access is promoted.
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y Large partially buried concrete/stone pieces must be excavated and removed from the site.
y NOTE: Annual spring frost-heave will
continue to produce and reveal debris –
making this a perpetual work program task.
y Drainage issues present a unique challenge
at this site. Low areas appear to have no
outlet available to drain ponding areas.
One particularly problematic area is shared
with a neighbor on the east.
y Until the large pot-hole depression along
the SE side is addressed and remedied it
should be fenced for risk management. It is
presently a hazard and liability to the Town
and Park Board.
y The low area west of the skatepark should
be raised to allow for the construction of
the path in this area. Positive drainage will
be necessary to prevent the path from being
submerged at times of high water.
y Workers should be aware of the presence of
poison ivy
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PAVEMENT:
y Vacate a portion (as shown) of Pearl Street to allow for safe
movement of park patrons from Water Tower Park to this adjacent
location. This path segment serves a dual use in that it provides
accessibility to patron comfort needs at restrooms at facilities
located at Water Tower Park.
y Construct a 50-60’ radius cul-de-sac at this intersection (Pearl and
Coffin to facilitate tractor-trailer unit traffic. Consult with Dexter
Axel on the optimum radius requirement for their vehicles.
NEW PERIMETER PATHWAY/TRAIL:
y Connect City Park to this site with a 6-8’ asphalt pathway as shown on the schematic plan.
Ensure positive drainage at all points along the trace of the path. Drainage issues on this site
clearly pose a challenge for any construction and use.
y Install a 6’-8’ perimeter pathway aligned approximately as shown. Ensure that all radius
changes are flat, gentle and curvilinear. Avoid short, acute alignment changes as they can be
hazardous in certain weather conditions and when the path is heavily used.
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y Care must be taken at egress/ingress points to ensure patron safety. Street crossing issues
should be given strong design consideration with appropriate signage and vehicular barriers
where appropriate (Pearl St.). Coffin Street will require special signage to indicate no exit
and to restrict parking.
PARKING:
y The recently fenced parking area on the west boundary of the park should provide adequate
parking for the initial developments proposed for the park. No additional dedicated parking
areas are envisioned or recommended at this time. Some perimeter, on-street parking and
walk-in traffic are anticipated. As the park matures and if demand warrants - additional offstreet parking can be addressed at that time.
LANDSCAPE:
y Existing efforts to begin reforestation of the site should
be continued. In the design-development phase of
planning (the next planning step), a landscape plan will
delineate locations and species of plant material/trees to
be planted on-site. This can be done over an extended
period of time – following the plan for consistency.
y Forestry work is required to remove dead trees,
deadwood and to limb up low growing branches and
foliage. Poison Ivy can be addressed at this time by
either contractual service or Town staff.
GROUNDS
Dramatic improvements in site appearance over the last few
months are directly attributable to the Town’s maintenance staff. The following turf-grounds
management practices are offered as a target standard for reference, to assist their good work for
optimal results:
MOWING/MULCHING
y Mowing: Clippings can be recycled onto the turf with mowing equipment designed to mulch
the clippings. Any clippings that are so thick as to lay on top of the mowed grass shall be
dispersed by re-mowing, raking, or blowing until they are no longer noticeable.
y Leaves should be mulched and recycled back onto the turf using the same mowing/mulching
equipment.
y All clippings should be cleared from the pathway immediately after mowing.
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FERTILIZATION – FOR CLASS A TURF
1. The first application shall be done between late May and early June. If dormant fertilization
has been applied – fertilize and apply crabgrass control in April.
2. The second application shall be done between August 15 and 30 with 1 lb N.
3. The third application shall be done between September 15 and 30 with ½ to 1 lb N.
4. The fourth application shall be done between November 15 and December 1
The fertilizer for the first three applications shall be slow release, complete fertilizer with an
analysis of 21-3-18, applied at the following minimum rates:
y
y
y
y
First application: ....................1 pound actual nitrogen per 1,000 sq. ft. of turf
Second application:................1 pound actual nitrogen per 1,000-sq. ft. of turf
Third application:...................1 pound actual nitrogen per 1,000 sq. ft. of turf
Fourth application ..................1 to 2 lbs actual nitrogen per 1,000 sq. ft. of turf.
A LESS AGGRESSIVE APPLICATION SCHEDULE FOR CLASS B GENERAL PARK
TURF AREAS FOLLOWS:
y September 15 – 26-3-18 with weed control (1 lb N/1,000 sf)
y November 15 – Winterizer: 1 to 1.5 lb N.
Annual slit overseeding with a high quality Triple T – fine fescue mix such as LESCO‘s Tough
Turf will begin the process of transforming the current heavy weed growth into an outstanding
park turf condition.
The core value of parks and recreation services is its contribution to the
enrichment of life. That includes both individual and community life.
An individual life is enriched through learning a new skill, quiet respite on a
park trail, gathering with friends for a round of golf or game of softball.
Community life is enriched through preserving the natural
environment and enhancing the built environment.
In recent years parks and recreation has become increasingly responsive to
enriching the human environment by responding to human issues such as
youth at risk and the disabled. The outcomes of park and recreation services
are - personal and community growth and human enrichment.
Earth Plan
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WILDFLOWER ZONE
A proposed native wildflower zone may include Queen of the Prairie, Rosin Weed, Fire Pink,
Prairie Smoke, Compass Plant, Wild Indigo, Wild Senna, Rattlesnake Master and Spiderwort. This
particular mix is used with great success by INDOT. Other suitable mixes will likely be
recommended in the design-development and actualization phases of the project.
BUDGET CONSIDERATIONS - ENDOWMENTS
Before embarking on any capital project, consideration must be given to not only the
construction funding requirements but also the perpetual cost of maintenance. It is always
prudent to project the future costs, based on planned improvements.
There are several maintenance financing options:
1.
2.
3.
4.
Town/Park Board operating budgets.
Revenues from operations on-site.
Service Club adoption.
Revenues from endowed funds.
It is unlikely there will be any opportunity for self generated funds from on-site operations
(rental fees, user fees, etc.) but all of the other options should be considered.
The American Public Works Association (APWA) along with the Association of Physical Plant
Operators from colleges and universities across the nation recommend that 2-4% of the current
replacement value (CRV) of a capital improvement be budgeted annually for ongoing
maintenance.
This figure addresses ROUTINE maintenance on the site and any features that exist to keep them
operational throughout their expected life as well as routine surface refurbishments. The nature
and type of development envisioned determines where the CRV will be as measured between 2
and 4%. In this case, the CRV will likely be in the 2% range.
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The ideal solution is an endowment, secured and dedicated for specific park use, providing
interest revenues for at least part of the operating costs. Otherwise, the Town will need to address
this fiscal issue in an alternative manner. Improvements will also require some labor and
materials funding. These costs must be included as an incremental increase in the annual
operating budget of the department or … it will be absorbed and negatively impact other vital
areas of the operation.
LIFE-CYCLE maintenance must also be planned and budgeted for from the time the site is open
to public use. A general guideline for budgeting major maintenance for a new park or facility is
1% of the CRV. These dollars need to accrue so that there are funds for a major remodel at the
half-life of the facility and funds to replace major features at the end of their life cycle.
Therefore, 2% routine and 1% major = 3% of the CRV.
Example: If the Project (CRV) total is $100,000, multiply by 3% to reach a projected first year
maintenance endowment cash generation of $3,000. This includes both 2% for annual
maintenance and 1% for life-cycle replacements. Additionally, the endowment or park budget
for this site must be structured to allow available funds for care to grow annually by 3% to cover
traditional inflation.
If the Town budget is used to cover new costs associated with this site, a non-reverting capital
improvement fund should be created to allow the funds to remain and grow from year-to-year.
Variables in the economy and inflation are difficult at best to forecast in these uncertain times.
This is a very conservative approach to ensuring the future care and quality of the development.
If an endowment is secured, any excess interest (not needed for annual maintenance) could be
applied to growth of the capital. The donor should determine the rules for use of this capital
growth. Their intentions should be clear to future stewards of the land and of the endowment.
Note that it may be necessary to utilize a portion of this sum for unforeseeable events or issues.
Any development that includes perpetual utility costs must be studied individually. These costs
must also be added to the department’s annual funding requirement mix.
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2005-2009 5-YEAR MASTER PLAN NOTES
Broad Street Park or Moose Youth Park:
(Page 3): The ground upon which Broad Street Park sits was originally intended for a different
purpose. For years, this piece of ground serviced the town as a landfill, which was eventually
discontinued and subsequently, the refuse was cleaned up from this land. The Town of Fremont
was later looking to build either the town hall or a fire barn on this property, but learned through
testing that the lead content in the ground was too high for them to construct these facilities.
It must be stressed that the land is safe to occupy, but a structure in which people would be
constantly drawing drinking water and bathing would not be permissible. A town ordinance
was constructed to that effect, barring permanent structures in which people would be living or
spending daylong hours in that area.
Water and sewer lines can be run to this area from the city’s facilities, but no one is permitted to
camp out overnight here. It turned out to be an ideal place to put a town park.
(Page 11): Fairly new, Moose Youth Park is located just down the street from Fremont Town
Park with access from Coffin Street. Though the land was obtained many years ago, the
equipment has been available for park usage approximately one year.
The park has a six foot gate surrounding it with mostly grassy area, some loose gravel area that is
not in use and a small open retention pond. A 500 square foot concrete skate platform with four
obstacles is located within this park for the enjoyment of those that like skateboarding.
(Page 13): Broad Street Youth Park is currently only being utilized for skateboarding activity.
Otherwise, the remaining land is unused. Further opportunity for development is available on
this unused land and the grassy area could be utilized for alternative recreational activities.
Some possible suggestions made were to put in walking pathways, adding a BMX park and
amphitheater, or additional pavilions. Since the Fremont Town Park is only down the street,
duplication of equipment would not be recommended.
CONCLUSIONS
We are becoming a health conscious society, and people are looking for services and
opportunities to improve their health and enjoy the experience at the same time. The
multipurpose pathway system offers health benefits in a natural, pleasant and aesthetic
environment. The popularity and success of trail developments across the country is well
documented. New and expanded trails are being planned and developed every day.
The future of trails is unlimited. Trails that connect Cities, Towns, and places of interest add to
the benefits, not only for the user, but also for commerce located along the way. The new
“frontier” is “exploring” our own communities, and neighboring communities from the seat of a
bicycle or by running or walking the pathway that created the opportunity.
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The pathway proposed is expected to be available for 6-7 months a year, but can be used during
the balance of the winter months if not covered by snow or ice. The off-season use popularity
should dictate any snow removal efforts, understanding the priority to open streets first and
foremost.
PROCEDURE
This concept plan provides a vision for development. Parts and pieces of the plan can be
developed as funds and opportunities become available. Much of the work could potentially be
undertaken with in-house resources, as follows:
TOWN/PARK BOARD STAFF
A. FENCE REMOVAL. Portions of the fence should be removed to open the site and
create an inviting entry. The fence provided an important function when the landfill was
in operation, but should now be removed for salvage and future use elsewhere.
B. GROUNDS MANAGEMENT. The perpetual task of grounds management; mowing,
fertilization, overseeding, litter control and site clearing - as rocks and shards surface by
frost heave in early spring from the underlying debris field.
C. LANDSCAPING. Tree planting has already been started. It is advisable to consult with
landscape professionals to determine appropriate locations and varieties that will add
shape, color and interest to the site. Wildflower planting could also be undertaken inhouse, but sensitive nurturing procedures would be best performed by professionals.
Local Master Gardeners or Garden Club assistance would be ideal.
The balance of the work is anticipated to be accomplished by appropriate contractors. The
Town may have access to heavy equipment for site preparation and excavation, but it is
unlikely. The work will have to be specified in written format and advertised for bids,
followed by contract execution and work performance. Technical assistance will likely be
required for written excavation, stone and asphalt specifications.
E A R T H P L A N A S S O C I A T E S, I N C.
PARK AND RECREATION PLANNING CONSULTANTS
808 FLINT PASS
FORT WAYNE, INDIANA 46845
OCTOBER 2006
EXISTING SITE MAP FOLLOWS …
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APPENDIX
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MAP KEY
A
Connect the proposed new 8’ asphalt path with the existing concrete sidewalk at the
northeast corner of Water Tower Park. As the north trailhead, the path begins here and
travels generally south direction, linking existing support features of Water Tower Park
(water, restrooms, parking, play equipment) with the Broad Street property. An 8’
path allows for the safe passage of park patrons using the path system in alternate
ways; biking groups, individual and group walks, jogging teams, individuals,
rollerblades, etc.
B
Close the fenced opening between the backstop and right field with an 8’ fence to
match existing fabric. This protection/prevention measure ensures the safety of
pathway users during times of active use of the diamond.
C
Remove the old block concession structure to allow for a smooth transition of the path
through this area. This structure was slated for removal prior to the pathway proposal.
D
Define this parking area and delineate the edges. Allow for grass overflow parking at
peak use times. Connect the existing concrete sidewalk at this point to the proposed
new asphalt path system.
E
Provide curvilinear “shortcut” linkage intersections where possible and practical. “T”
intersections are frequently ignored.
F
Design and construct a 50’ radius cul-de-sac to facilitate tractor-trailer traffic to/from
Dexter Axle. Partnering with Dexter as good neighbors to realize this and perhaps
other park features is a good strategy for both Dexter Axle and the Town.
G
Close a portion of W. Pearl Street where shown to unite the two park parcels and
eliminate the prospects of a conflicting use bisecting vehicular route through the
project.
H
Cut the existing roadway and create a “hammerhead” turn around for delivery and
maintenance vehicles. Install barriers (bollards) with reflectors to alert drivers to the
“No Outlet” nature of this segment of Peal Street. An 8’ section of the existing
roadway can be cut and salvaged to become part of the pathway system – allowing
entry to it via the proposed terminated west end of Pearl Street.
I
The proposed route of the pathway in the Broad Street Property follows the perimeter
in an “Olmstedian” manner, with flat and sweeping curves. Sharp turns and radii are
avoided if at all possible to increase user comfort and safety.
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J
Current perimeter fencing was originally installed to “keep people out”. With the
conversion of this site from a landfill to a park-green, the fence should be removed as
an invitation to enter and to dramatically improve the visual character of the property.
Fabric and posts can be salvaged and utilized in other areas of need – including on-site.
K
This newly installed fenced area is devoted to parking for patrons of the Skatepark. No
changes to this installation are envisioned.
L
The low area just west of the Skatepark facility should be raised to allow for the
construction of the pathway and to mitigate ponding water. An existing drain should
be examined for capacity and size - and raised accordingly. Spoils from the pathway
cut to the north can be used to raise this area.
M
The perimeter of the Skatepark should be fenced to protect casual park patrons and
visitors who are observing activities at this facility. A speeding out-of-control
skateboard has caused personal injury on more than one occasion. Initially, an 8’ fence
should be installed along the west side of the concrete area to protect pathway users.
Opportunities to locate the extreme sports components to a more optimum location
should be considered. With the adaptive re-use of the landfill for fitness, biking,
jogging and walking pleasure, the Skatepark may serve the community better at an
alternate location.
N
The water feature located in the center of the green is contained within a steep bank
covered with various species of vegetation. It is recommended that this plant material
remain to bind the bank and lessen the desire to be close to the water.
O
A native Wildflower Meadow-Zone is proposed to envelope the ponding water area and
bring color and texture to the site.
P
Q
R
New tree plantings of native and ornamental species are appropriate for introduction
over time. Annual plantings on Arbor Day would be in keeping with the time-tested
policy that trees be planted regularly and over time to avoid having the tree inventory
maturing simultaneously. A tree-planting plan prepared by a Landscape Architect and
managed by a certified Arborist would be a good choice.
Parking along Coffin Street should be regularly monitored, with observations recorded
for mitigation if needed.
Reforestation of the property with native and ornamental tree species.
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N A M I N G P O L I C Y - DRAFT
The following policy is offered as a prospective action for consideration by the Board. A
“Park Naming Policy”, as true with policies in general, can assist the Board in achieving
consistent actions in making decisions. Especially important, is recognizing individuals or
organizations that generously support the park system. A policy to name parks, facilities or
features in parks, can promote future support if such policy is widely known in the
community.
As a general guide, it is suggested that any donation (labor, land or cash) that represents a
substantial contribution toward the cost of development, would certainly qualify that
individual or organization for naming rights.
NAMING POLICY - FREMONT PARKS AND RECREATION
I. Purpose
To establish a naming policy for public parks and facilities by selecting the right name that
would add additional credibility to the public park/facility and the department.
II. Authorization
The Parks and Recreation Board (the Board) shall have the authority for the naming of all public
parks and facilities by passing or rejecting a resolution at the board meeting.
III. Objectives
y
y
y
Provide name identification
Provide citizen/neighborhood input into the process
Insure control for naming policy
IV. Qualifying Name
y
y
y
y
y
y
Geographic location to facility
Outstanding feature
Adjoining subdivision
Historical event, group, or individual
Contribution to acquisition/development
Exceptional service in the park's interest
V. Naming Parks and Recreation Facilities
The purpose of this policy is to establish a uniform procedure for the naming of parks and
recreation facilities throughout the Town of Fremont.
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The following guidelines will be used when naming a park or recreation facility:
1. A permanent name shall be assigned as soon as possible.
2. Duplication of other places or facility names in the town shall not be considered.
3. Recommendations for a name may come from residents of the community.
Recommendations from special interest groups may be considered. If no citizen
recommendations are made or consensus obtained, then Board will initiate naming
recommendations.
4. Prominent geographic features or local reference points (i.e., hill, stream, lake, notable tree,
street, community or neighborhood) shall be considered for a potential name.
5. Consideration to naming a park or facility in honor of a person shall only be given if one of
the following criteria has been met:
a. For an individual (excluding nationally significant individuals) to be considered, that
person must have contributed significantly to the acquisition or development of the park
or facility or to the parks system overall. The suggested name must be accompanied by a
biographical sketch which shall provide evidence of contributions to the park, facility, or
parks system overall.
b. A major contribution must have been made to the Parks and Recreation Department.
c. A substantial donation to the Town for park and recreational purposes wherein the donor
stipulates a name as being consideration of the donation.
d. Outstanding community leader who has made significant civic contributions to the town
and has given highly productive support to the Department of Parks and Recreation.
6. After the Board decides upon a name, public notice of the recommended name will occur
twice during a thirty (30) day period in the town’s official newspaper. Citizen comments and
recommendations must be in writing to the President of the Board and must be postmarked
within the thirty (30) day public-notice period.
7. After the thirty (30) day public notice period, the Board will pass a resolution adopting or
rejecting the name.
8. An existing name of a park and/or facility, particularly one of local or national importance or
outstanding feature, shall not be changed unless there are extraordinary circumstances of
local or national interest.
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VI. Renaming
y The renaming of parks and facilities is strongly discouraged. It is recommended that efforts
to change a name be subject to the most critical examination so as not to diminish the
original justification for the name or discount the value of the prior contributors.
y Only those parks and facilities named for location or subdivision shall be considered for
renaming. Parks named by deed restriction shall not be considered for renaming.
y Parks and facilities named after individuals shall never be changed unless it is found that the
individual's personal character is or was such that the continued use of the name for a park or
facility would not be in the best interest of the community.
y In order for a park or facility to be considered for renaming the following must occur:
•
•
the recommended name must qualify according to Section V of this policy, and
be accompanied by a petition from the particular park or facility users.
VII. Other Naming Alternatives
y Parks and facilities that are donated to the town can be named by deed restriction by the
donor. The naming and acceptance of land is subject to the guidelines set forth in Section V
and approval by the Board.
y A facility within a park, i.e., playground, picnic shelter, etc., can be named separately from
the park or facility location subject to Section V of this policy.
Approved by the Fremont Board of Parks and Recreation
Resolution # _____________________________
FREMONT PARKS AND RECREATIONS BOARD
P.O. BOX 602
FREMONT, INDIANA 46737-0602
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