AGENDA #12
TO: Mayor and Town Council
FROM: W. Calvin Horton, Town Manager
SUBJECT: Pritchard Park Conceptual Plan Committee’s Report
DATE: November 27, 2000
The attached Resolution A would adopt the Pritchard Park Conceptual Plan Committee’s Report with the following modifications:
The Manager would be authorized to start the Special Use Permit process.
Resolution B would adopt the Report as submitted.
Resolution C would authorize the Manager to:
The various tracts that comprise the Pritchard Park/Chapel Hill Library site were purchased in 1988 and 1989. The primary 35-acre site that forms the core of the park was purchased from the Pritchard family for $1,052,000. Additional lots were purchased for $98,000 and $181,000. The total cost of land acquisition was $1,330,000. This amount was split evenly between the 1986 Parks and Library bonds.
At the time the land was sold to the Town, the Pritchard family donated $100,000 for the development of a public park on the site.
The Chapel Hill Library was opened on May 22, 1994. The master plan of the Library includes a second phase with an expanded building and an additional parking area.
In 1996 the Town began the planning process to develop the Pritchard Park program. The process was halted in April 1996 when the owner of the Siena Hotel petitioned the Council to consider leasing or selling a portion of the park property to the Hotel. In 1997, the Council decided to postpone a decision until after completion of a concept plan for the park.
In 1999 the Council authorized the formation of a Pritchard Park Conceptual Plan Committee. The Committee was formed and first met on November 29, 1999.
A Public Forum was held on June 19, 2000 at the Chapel Hill Public Library. More than 25 persons attended. A summary of the public forum is found on page 9 of the Committee’s Report.
On September 25, 2000 the Council accepted the Report and referred it to the Bicycle and Pedestrian Advisory Board, Community Design Commission, Greenways Commission, Parks & Recreation Commission, Planning Board, and the Manager for comments and recommendations.
The Pritchard Park Conceptual Plan Report contains background information, a brief site analysis, and recommendations. Recommendations include both Policy and Program recommendations. The recommendations are found on pages 10 – 16 of the report, with a summary on pages 4-6.
A matrix summarizing comparisons of responses and recommendations from the Committee, all boards and commissions, and the Manager is included below.
A complete list of policy recommendations can be found on pages 10-12 of the Committee’s Report. Some of the recommendations listed in the Report are not discussed below because both the various advisory boards and the Manager support them. The following policy recommendations are key elements of the Report and were discussed in more detail by advisory boards. They require additional staff responses.
1. Request by Siena Hotel to Purchase or Lease Town Property: The Committee recommends that the Council consider the Siena Hotel’s request that a portion of the site be sold or leased to the Hotel for the purpose of providing both a parking lot and Art Garden. They recommend that the Parks and Recreation Commission, Library Board, and Public Arts Commission be involved in any consideration of a possible lease. The Committee recommends that the Town enter into a short-term lease arrangement with the Siena for use of the property until such time as the Art Garden is ready for development.
Bicycle and Pedestrian Advisory Board: The Board recommended that the Council pursue a lease agreement with the stipulation that semi-porous pavement be used for the parking lot.
Community Design Commission: The Commission recommended that the Council pursue a lease agreement that is no longer than 20-30 years in length.
Library Board: The Library Board recommended, “That while leasing Pritchard Park land deserves study, the report should in no way imply support for leasing land”.
Staff Response: It appears that the Hotel is currently using Town property for parking. We agree with the Committee that it may be in the best interests of the Town to explore the possibility of a long-term lease. See the Appendices section of the Report for a copy of the Siena Hotel’s letter requesting that the Town lease a portion of the Pritchard Park property.
We believe that a 20 to 30-year lease would be a better approach than a direct sale of property. This would allow the Hotel to address its parking needs for a significant length of time and allow the Town to re-evaluate the relationship at the end of the lease period.
We also agree with the Committee’s recommendation that a short-term lease arrangement should be negotiated until such time as a long-term lease can be signed.
We agree with the Committee’s recommendation that the Parks and Recreation Commission, Library Board, and Public Arts Commission be involved in the consideration of a possible lease. We believe that the best way to negotiate such a sale or lease would be through direct negotiations between representatives of the Siena Hotel and the Town Manager. We believe the first step would be to arrive at some preliminary agreement concerning the Siena’s financial contributions, maintenance issues, security issues, and the size of the proposed parking area. Once these issues are settled in some preliminary manner, the advisory groups could provide input related to any potential design solutions. The last step might be to bring the final recommended design to the Council.
We agree with the Bicycle and Pedestrian Advisory Board that it would be beneficial to reduce the amount of impervious surface associated with any new parking lot. However, we have investigated the idea of using semi-porous paving material for other projects and have concluded that they do not function well with the soils found in Chapel Hill. We believe that the best way to deal with problems associated with stormwater runoff is to implement a careful design with a bio-retention feature.
Resolution C would authorize the Manager to:
· Enter into negotiations with the Siena Hotel for both a short-term lease, to address the present use of Town property by the Hotel, and for a long-term lease.
· Consider stormwater management issues in the design of the proposed parking area, including a bio-retention feature.
· Seek input from the Parks and Recreation Commission, Library Board, and Public Arts Commission prior to submittal of a plan to the Council.
2. Modification of the Library’s Special Use Permit: It is recommended that the process to amend the Library’s Special Use Permit be initiated in order to accomplish the recommended park program.
Staff Response: We agree with the Committee’s recommendation. Although the process to modify a Special Use Permit is expensive and time-consuming, it is the only method available for proceeding with such park elements as the art garden, parking lot, gazebo, play area, and removal of the bicycle path. We would recommend beginning this process only after negotiations with the Siena are complete and the Council has approved a concept plan for the lower part of the site. Resolution A contains language authorizing the start of a special use permit process after completion of negotiations with the Siena.
3. Coordination with other Departments: The Committee recommends that the Town accomplish as much of the construction work as possible.
Staff Response: While Town forces could do much of the construction work, other work tasks already programmed will require all available resources . Therefore, we recommend use of a contractor. Resolution A would authorize the Manager to use Town forces for routine maintenance and follow normal bidding processes for any construction work associated with this project.
Adoption of the Report as submitted (Resolution B) would authorize the Manager to use Public Works forces to perform some of the construction work.
A complete list of program recommendations can be found on pages 12-16 of the Committee’s Report. Many of the recommendations listed in the Report are not discussed below because both the various advisory boards and the Manager support them. The following policy recommendations are either key elements of the Report, were discussed in more detail by advisory boards, or were added by other advisory boards, and so require additional staff responses.
4. Playground for Small Children: A small, whimsical, artful play yard for young children with “art benches” for the caregivers would be located near the Library entrance.
Library Board Response: The Library Board recommended that the play area be located away from the entrance of the building. The Library Board also recommended that the plan emphasize that the area is for supervised use.
Staff Response: We could work with the Library to find a suitable location for this proposed amenity. We agree that a small play structure would be suitable for both Library and park patrons. We also agree with the Committee that art themes should be incorporated throughout the site, including the play area.
5. Adopt a Garden: The Committee recommended that a collection of specialized gardens be placed alongside the walkway at Library Drive. These gardens would display different horticultural features/plantations such as a daylily garden, a bog garden, a white garden, a garden of ornamental grasses and so on. These would be planted and maintained by volunteer organizations.
Staff Response: We agree that gardens might be attractive, but should be considered only if they are constructed and maintained by volunteer organizations. We believe that such a program should be experimental and incremental in nature, with the volunteer groups providing materials, preparing the soils, and watering. Therefore, we believe that such gardens should be located only in areas where water is readily available. We also recommend that if a garden is started but then abandoned by a volunteer organization, the area should be converted to a natural state. Language related to these concerns is found in Resolution A.
6. Gazebo/Belvedere: The Committee recommended that a Gazebo/Belvedere be built atop the pinnacle at the overlook. The structure should be of a design suitable to this site. It would be a multiple-use small structure of architectural uniqueness.
Planning Board: The Planning Board expressed a concern that the gazebo/belvedere area could become an attractive area for loitering and/or vandals.
Staff Response: Based on our experience with the gazebo at the Gene Strowd Rose Garden and the picnic shelter at North Forest Hills Park, we agree with the Planning Board’s concern that the site could be used for undesirable activities. Nevertheless, we believe that those structures serve the public as designed. A gazebo at this spot would allow park and library patrons to take better advantage of one of the best publicly owned vistas in town.
7.Remove Asphalt/Create Trail Head at Audubon Street: Existing pavement would be removed in the stub-out. A trail would be established through the stub-out to the south, joining the existing and proposed park trail system.
Staff Response: We agree that removal of the asphalt at Audubon Street would reduce impervious surface, reduce erosion problems on Town property, and beautify the entrance to the park. This work could not take place without the permission of the 2 landowners who now own the old right-of-way. It would be our goal, once the initial landscaping has been established, to allow this area to regenerate naturally in order to minimize any Town maintenance responsibilities. Any formal maintenance of the landscaping would be at the discretion of the homeowners. These terms would be written in any agreement allowing the Town to remove the asphalt.
8. Remove existing Bike Trail: The existing asphalt bike path, located parallel to the walkway along Library Drive, would be removed and recycled. The space would be re-used as exhibit or demonstration “Adopt a Garden” programs.
Library Board Response: The Library Board recommends that the bicycle path not be removed.
Staff Response: The bicycle path does not seem to function as it was originally planned. Library Drive is wide enough to safely accommodate adult bicyclists. Children could ride or walk up the sidewalk. Its removal would reduce the amount of impervious surface on the site and help beautify the entrance drive.
It would be our goal, once the initial landscaping has been established, to allow this area to regenerate naturally in order to minimize maintenance .
The following program recommendations were suggested by advisory boards or individuals throughout the review process.
9. Create an Outdoor Gathering Area: The Library Board suggested that the area immediately adjacent to the Library entrance be improved as an outdoor gathering area that would include art work and possibly a water feature
Staff Response: We believe that an outdoor gathering area could be incorporated into the conceptual plan for the park. The gathering area could serve both Library and Park patrons.
10. Outdoor Restrooms: The Library Board recommended that freestanding restrooms be provided for park patrons.
Staff Response: We believe that the amount of additional traffic using the Library’s restrooms would not justify the expense ($30,000 or more) for constructing a free-standing restroom facility. In addition, construction of freestanding restrooms would involve loss of trees, increased risk of vandalism, and ongoing expenses for maintenance of the extra facility.
11. Additional Signage: The Bicycle and Pedestrian Advisory Board recommended that additional signs be installed to indicate the existing pedestrian access points.
Staff Response: We agree that signage is important and have included language in Resolution A to add this idea to the conceptual plan.
12. Water Feature: The Planning Board and Library Board both recommended that the park program be expanded to include a water feature.
Staff Response: We believe that a water feature could be an attractive amenity to the park, especially if the Council agrees that the park features should have artistic elements throughout the site. However, we believe that water features are both expensive to install and maintain. Therefore we recommend that a water feature not be included in the final park program.
|
Remove Bicycle Path |
Add Gathering Area 4 |
Water Feature 5 |
Gazebo/ Belvedere |
Add Outdoor Restrooms 4 |
Use Internal Forces |
|
|
Pritchard Park Advisory Committee |
Yes |
- 3 |
No 1 |
Yes |
- 3 |
Yes |
|
Bicycle and Pedestrian Advisory Board 2 |
Yes |
- 3 |
- 3 |
Yes |
- 3 |
- |
|
Chapel Hill Public Arts Commission |
Yes |
- 3 |
- 3 |
Yes |
- 3 |
- |
|
Community Design Commission |
- |
- 3 |
- 3 |
Yes |
- 3 |
- |
|
Greenways Commission |
Yes |
- 3 |
- 3 |
Yes |
- 3 |
- |
|
Library Board |
No |
Yes |
Yes |
Yes |
Yes |
- |
|
Planning Board |
Yes |
- 3 |
Yes |
No |
- 3 |
- |
|
Parks and Recreation Commission 2 |
Yes |
- 3 |
- 3 |
Yes |
- 3 |
- |
|
Manager |
Yes |
Yes |
No |
Yes |
No |
No |
The (–) symbol in the matrix above indicates that the Board or Commission either did not address the issue or chose to decline making a recommendation.
1. The Committee considered a water feature prior to drafting its Report and decided not to include such an amenity in its Report because of cost and vandalism concerns.
2. These Commissions did not have quorums.
3. These advisory boards did not consider these issues because they were not part of the original Report.
4. Suggested by the Library Board.
5. Suggested by both the Library and Planning Boards.
NEXT STEPS
If the Council adopts the Committee’s Report we would take the following actions:
1. Begin work to find volunteers to build a loop trail around the park property . In addition, we would begin work to replace the bridge on the existing footpath. We would consult with the Chapel Hill Publics Arts Commission concerning methods of making the bridge fit the artistic theme recommended by the Committee. 1
2. Begin preparation for a Special Use Permit submittal. 1
3. Concurrently begin negotiations with the Siena Hotel concerning a short-term and longer-term lease.
1. Although the bridge replacement would be a high priority, much of this work cannot be accomplished until after July 1, 2001 because of a heavy workload within the Parks & Recreation Department. The Department is currently working on the following projects: Booker Creek Linear Park, Lower Booker Creek Trail, Dry Creek Trail, Southern Community Park conceptual plan, Comprehensive Parks Master Plan, and other projects.
Bicycle and Pedestrian Advisory Board: On October 10, 2000, the Board, without a quorum, recommended that the Report be adopted with the stipulations that: the Library Drive bicycle path be removed, signage be placed indicating the location of the existing pedestrian paths, and that the Council consider leasing property to the Siena Hotel.
Chapel Hill Public Arts Commission: On October 18, the Commission voted unanimously to recommend adoption of the Report. The Commission emphasized their recommendation that the Council consider leasing property to the Siena Hotel. The Commission’s overall recommendation and suggestions of individual Commission members are attached.
Community Design Commission: On November 1, 2000, the Commission voted unanimously (10-0) to recommend adoption of the Report. The Commission recommended that the Council consider a lease (not a land sale) of property to the Siena Hotel. The Commission also noted that they did not have a recommendation related to the proposal to remove the bicycle path.
Greenways Commission: On October 11,2000, the Commission voted unanimously (5-0) to recommend adoption of the Report.
Library Board: On October 18 the Library Board recommended that the bicycle path be retained, the area in front of the library be developed as a gathering area, that the play area and picnic tables be moved away from the front of the library, that the plan emphasize that the play area be for supervised use, and that an outdoor restroom facility be constructed. Please see the attached copy of the Board’s recommendations.
Parks and Recreation Commission: On October 11 the Commission, without a quorum, voted unanimously (4-0) to recommend adoption of the Report. The Commission recommended that they have representation on any committee that addresses the proposed Art Garden project.
Planning Board: On October 3, 2000, the Board voted unanimously (6-0) to recommend adoption of the Report with two modifications: remove the gazebo/belvedere from the site and add a water feature.
Manager’s Recommendation: The Manager recommends that the Council adopt Resolutions A and C. Resolution A would adopt the Pritchard Park Conceptual Plan Committee’s Report with the following modifications:
· Construction projects would be budgeted based on contracted rather than in-house costs.
· Signage indicating the location of pedestrian paths would be added.
· A gathering area near the Library would be added.
· Limitations to the Adopt-a-Garden concept would be adopted.
Resolution C that would authorize the Manager to:
· Enter into negotiations with the Siena Hotel for both a short-term lease, to address the present use of Town property by the Hotel, and for a long-term lease.
· Consider stormwater management issues in the design of the proposed parking area, including a bio-retention feature.
· Seek input from the Parks and Recreation Commission, Library Board, and Public Arts Commission prior to submittal of a plan to the Council.
Resolution B would adopt the Report as submitted.
A RESOLUTION ADOPTING THE “REPORT OF THE PRITCHARD PARK CONCEPTUAL PLAN COMMITTEE” WITH MODIFICTIONS (2000-11-27/R-14a)
WHEREAS, the Council created the Pritchard Park Conceptual Plan Committee; and
WHEREAS, the Pritchard Park Conceptual Plan Committee has completed and presented its Report; and
WHEREAS, the Bicycle and Pedestrian Advisory Board, Chapel Hill Public Arts Commission, Community Design Commission, Greenways Commission, Library Board, Parks & Recreation Commission, Planning Board, and the Manager have submitted comments and recommendations;
.
NOW, THEREFORE, BE IT RESOLVED that the Council adopts the “Report of the Pritchard Park Conceptual Plan Committee” with the following modifications:
· The Manager is authorized to begin the Special Use permit process for Pritchard Park after completion of negotiations with the Siena Hotel (if authorized by adoption of Resolution C).
· Construction of Pritchard Park will be accomplished with contracted rather than in-house labor.
· Signage will be added indicating the location of pedestrian paths.
· A gathering area will be added near the Library for library and park patrons.
· The Adopt-a-Garden concept will be limited to reduce the need for involvement by Town forces to construct and maintain any such facility. The concept will be implemented incrementally and treated as an experiment. In the event that a volunteer group abandons a garden area the garden area will be allowed to revert to a natural state.
This the 27th day of November, 2000.
A RESOLUTION ADOPTING THE “REPORT OF THE PRITCHARD PARK CONCEPTUAL PLAN COMMITTEE” AS PRESENTED (2000-11-27/R-14b)
WHEREAS, the Council created the Pritchard Park Conceptual Plan Committee; and
WHEREAS, the Pritchard Park Conceptual Plan Committee has completed and presented its Report; and
WHEREAS, the Bicycle and Pedestrian Advisory Board, Chapel Hill Public Arts Commission, Community Design Commission, Greenways Commission, Library Board, Parks and Recreation Commission, Planning Board, and the Manager have submitted comments and recommendations;
.
NOW, THEREFORE, BE IT RESOLVED by the Council of the Town of Chapel Hill that the Council adopts the “Report of the Pritchard Park Conceptual Plan Committee” as presented.
This the 27th day of November, 2000.
RESOLUTION C
A RESOLUTION AUTHORIZING THE MANAGER TO ENTER INTO DISCUSSIONS WITH THE SIENA HOTEL FOR A POSSIBLE AGREEMENT TO LEASE TOWN PROPERTY (2000-11-27/R-14c)
WHEREAS, the Pritchard Park Conceptual Plan Committee has recommended that the Council consider leasing or selling a portion of the Pritchard Park site to the Siena Hotel; and
WHEREAS, the Bicycle and Pedestrian Advisory Board, Chapel Hill Public Arts Commission, Community Design Commission, Greenways Commission, Parks and Recreation Commission, and Planning Board have indicated support for this recommendation;
.
NOW, THEREFORE, BE IT RESOLVED by the Council of the Town of Chapel Hill that the Council authorizes the Manager to enter into negotiations with representatives of the Siena Hotel for the following purposes:
· Negotiate terms of a short-term lease, to address the present use of Town property by the Hotel.
· Negotiate a potential long-term lease including financial terms, size of leased area, potential Art Garden, security, maintenance, involvement in the planning process, and other relevant issues.
BE IT FURTHER RESOLVED by the Council that the Manager is authorized to consider stormwater management issues in the design of the proposed parking area, including the a bio-retention feature.
BE IT FURTHER RESOLVED by the Council that prior to submittal of any plan to the Council that the Manager should seek input from the Parks and Recreation Commission, Library Board, and Public Arts Commission.
This the 27th day of November, 2000.