Ashuelot Greenspace Master Plan Gallagher Hannan & Allison Ruschp Conway School of Landscape Design Winter 2014
Executive Summary The Ashuelot Greenspace project is an opportunity to turn a large, unused parking lot into a new space for the community to enjoy. The process started with individual outreach meetings to members of the community, to gauge initial reactions to the project and gather ideas for the site. The Conway School was then enlisted to look into the site’s location, physical characteristics and the surrounding ecology and to evaluate if there are any needs in Keene which could be met through this site’s development. Three concept drawings were developed and then reviewed at a stakeholder meeting to evaluate the pros and cons of each concept. From that response, and further research, the master plan was developed for the site. The two-phase master plan starts with the creation of a park space close to the existing Ashuelot River Park and leaves the asphalt in place on the other half to test the appropriateness of the site for Keene’s farmers’ market, which is looking for a new home. Phase two is presented as four alternatives—a permanent space for the farmers’ market, a duplex development, a nursing home, or a larger park space.
Index 1. Background 2. Site Context 3. Existing Conditions 4. Process 5. Preliminary Outreach 6. Relevant Planning Research 7. Parks in Keene 8. Ashuelot River Park 9. Surrounding Ecology 10. Flooding 11. Soils & Fill 12. Stormwater 13. Access: Walkability & Public Transportation 14. Access: Bikeability 15. Creative Playgrounds 16. Creative Playgrounds: Case Studies 17. Development 18. Development: Case Studies 19. Event Spaces 20. Event Spaces: Case Studies 21. Asphalt and Paving 22. Summary Analysis 23. Conceptual Designs 24. Elements for all Designs 25. Ecological Elements for all Designs 26. Exploring a Phased Approach 27. Master Plan Phase One 28. Master Plan Phase Two Alternatives 29. Preliminary Cost Estimates 30. References
Keene is a small city with a population of about 24,000. The Ashuelot River, the longest tributary of the Connecticut River in New Hampshire, runs through the center of Keene. Some of the earliest evidence of human civilization in New Hampshire, most likely from the Abenaki tribe or their ancestors, was found in the Keene area. After Europeans arrived and established Keene as a township in 1733, the river was used to power sawmills, gristmills, and tanneries. Keene was home to numerous other manufacturing industries as well, all of which declined in the twentieth century. Today it is a center for insurance, tourism, and education. It is home to Keene State College, whose students make up over a quarter of the city’s population, and Antioch University New England. State highways converge on the city from nine directions, and it has an airport just south of the city center, in Swanzey. This centrally located New Hampshire town attracts tourists from all over (wikipedia.com).
Ashuelot Greenspace Master Plan
Keene, New Hampshire
Keene’s scenic New England downtown attracts tourist through the summer and fall.
Project Site
The project site is a 3.5-acre parking lot adjacent to the Ashuelot River. Its western portion was originally part of a mill pond that powered the Faulkner and Colony Mill, but the pond was filled in after the mill went out of business. In 1983 the mill was turned into the Colony Mill Marketplace and the site was paved for overflow parking, however, it was hardly ever used. Most recently, the Boston-based Mayo Group proposed building 83 condominiums on the site, but for financial reasons the project fell through. Three Keene residents purchased the lot in 2013, with the vision of turning into a community greenspace. They put Astrid Warden and Ken Stewart in charge of overseeing the design process, community outreach, fundraising, and development. Funding will be raised to develop the site and create a trust or endowment for the site’s further maintenance. Once the site is developed, the plan is to deed it to the town.
eet
Str
A 1887 bird’s-eye view from the southwest, showing that a portion of the site (shown in red) was part of the mill pond that powered the Faulkner and Colony Mill.
The project site, shown from the Ashuelot River Park, is buffered with a thick line of trees.
googlemaps.com
There is a narrow view into the site from its Ashuelot Street entrance, which has been locked for years.
Background
The Project
st We
Faulkner and Colony Mill
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Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Gallagher Hannan & Allison Ruschp The Conway School
This project is about turning a 3.5-acre, unused parking lot into a community green space.
Surry Dam
Center of Keene
Arbo re Park tum & Entra nce
Keene, NH
The site is centrally located in Keene (only a half mile from downtown) secluded (tucked back behind a shopping plaza) and scenic (alongside the Ashuelot River). The Surry Dam, four miles north of the site, controls the flow of the Ashuelot River, which flows past the project site.
Elevation Profile Implications
Site A
Site Context
Project Site
et West Stre
googlemaps.com
A'
A
Site
• Keene’s location, in a valley, makes managing stormwater and floodwater very important, especially on the project site, which is so close to the river. • The site’s central, secluded and scenic location makes it appropriate for a range of uses.
A' googlemaps.com
An exaggerated west-east elevation profile that shows the Keene Valley between higher elevations.
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Neighborhood
Ashuelot River Park (ARP)
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
• The site sits between a river park and a densely built residential neighborhood. The site is just a three-minute drive or twelveminute walk from the center of town, down busy West street. It is easily accessible from the main roads, but is tucked back behind a commercial plaza. • Keene sits in a valley collecting water from higher elevations. At the confluence of five streams/rivers, the valley has an abundance of water. • Both the Ashuelot River and Keene are within the Connecticut River watershed.
Ashuelot Greenspace Master Plan
Observations
Gallagher Hannan & Allison Ruschp The Conway School
The Ashuelot Greenspace project site is central, secluded, and scenic. It’s proximity to the river will make stormwater infiltration and flood mitigation a central concern for this project, especially since so much water from surrounding mountains flows through Keene.
r ts
Chain link
Boat Launch Area
fence
100-Year Floodline Stream
Ashuelot River
Implications
ite
Ashuelot S
treet
Under S
Pedestrian Bridge
• The site’s proximity to the Ashuelot River Park will allow it to seamlessly be integrated into the park. • The expanse of pavement and fence keeps the site’s use low at the moment • There is the potential to daylight the culverted stream and highlight low impact stormwater management on the site. • If the design includes any built structures, they will have to be flood resistant, and ideally sited on the higher northeastern corner of the site (unless the site is significantly regraded.) Ashuelot Court (Private)
Boat launch
Neighborhood Site
Ar
bo
re
tu
m
Gas Tank
Dam
Parking
Bank
Employee Parking for the Ba nk
Arboretum
West S tr
eet Parking for park
ft
N
Street Sidewalk
Property Line River
Ashuelot River Park
Fence
Fence Section west to east, shows the site’s proximity to the river, and openness of the site.
Property Line
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Culver t Sta
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Ashuelot Court
Existing Conditions
Jonathan Daniels Bike Trail
• The Ashuelot Greenspace project site is adjacent to the Ashuelot River Park, overlaps with the Jonathan Daniels Bike Trail, and is near a boat launch just outside the property boundary. • The entrance to the Ashuelot River Park is through the Arboretum, off West Street. • The site is surrounded by thick vegetation and a chain link fence. • A culverted stream runs under the site. • The site is close to the Ashuelot River and at a very low elevation, only a few feet above the river, putting majority of the site within the 100-year flood zone.
Ashuelot Greenspace Master Plan
Observations
Gallagher Hannan & Allison Ruschp The Conway School
The site’s proximity to the river and the Ashuelot River Park and Arboretum will allow if to be seamlessly integrated into the existing park system.
Master Plan and Recreation Plan Individual meetings with potential stakeholders Physical characteristics of the site Location of the site Ecology of the site
Research and Case Studies
What are the opportunities and constraints of this site?
Potential, conceptual alternatives for the site
Formal Presentations: feedback from clients and critics Test against analyses and more research Community Meeting: feedback from community members
Master Plan, recommendations for implementation & cost estimates A team in the spring will finalize designs
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Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
What do the residents of Keene want and need?
Process
What other parks or related facilities exist in Keene?
Ashuelot Greenspace Master Plan
A rigorous analysis of the conditions on and surrounding the site was conducted in order to evaluate possible connections that could be made, and the best potential uses for the site. In addition, community outreach was conducted and the Keene Master and Recreation Plans were consulted to identify if the city had needs that could be met through the development of this site. This analysis led to several potential schematic alternatives for the site, which were presented to clients, critics, and interested members of the community for review. Using this feedback a master plan was developed, along with recommendations for implementation and cost estimates.
Gallagher Hannan & Allison Ruschp The Conway School
The Master Plan was developed using community outreach, research, and an in-depth analysis of the conditions surrounding the site.
• • • • • • • • • • • • • • •
Keene Parks and Recreation Dept. Ashuelot River Park Advisory Board Friends of Open Space Monadnock Conservancy Keene Planning Board Keene Housing Authority Heading for Home (affordable housing) Connecticut River Bank Neighbors Keene Farmers’ Market Keene Middle School Cheshire Children’s Museum Rotary Club Bicycle Pedestrian Path Committee Monadnock Region Transportation Management
Implications There was a lot of excitement from stakeholders about a greenspace with amenities for all ages. Some other concepts that were mentioned repeatedly included improved river access with parking for boaters, an event space (for concerts, festivals, weddings and the farmers’ market), a trailhead, a playground, better maps and signs to orient visitors to the park and amenities for bikers. There was also interest, especially from town planners, in some sort of small-scale development. Concerns were also raised about losing all the parking on the site, especially for big yearly events that take place nearby, like Art in the Park.
small scale
all generations
bikers history
parking
trailhead
unique
greenspace housing
affordable housing
neighborhood
native plantings
trail access
shade
maps/signs
adults
maintenance
partnerships attractive recreation weddings
event space
handicapped accessible
playground
housing
mural
safety
elderly housing
farmerʼs market
stormwater run-off flooding
passive recreation
boat launch access education
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active recreation collaboration art development
connectivity
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
bike racks
Preliminary Outreach
Consulted Stakeholder Groups
river access
Ashuelot Greenspace Master Plan
As preliminary community outreach, many individual meetings were conducted with different groups with a stake in the project in Keene and the surrounding area. The “concept cloud” on the right was created by taking all the of the meeting notes and tallying how many times different ideas were mentioned. The larger the type, the more the concept was emphasized in stakeholder meetings.
Gallagher Hannan & Allison Ruschp The Conway School
Stakeholders agree: what’s needed is a greenspace with amenities for all ages.
“Keene, in 2028, is the best community in America. Our city is vibrant, dynamic, beautiful, and functional. Our community consists of engaged, diverse, multicultural, dedicated, caring, and respectful citizenry supported by a strong and clear vision for the future, open and accessible leadership, collaborative relationships, and ongoing civic dialogue.” -Opening to the Community Vision Statement, Keene Comprehensive Master Plan (2010)
The plan recommended, among other things: • Increasing walkability and streetscaping • Increasing bike connections • Planning for climate change • Increasing flood mitigation • Increasing city-wide stormwater infiltration • Improving the health of the community • Increasing alternative transportation • Increasing the amount of workforce, or young professional, housing
The 2012 Active and Passive Recreation Management Plan includes recommendations for enhancing Keene parks, recreation, and cemeteries operations, level of service and long-range planning efforts. The plan incorporated a survey of 383 Keene residents, demographic analysis, a community engagement process, a review of the existing plans and operations analysis. Some of the important findings relevant for to the Ashuelot Greenspace Project were: The community would like the city to put effort towards increasing: • Positive activities for youth • Healthy active lifestyles • Connectivity among alternative transportation The community would like the city to work towards expanding or increasing: • Pedestrian/bike paths and trails • Open space/conservation land • Historical and environmental signage
Not for construction. This sheet is part of a student project.
Implications
The Master Recreation Plans are the result of years of community outreach and visioning for the city of Keene, by residents, city planners and officials. It is important to build upon existing planning documentation when making any decisions about public space, and so these two documents are referenced throughout this analysis.
Relevant Planning Research
The 2012 Keene Comprehensive Master Plan was a result of a two-year process, led by the Keene Planning Commission. The community outreach conducted included discussions with small informal groups of 10 or more people, series of public workshops structured around different focus areas and workshops focused on tools that Keene could consider as part of an overarching implementation strategy.
Ashuelot Greenspace Master Plan
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Gallagher Hannan & Allison Ruschp The Conway School
Keene-wide community goals: increase sustainability, connectivity, and community
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Ellis Harrison Park
Wheelock Park
Playground
Picnic
Lawn
Sports Fields Sports Fields
Playground
Fuller Park
Camping
Camping
Playground
Ladies Wildwood Park
Lawn
Implications
• Children and parents might enjoy a designated playground close to downtown and near the river. • If developed into a park, the Ashuelot Greenspace site would add much-needed park space downtown. • Keene has enough generic playgrounds; something innovative or natural could make the space and the Ashuelot River Park a destination for residents and visitors. • The site could be an alternate entrance to the Ashuelot River Park.
Robin Hood Park
Hiking Trails
Sports Fields
Playground
i
le
Ash Swamp Brook
1/2 M
Swimming Hiking Trails
Keene Central Square
2 M il e
s fr o m
Keen
en eC
te
Event Space
Legend Ashuelot River Ashuleot Greenspace Parks < 2 miles from Keene Center Parks > 2 miles from Keene Center
r
Picnic
Keene’s Central Square
Beech Hill Preserve Lookout
Parks in Keene
Swimming
Hiking Trails
Play structures outside Keene’s Recreation Center and in Robin Hood Park. The public playground equipment in Keene is fairly generic and not integrated into the landscape.
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Hiking Trails
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Bike Trails
• There are no greenspaces within a half mile of downtown other than the Keene’s Central Square, which is approximately a quarter of an acre. • A number of large parks (25% of Keene is in conservation) with hiking and biking trails are between a half mile and two miles from downtown. • The Ashuelot River Park is a large greenspace just beyond a half-mile radius from downtown, its amenities include a walking/bike trail and a small amount of seating in the arboretum. • There are many designated playgrounds in Keene, but all that are open to the public consist of fairly generic plastic and metal free-standing structures.
Ashuelot Greenspace Master Plan
Observations
Ashuelot River Park
Gallagher Hannan & Allison Ruschp The Conway School
The Ashuelot Greenspace site could provide much needed greenspace near downtown Keene.
ute Ro
10
Appel Way Trail
West Keene
Jonathan Daniels Trail Arboretum & Park Entrance
Site
The Ashuelot River Park is entered through the Arboretum (shown in orange) from West Street. The Jonathan Daniels Trail (shown in purple) runs past the site to northern parts of the park.
The small gazebo in the Ashuelot River Arboretum is used daily by picnickers.
Implications
Entrance to the Ashuelot River Park and the Arboretum.
• Ashuelot River Park could use a larger event space given the requests it gets. • There is no designated children’s play area, something children visiting the park might enjoy. • The park needs more funding to repair and maintain the Jonathan Daniels Trail and for a management plan. • The community has indicated that there is a need for more signage in the park to show trail connections and distances, and educate about the important ecology and history of the area (Keene Comprehensive Master Plan). • Depending on the outcome of the dam debate, there could be interpretive signage about the history and power of the dam.
The dam from the Faulkner and Colony Mill has helped to shape the present river ecology.
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Ashuelot River Park
Ashuelot River Park
• The Ashuelot River Park’s 152 acres are divided into southern and northern portions by Route 10. • According to the assessment done in 2012 for the Keene Active and Passive Recreation Plan, the Ashuelot River Park is the second most used park in Keene. • The southern section is more used, especially because of the Arboretum, Jonathan Daniels Trail, and nearby neighborhood and businesses. • The northern section is undeveloped with no designated trails. • The park connects visitors from downtown to West Keene, via the Jonathan Daniels and Appel Way Trails but there are no signs to indicate its length or the connection to other trails. • There is an old dam along the river, just at the northern side of the arboretum. There are no signs to tell visitors about the history of the dam or the influence it has had on the ecology of the river. • The dam is currently leaking, and there are debates about its removal or renovation. • The arboretum is the main entrance to the park, and is mainly used by picnickers. Children are discouraged from playing in this area. • Events are limited in the park. Weddings are not allowed and the biggest event is a craft show that takes place over Labor Day weekend. • According to the director of the parks and recreation department, there are a number of requests for weddings and larger events in the Arboretum (Bohannon). • The parks and recreation department has limited funds to repair the uneven surface of the Jonathan Daniels Trail or manage invasive species in the park (Bohannon). • The arboretum is maintained through a non-profit organization that hires a sub-contractor to do yearly maintenance. • There is a composting toilet that is infrequently used, except for the homeless population, but cleaned daily (Bohannon).
Ashuelot Greenspace Master Plan
Observations
Gallagher Hannan & Allison Ruschp The Conway School
The popular Ashuelot River Park lacks amenities, limiting the usage to scenic benches and biking or walking the Jonathan Daniels trail. The project site could be integrated into the park and add the amenities that are missing.
Legend Ashuelot River watershed Ashuelot River Keene Conservation Land
23% of the Ashuelot River watershed is in conservation, helping to protect the river’s ecosystem.
Implications
Legend
Ashuelot R iver Shrubby Marsh Floodplain Forest Ashuelot River Park Site Wetlands
i
0
0.075
0.15
0.3 Miles
• The sensitive habitats in the Ashuelot River Park and the river need to be protected. A management plan should be put in place. There may be invasive species programs associated with the Connecticut River watershed that could benefit the Ashuelot River and the park. • The exact location of the dwarf wedge mussel is unknown, but maintaining the ecosystem is essential to the health of this population. • Although 25% of Keene is conserved, it is important to encourage more protection near the river. The project site is along the river, and therefore could potentially serve as a protective buffer for the important river ecosystems and habitat, benefiting the overall health of the river. • There is no information on these important habitats, that could help the communities awareness about protecting them. • Treating stormwater on site would help keep the river water clean and also recharge the groundwater . • A management plan to keep invasive species out will be needed if the site will be re-vegetated. • During the construction of the Ashuelot Greenspace it will be important to protect the wetland areas from erosion and other contamination.
Oxbow
Oxbows are natural river features showing the rivers historical flow patterns.
"The City of Keene is built on the Ashuelot River floodplain. Regular flooding supported a wide complex of wetlands, which provided the City with highly productive farmland and fisheries. As the City took advantage of these resources, most of the floodplain was drained, and dikes were built along the river to prevent the flooding that once provided the City's bounty; most of the ecosystem services have been lost. At the Ashuelot Park, the wetlands upstream of the dam provide a hint of the ecosystem that once existed, and these provide essential habitat for the remnant fisheries." - Dr. Denise Burchsted (2014)
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• The Ashuelot River is part of Connecticut River watershed, the largest watershed in New England. • 23% of the Ashuelot River watershed is in conservation, including the Ashuelot River Park (Ashuelot LAC). • The Ashuelot River Park has two priority habitats, floodplain forests and shrubby marshes. These habitats help to stabilize shorelines, reduce flood waters, and provide habitat for beavers, mussels, birds, amphibians, fish, and larger mammals (Bingham). • The Ashuelot River in Keene is home to the largest population of the endangered dwarf wedge mussel in New Hampshire (Bingham, Bowman). • The Surry Dam controls the flow of the Ashuelot River, to manage flooding and stabilize habitat for the dwarf wedge mussel. • The Ashuelot River is a Class B river, meaning fishing and swimming are allowed (Title L). • There are large populations of invasive species in the Ashuelot River Park, in order of abundance: Japanese barberry, Japanese knotweed, Oriental bittersweet, purple loosestrife, and Tartarian and Japanese honeysuckle. These species are most abundant in the southern portion of the Ashuelot River park, close to the project site (Bingham).
Surrounding Ecology
Observations
Ashuelot Greenspace Master Plan
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Gallagher Hannan & Allison Ruschp The Conway School
Visitors to the Ashuelot River Park and Ashuelot Greenspace should be aware of these priority habitats in order to protect them.
Ashuelot River
Beaver Brook
k
• Keene is in a valley at the confluence of five streams. • In the past five years there have been two 100-year floods that have caused Beaver Brook to submerge parts of Keene (Hague). • The Ashuelot River has not caused as much flood damage in Keene, because the Surry Dam four miles upstream controls the river’s flow. • The site is within the 100-year flood zone but no flooding has been recorded during recent large storm events (Hague) because of the Surry Dam’s control. • Climate change models suggest precipitation may increase 3 to 7 inches per year, which could increase flooding and the severity of floods (Climatewizard.org). • The site is exempt from the Comprehensive Shoreline Protection Act, meaning development is allowed (Burack). • Buildings within the 100-year flood line are subject to regulations (FEMA.org): • Compensatory storage is required for displaced flood waters from structures. • FEMA regulations include floors and utilities need to be one-foot above the flood elevation. • Flood insurance is required for any structure within the floodplain and can be expensive.
Ashuelot Greenspace Master Plan
Observations
The site (red outline) is included in the exempt parcels of the Comprehensive Shoreline Protection Act (NHDES).
k
Legend Ashuelot River Beaver Brook 100-Year Flood zone Site 0
0.1
0.2
0.4 Miles
Ashuelot River Park
Where the Ashuelot River and Beaver Brook converge the 100-year flood zone falls over most of southern Keene.
• Although it does not appear as if the Ashuelot Greenspace site has flooded in the last two 100-year floods, with the potential for climate change to increase rainfall and the severity of storm events, future flooding will always be a possibility. • With proper design, the site could potentially help with flood mitigation for downtown Keene and be an example for proper flood mitigation. • Any built structure on the project site would need to comply with FEMA regulations and be flood resistant, and a storage area for flood waters displaced by a potential structure would need to be created in the landscape. • If housing is proposed, residents will need to be aware of the risks of living near or within the flood zone.
Flooding
Implications
http://welkowitz.typepad.com/aspergers_conversations/2005/10/keene_nh_ flood_.html
Beaver Brook flooded in 2005, leaving parts of Keene submerged.
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Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Gallagher Hannan & Allison Ruschp The Conway School
The site is within the 100-year flood zone, but control from the Surry Dam has prevented it from flooding.
Legend 1938 mill pond 1939 wetland (from aerial photos) Current storm drains Stream ditch Culvert under the site
The former mill pond is outlined on the map to show the influence the history of the area had on the site. Additional fill used to bury wetlands on the site in the construction of the parking lot, raised the landscape 3 to 5 feet.
Western Portion
N
Eastern Portion
ft
The US soil survey indicates two types of soils are present on the different sides of the property. Soils tests will need to conducted to conclude the soil makeup under the pavement.
Discarded objects found on the site that may have added pollutants to the environment.
Large amounts of broken glass are found on site and would need to be cleaned up if the site was to be used without removing the asphalt.
Implications
• To conclusively determine the composition of the material below the site and the depth of the water table, larger test pits will need to be dug throughout the site. • Tests should also be done to ensure that the soil is not contaminated. • If the fill is large granite rocks and gravel, soil will need to be brought in if the site is to be vegetated. The demolition and removal of the pavement, fill, and other materials found on site will likely be expensive. (See sheet 21 for more information about asphalt removal and recycling, and sheet 29 for preliminary cost estimates).
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• Based on the U.S. Soil Survey, the soils near the property the site are alluvial, derived from river fluctuations. The western portion of the property is described to have silty loams, with a shallow depth to water table, at 0-18 inches below the surface. The eastern portion of the property is described to have fine sandy loam, with a deeper depth to water table at 48-72 inches below the surface. • An environmental assessment done by New England EnviroStrategies, Inc., determined that the soil under the site is a mix of unknown fill. • Jim Phippard of Brickstone Consultants, who worked on the design team for the construction of the parking lot, remembers when the wet area was filled to create the parking lot. The fill was granite rocks of different sizes, from blasting at a nearby construction site. The fill raised the landscape three to five feet above the wetland, and was then capped with 12-18 inches crushed gravel and 3 inches of pavement. • EnviroStrategies, Inc., observed potential risks on the site: oil from cars, broken glass, sediment from snow removal, and petroleum leaching from the asphalt. They recommended that tests should to be done evaluate the full extent of these potential environmental and health risks. • A second environmental assessment, done by Sanborn, Head & Associates, Inc., determined from three soil pits that under the Department of NH Environmental Service standards the unknown fill material has no apparent health or environmental risks. Some of their tests pits went to a depth of four feet and did not reach the water table, even on the western portion of the site. However, the test pits were only dug in three locations along the western property boundary, and some did not reach below two feet.
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
The site used to be wetlands alongside the mill pond created to power the Faulkner and Colony Mill. The pond was filled in when the mill went out of business in the 1950’s (Miller). The site area remained as wetlands until 1983, when it was filled with granite pieces of varying sizes, from a blast site nearby, and paved. Since construction, the parking lot has been used as employee parking for the Colony Mill Mall, snow removal storage, overflow parking for special-events, and a dumping ground for discarded items.
Soils & Fill
Observations
Ashuelot Greenspace Master Plan
Construction History
Gallagher Hannan & Allison Ruschp The Conway School
The soils on site are a mix of alluvial sediments and fill, and are most compacted and contaminated.
Stream culverted
reet
St West
LEGEND
Oil sheen and iron stains in the stream north of the site (photo by New England EnviroStrategies, Inc.).
Implications
Stream Stormwater pipes Site A stream that runs from Castle Street to the north side of the site re-enters the stormwater infrastructure. Heavy iron deposits in the stream bed and an oil sheen on the water were observed. These may indicate potential health risks in daylighting the stream.
The culverted portion of the stream starts at the site and joins the stormwater infrastructure through Keene, before joining the Ashuelot River.
• Daylighting the stream could bring awareness to how natural streams are buried for construction purposes, and showcase plant-based stormwater filtration and purifying techniques. • Daylighting the stream would likely be an expensive process because of the five or six feet of soil and fill that would need to be removed and the steep, wide banks that would need to be constructed. • If daylighting the stream continues to be of interest, water quality and soil tests should be done to determine quality. • The site design should showcase innovative stormwater infiltration techniques to deal with stormwater on site instead of continuing to add to the stream and stormwater system. These techniques would help the health of the Ashuelot River and the priority habitats. • Interpretive signs could educate visitors about these innovative techniques.
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• When the parking lot was constructed a stream was created to drain the remaining wet area to the north of the site. That stream is currently daylighted (not in a culvert) south of Castle Street, and then enters a culvert on the northern edge of the site. • The stream collects stormwater from residential developments to the north. • The culvert is approximately five to six feet below the pavement, the approximate elevation of the site before the construction of the parking lot. The site’s stormwater is collected in two catch basins that join the underground stream. • The stream continues underground through Keene, collecting more stormwater before joining the Ashuelot River. • An environmental assessment by New England EnviroStrategies, Inc., observed an oil sheen on the stream, with heavy iron stains on the stream bed.
Stormwater
Castle Street
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Observations
Ashuelot Greenspace Master Plan
Stream buried north of site comes out from under Castle Street
Gallagher Hannan & Allison Ruschp The Conway School
Stormwater on the site is funneled into a culverted stream beneath the site. Daylighting the stream is a possibility, although the stream’s flow and water quality are undetermined, and the process would most likely be expensive.
“West Street in particular was discussed time and again during the planning process as a corridor in need of a ‘facelift,’ i.e., providing pedestrian and bicyclist infrastructure, access management, street trees and grassed medians, etc.” -Keene Comprehensive Master Plan (2010)
Footprints of residents cutting through the site to get to the Ashuelot River Park.
Implications
Looking across West Street from the entrance to the Ashuelot River Park. Short crossing times, fast moving traffic and narrow sidewalks don’t make this street very enjoyable for pedestrians.
• The project site is accessible for pedestrians and people using public transportation. • If the site draws many visitors, additional parking may be necessary. • A eastern entrance to the Ashuelot River Park would likely be used by residents of the neighborhood. • Developing the site for more public uses could coincide with, and encourage, municipal efforts to make West Street more pedestrian friendly.
Not for construction. This sheet is part of a student project.
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
• The majority of the residential streets to the east of the site have sidewalks, which makes the site easily accessible by foot. • There are sidewalks on both sides of West and Ashuelot Streets, linking the site to the center of Keene. • West Street is four lanes of fast-moving cars, with short pedestrian crossing times. • There is limited parking (eight designated spots) for the Ashuelot River Park. • The bank parking lot just below the site is currently used as overflow parking, especially on Saturday afternoons and Sundays when the bank is closed. The bank manager has said that this is acceptable. • Businesses within a very walkable quarter-mile from the site have parking lots which could possibility be used for overflow parking if permission was granted. • The project site is currently used a couple times a year for parking for large events, such as Art in the Park on Labor Day weekend. • Bus routes go past the site over thirty times a day, with stops less than a fiveminute walk from the site. • The project site is currently used as a cut-through to Ashuelot River Park from the east.
Ashuelot Greenspace Master Plan
The Portland Plan, a master plan for Portland, Oregon, states that under safe conditions, a walkable distance is 1/4 mile to 1/2 mile
Observations
Access: Walkability & Public Transportation
What is walkable?
Gallagher Hannan & Allison Ruschp The Conway School
The site is very accessible by foot and public transportation, however, busy West Street is not very pedestrian friendly. Longer allowable crosswalk times and buffers between the sidewalk and the street could create a more pleasant pedestrian experience.
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Observations A 2008 study by Portland State’s Jennifer Dill and John Gliebe found that residents’ average single trips other than to work or home, varied from 1 to 2.1 miles.
Ashuelot River Park Wheelock Park Jonathan Daniels Trail Appel Way Trail
Implications
• The project site is accessible by many bike trails, which means that it could be an ideal place to put amenities for bikers, such as bike racks, a picnic area, bathrooms, and water fountains. • Putting signs on the Cheshire Rail Trail to alert bikers to the presence of the Jonathan Daniels Trail, and making the West Street cross walks more pedestrian friendly, could improve bikers’ experience as well as encourage them to venture into Ashuelot River Park and past the project site.
Cheshire Rail Trail Ashuelot Rail Trail Bike Lane 2 Mile Bike Shed
Wheelock Park
West Keene
To Walpole, NH To
MA
“It is imperative that Keene work to alleviate connectivity gaps in the existing sidewalk network, as well as in trails, greenways, crosswalks, bicycle lanes, and other bicycle and pedestrian facilities.” -Keene Comprehensive Master Plan (2010)
Legend
N 0.5
N
1
To VT
Alternative 1
N
Alternate 2 1 miles
Alternate 3 Jonathan Daniels Trail
Keene
Access: Bikeability
What is bikeable?
Site
• The project site is within a quarter-mile of two major bike trails in town. • The Cheshire Rail Trail extends northwest to Walpole and southeast through Swanzey to the Massachusetts border. • The Ashuelot Rail Trail extends southwest to Brattleboro, VT • The Jonathan Daniels Trail connects West Street and the site to Appel Way Trail, Wheelock Park, and West Keene. • There is a 1/3-mile gap in the Cheshire Rail Trail a quarter mile to the south of the site that the City is considering building a new section of bike trail to fill (see graphic below).
Ashuelot Greenspace Master Plan
LEGEND
VT MA traillink.com
The bike trails out of Keene travel northwest Alternative connection routes being evaluated by the town. According to Astrid Warden, the towns preferred alternative is into Walpole, southwest towards Vermont, and southeast to Massachusetts. in red.
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Not for construction. This sheet is part of a student project.
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Gallagher Hannan & Allison Ruschp The Conway School
The site is at the juncture of several bike trails, connecting it to West Keene and neighboring towns. The project site’s proximity to these trails provides an opportunity to create a hub with amenities for bikers and other visitors.
Natural playgrounds rely less on equipment and more on natural elements to support child development. There is so much to learn from nature and children can feel as if they are stewards of the natural environment (keene.edu). There are also studies that show exposing children to green spaces reduces their stress levels and increases their critical thinking skills (Wells). Natural playgrounds are a safe replica of natural, outdoor environment with a variety of textures and materials, gardens, water, loose parts, places to get away from the crowd, and things to create (Wardle).
Sculptural playgrounds incorporate aesthetics and play. Public art in parks always seems to attract children to climb and play, why not make it part of the play space while also creating a beautiful attraction for visitors? Children are free to experience the art in their own way, while simultaneously stimulating all their senses and encouraging mental and motor development. Artists and architects are paving the way for a new breed of jungle-gyms that deliver more than a swing set and slide (Wardle). Keene has an avid arts community that could be engaged around the design of a sculpture park for children. Perhaps students from Keene State and Antioch University’s education, art, and science departments could help design and build sculptures for children to learn from. This type of project would combine public art (something the Keene Master Plan has called for more of) with a play area.
One could argue that any natural area can be considered a playground, but designated play areas bring children together, and promote social interaction. They can also be designed for parents to enjoy, for example, by providing shaded seating where adults can socialize while watching their children. Playgrounds can come in all shapes and sizes, and don’t have to be cordoned off from surrounding areas. Small elements—a treehouse observation platform to watch the river from while parents socialize, a bench under a tree with a sandbox, a small hill that toddlers can crawl up as they learn to walk—these things can be incorporated into a larger park-scape. Creating spaces that can be used by children, but also by adults and families, will make the park more versatile and attractive to everyone. "Different types of play give children opportunities to make choices and use their own ideas. Because play is voluntary and self-initiated, it promotes freedom and self-expression." - J. White (2008)
There is already a natural playground in Keene, at Keene State’s Early Childhood Development Center. Unfortunately, the playground is not open to the public, but it could still be used as a model for a new playground at the Ashuelot Greenspace. The following are elements of natural playgrounds that could be considered for the site: • A “wild space,” such as an open forest area for children to explore, that makes them feel like they are in the woods but is very visible. • Tactile elements such as boulders, sand or water for children to play with. • A hand pump or push button, that can be controlled by the children, which creates a stream that flows over a “miniature watershed,” mimicking the larger natural world. • Other miniature worlds, mimicking nearby habitats and ecosystems. • Accessibility for both able-bodied and disabled children.
“If you want to do something nice for a child, give them an environment where they can touch things as much as they want.” -Buckminster Fuller (1972)
keene.edu
The natural play area at Keene State incorporates gardening.
Robin Hood Park playground, just one of the many stand-alone plastic-and-metal play structures in Keene.
Children love being able to create their own worlds, and control the flow of water. Next to this constructed stream, plastic playgrounds equipments looks static and dull.
Sculptural play could be integrated into the park in the following ways: • Sculptures in the form of native wildlife to teach children about surrounding habitats. • Movable elements that make noise or play with light. • Natural sculptures, such as tree tunnels or sculptures built of willow branches. • Materials that have different textures. • Hiding places that can be shared by children and seen by adults. • Different angles to climb on and explore. “A creative playground is only half a creative space; it’s also a creative attitude. And we’re changing attitudes as much as we’re changing spaces.” -Jay Beckwith (1973)
neelysnews.wordpress.com
Children love the Boston Common’s duck sculptures.
play_scapes.com
This “beaver lodge” teaches children about a native species, while also giving them a “hiding area” that remains very visible to teachers and parents.
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Not for construction. This sheet is part of a student project.
Play helps children contextualize and understand the world around them, develop problem-solving skills, social skills, coordination, perception, and motor skills. While Keene has a number of conventional playgrounds, with plastic and metal play-structures that are generally in an open flat area, a creative new playground could encourage Keene children to use their imaginations, ground them in the natural world, and create something beautiful for all visitors to enjoy. Parks and play spaces help to enhance social interaction and value for the community (Weinstein). In addition, in today’s digital world, inventive playgrounds are needed to help pull kids away from their consoles and keyboards.
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Sculptural Playground
Creative Playgrounds
Natural Playspace
Ashuelot Greenspace Master Plan
New Form of Play for Keene Children
Gallagher Hannan & Allison Ruschp The Conway School
Outdoor play promotes healthy lifestyles, enhances social interactions, and increases children’s critical thinking skills. A new innovative play space could be in form of natural playspace, a sculptural playground, or a mix of the two.
Prospect Park in Brooklyn, NY, offers children a natural play space in the Donald and Barbara Zucker Natural Exploration Area. Using downed trees and other materials found within the park as playground elements, the exploration area stimulates the minds of young visitors and engages them with nature. Natural elements such as sand and water encourage unstructured free play, allowing children to use their imaginations (prospectpark.org). The play space has undefined boundaries with creative topography, allowing children to discover the landscape for themselves, and engaging them physically. Movable elements promote teamwork and large trees, with nooks cut out of them, serve as seats for adults and hiding places for children. There are also areas for children to hide and feel like they are in dense woods, but that are still visible to parents (play-scapes.com).
The Fruit and Scent Playground in Lileholmen, Sweden, proves that innovative playgrounds and public art are not mutually exclusive. This playground pays tribute to healthy eating, by making fruit fun. Features include cherry swings, an orange see-saw, and a watermelon jungle gym. This play area (approximately 10,000 square feet) serves as a gateway to a larger green area (www.stockholm4kids.com).
Pierces Park at the Inner Harbor in Baltimore, is a modern, sustainable art and music-themed park. Features include climbing-friendly art sculptures, a musical fence, and living willow tree tunnels. The park’s sustainable landscape features native plants, earth berms (for wind protection), rain gardens, and benches constructed from recycled materials. All these features are explained to the public with interpretive signs. This park covers over an acre, with walking paths connecting different elements on the Baltimore water front. This park is a wonderful example of a beautiful and environmentally conscious space (examiner.com).
More creative playground ideas flickr.com
play-scapes.com
Water feature allows children to pump water to play.
play-scapes.com
“Trees” placed as a “forest” allow kids to hide and run through, but still be visible to parents.
play-scapes.com
play-scapes.com
Temporary artistic play structures can be rotated to keep the site exciting and adaptable.
“Barefoot paths” can create an exciting sensory experiences.
Teardrop park is a 1.8-acre public park in Lower Manhattan that is natural, beautiful, and exciting for children of all ages. Its bold topography and robust plantings attract children and adults trying to get away from the busy city life. Not only is the site visually stimulating, but it is designed to be very sustainable, with fully organic soils and maintenance regimes that don’t rely on chemicals. This park takes natural materials and makes them sculptural. The water features, climbable stones walls and lush plantings create a secluded natural setting that gives children the opportunity to explore and play (mvvainc.com).
mvvainc.com
mvvainc.com
Teardrop park provides city children a natural, safe, setting to explore. This natural playspace uses nature as a form of art.
Creative Playgrounds: Case Studies
play-scapes.com
Teardrop Park, Manhattan, NY
Play structures, like the this one in Germany modeled after nearby medieval stone architecture, can teach children about the history of the surrounding area.
Areas were purposely left wild, with large logs for seating and hiding.
flickr.com
Sculpture at Pierce park attracts all ages to climb and play. Natural features such as the live willow tunnels (right) are sustainable and beautiful.
play-scapes.com
The one-acre exploration area is within the larger Prospect Park, which has a number of other playgrounds, a zoo, a tennis center, music pagodas, large green areas and walking paths through woods. This park is substantially bigger the Ashuelot Greenspace, but the size of the exploration area could easily be scaled down. The use of materials found on site, or nearby, could be incorporated into the design of the Ashuelot Greenspace play area, to highlight the environment children can find in their own backyards and to reuse any trees that might have to be cut down during construction.
www.stockholm4kids.com
Playground equipment in the shape of fruit encourages children to eat healthy food.
Not for construction. This sheet is part of a student project.
Pierce Park, Baltimore
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Fruit and Scent Playground, Lileholmen, Sweden
Ashuelot Greenspace Master Plan
Exploration Area at Prospect Park, Brooklyn, NY
Gallagher Hannan & Allison Ruschp The Conway School
Case studies show how many different ways there are to integrate innovative playspaces into their landscapes.
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Putting housing on the site could add vibrancy to the area and help contribute to the new greenspace’s use. However, before deciding to build on the site it important to establish that this is the best use for the area, and to evaluate different types of development and the opportunities and constraints that they present.
Vibrancy: What could a development do for the site? “You can neither lie to a neighborhood park, nor reason with it...persuasive renderings can put pictures of life into proposed neighborhood parks or park malls, and verbal rationalizations can conjure up users who ought to appreciate them, but in real life only diverse surroundings have the practical power of inducing a natural, continuing flow of life and use.” -Jane Jacobs (1961) Vibrancy is achieved by having mixed uses on a site, by ensuring that public spaces—such as the new Ashuelot Greenspace—are used throughout the day and by putting different uses and types of people close together to encourage interaction. In addition, adding housing or a business will increase the density of the area encouraging use of the new park and putting more “eyes on the park.” This is a desirable lot, near downtown and the river, and is in many ways an appropriate place to encourage infill development instead of urban sprawl elsewhere (although there are still concerns about development in the 100-year flood zone, see sheet 18). In order to evaluate different developments it is necessary to look at the types of populations they attract in order to answer the following questions: • What times of day is the population likely to use the greenspace? • Will the population take advantage of the amenities in the area (it’s proximity to downtown, the larger greenway it borders)? • What will the density of the population be and how will that effect the area? • How would the development interface with the adjacent public space (the new greenspace and the Ashuelot River Park)?
The Master Plan expresses a need for workforce housing, for young professionals, artists, and executives who can’t afford to buy a house in Keene. A mixed development with studio apartments, one- or two-bedroom apartments and common areas for work and relaxation could create homes and fit a high-density population onto the small site. Keene’s Master Plan talks about trying to encourage different kinds of industries to come to Keene, including “research, product design, software development” (Keene MP). This kind of development may attract young professionals in these innovative industries, some possibly working from home. This population would be less likely to have children, and may not use the natural playground, but because they could be working from home they may use the park throughout the day to relax and socialize, and would likely be active and take advantage of the bike and walking trails. They would also be less likely to have cars, and so would benefit from the site’s proximity to downtown. Younger residents are likely to be excited about living near an active public space, and so housing could be integrated into the new park.
Small Houses/Duplexes for Young Families Small houses or duplexes would be in keeping with the existing character of the residential neighborhood. If they were clustered together or had a small footprint, they could provide more density of housing than traditional one-family homes. Building small, clustered houses would also keep them affordable, which could attract young professionals and small families with children. Small houses may attract elderly residents as well, increasing the diversity of age in such a development. Parents of young children might be home to use the park during the day, and could take advantage of all that the area has to offer, including the easy walking distance to the town center. However, small families may desire more privacy than young professional residents, and may not want their yards to be as integrated into the park.
Elderly housing backed up to an active public greenspace may help keep seniors integrated into the community and allow them to enjoy community events they may not otherwise be able to attend.
Businesses Several community members have proposed putting a business on the site. Some ideas are a kayak rental/cross country ski shop, a daycare, and a plant conservatory. A business could certainly bring people to the space, and would be a way to encourage entrepreneurship and four-season use of the site. The owner of the business could have constant eyes on the park, especially if it were a business that was well integrated into the park, such as a kayak shop or a daycare center. However, this site is not on a main street, and so any business would have to have a strong customer draw in order to survive. For this reason, unless a member of the community comes forward with a strong business plan that seems particularly appropriate for the site, it’s not advisable to build specifically for a business here. A daycare could easily be integrated into residential housing, however, and local sports stores could have pop-up events on the site in order to demo equipment. Food trucks or other popup culinary events could be successful as well.
“Each of Keene’s neighborhoods should be encouraged to have a mix of uses, not only in the village activity centers, but also in range of housing choice and types...all should be considered for inclusion in Keene’s neighborhoods in a manner that fits each neighborhood’s scale and density goals. Particular attention should be paid towards mixed uses downtown and in surrounding neighborhoods.” -Keene Comprehensive Master Plan (2010)
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Not for construction. This sheet is part of a student project.
Members of the community have expressed interest in putting a small, residential style nursing home on the site. Some residents of a nursing home may benefit from being on a bus line and would probably enjoy activity in the park. Although they may be less likely to use all the park’s amenities, such as the playground and the biking trails, their visiting families and the nursing home staff might. The staff would also benefit from the site’s proximity to downtown and public transportation.
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
“Focus should be placed on providing housing choices that meet the needs of young professionals, artists, and executives, which were identified as a current gap in Keene’s housing stock.” -Keene Comprehensive Master Plan (2010)
Nursing home/elderly housing
Development
There is interest in putting a small housing development or business on the site: to keep the site on the tax rolls, to help with Keene’s housing needs and to make a profit to put towards the cost of building the greenspace.
Workforce housing for young professionals
Ashuelot Greenspace Master Plan
Why develop?
Gallagher Hannan & Allison Ruschp The Conway School
Plans to build a housing or commercial development on the site should be carefully considered in order to be sure that this type of construction would bring more than just positive financial support to the greenspace project.
“Pocket neighborhoods are clustered groups of neighboring houses or apartments gathered around a shared open space — a garden courtyard, a pedestrian street, a series of joined backyards, or a reclaimed alley — all of which have a clear sense of territory and shared stewardship. They can be in urban, suburban or rural areas.” -www.pocket_neighborhoods.net (2013) Pocket neighborhoods are a development model, started by Ross Chapin in the Pacific Northwest, that are ideal for small families and elderly populations. In fact, there are many examples of the two mixing together very well. A pocket neighborhood could be ideal for this site because, although there would be limited space in the form of a common central greenspace, the park would become an extension of the community’s outdoor space. Although there may not be room for a full pocket neighborhood on this site without losing too much park space, aspects of pocket neighborhoods could be integrated into plans for the property. The new development could have shared greenspace, to encourage neighborly interaction, and small, affordable, cottage-like houses. This model would be consistent with the residential neighborhood surrounding the site, with families each in their own house, but would also be encouraging more dense development and more of a vibrant, community feel.
Many cities, including Boston, MA and Greenwich, England (shown above) have started initiates to build “millennial villages” geared towards young professionals in their mid-20s to early-30s. In a report done by Northeastern University’s Dukakis Center for Urban & Regional Policy, millennial villages are defined as apartment structures with a range of units, as well as common shared spaces with lounges, offices acting as small business incubators, ground floors to house retail establishments, and roof gardens for parties near public transit.
The “green house” model for elderly housing consists of a roughly 8,000 square foot houses for 10-12 residents, which provide assisted living and memory care services in a comfortable residential setting. “All residents have private bedrooms and bathrooms with shared living room, dining room, den and kitchen and with access to large secure garden designed specifically for residents with dementia, Alzheimer’s and other memory impairments” (EGA Architects). The houses also include an annex for house caretakers.
Although a development on this site would not be as large as Greenwich’s or Boston’s millennial villages, attached housing with small units and offices to encourage collaboration and incubate small businesses could be an appropriate and innovative type of workforce housing for this area. Attached housing also saves energy and could attract graduate students from the nearby colleges. Retail spaces could also be incorporated into the development.
A development similar to this one could fit easily into the existing residential neighborhood. However, if the facility was designed for residents with memory impairments who weren’t self-sufficient then gardens surrounding the house would have to be fenced in and the structures would therefore be less integrated into the park.
The flood zone dilemma for development on this site While it is true that the Ashuelot River flow is controlled by the Surry Dam, there is still a question as “The Hazard Mitigation Planning to whether or not it’s good practice to build in the flood zone. Much of Keene is already within the Committee identified mitigation 100-year flood zone, so if there were a catastrophe that compromised the dam, there would be a huge projects utilizing [seven]...objectives, amount of devastation and a high potential for loss of human life. Additionally, climate change models [the first of which is] Prevention.” predict an increase in precipitation in this region, so heavy storm events and flooding are likely only to increase in the coming years. Especially because this project is designed to showcase forward thinking -Keene’s Hazard Mitigation Plan ecological and social practices, thought should be given to whether building in the flood zone is setting (2005) the right example for the community. Keene’s Disaster Mitigation Plan places special emphasis on high risk populations in the flood zone, such as the elderly and children, both of which are considered in development ideas for this site. However, mitigating climate change means building more high density in-fill developments and encouraging alternative forms of transportation, which this development has the potential to do. Clearly this is not a black-and-white situation, and should be considered carefully. If houses or businesses are built here, they should absolutely be designed to be flood-resistant, and perhaps could be examples for a community that will increasingly be dealing with flooding in the future.
Not for construction. This sheet is part of a student project.
http://www.proctorandmatthews.com/
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
www.pocket_neighborhoods.net
“Green House” model for elderly housing
Ashuelot Greenspace Master Plan
“Millennial Villages”
Development: Case Studies
“Pocket Neighborhoods”
Gallagher Hannan & Allison Ruschp The Conway School
Case studies show a range of innovative development techniques. However, there is still a question whether building in the flood zone is setting the right example for the Keene community, especially with the potential of climate change to increase precipitation.
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According to the director of Keene’s Parks and Recreation Department, Andy Bohannon, there are many requests for weddings in the Ashuelot Arboretum, directly adjacent to the greenspace. However, the arboretum doesn’t allow ceremonies at this time. Weddings are a potential source of income for the park, through rental fees, but may conflict with other events such as the farmers’ market.
Programming is a great way to bring visitors to the site and guarantee its usage. In addition, Keene’s Master Plan calls for more annual events to bring the community together and provide education and entertainment.
Ideal requirements for the farmers’ market (based on conversations with the market coordinator): • A covered pavilion or area with a minimum of 6,000-square-feet for vendors (30 spaces 10-by-20-feet) perhaps with room to grow. • A open greenspace for a picnic area and a kids play area. • Bathrooms for patrons (could be portable bathrooms). • A performance space with electricity and cover from rain. • A food preparation space with water, sewer, and power. • Parking for patrons and vendors, minimum of 50 spots, as well as vehicle access for vendors to their locations. • Storage to lock up things between market days. “A good market is not only an economic engine, it’s also a social gathering place which builds the community.” -Benjamin Fried (2002) Project for Public Spaces
A small, secluded area or pavilion in the park could likely accommodate ceremonies, with a limited amount of guests, without affecting other activities in the greenspace and the surrounding park, but large receptions may cause more of a conflict. It would need to be determined by the community and the Parks and Recreation Department if ceremonies or receptions would be appropriate for the greenspace. A wedding reception would require longer rental hours and facilities such as bathrooms, water, and power, but would be generate a larger rental fee than just a ceremony. Scheduling will be important to reduce conflicts with other events on the site, but this site has the potential to house multiple functions. Size requirements: • Tent for 100 people would be approximately 1,400 sq. ft. • Tent for 200 people would be approximately 2,600 sq. ft. • Ceremony seating for 100 people would be approximately 700 sq. ft. • Ceremony seating for 200 people would be approximately 1,400 sq. ft. (http://www.apartycenter.com/tentcalc.shtml)
“Local sources and sustainable agricultural practices can provide us with a high-quality, healthy, affordable and secure supply of food. We should continually seek to help local food producers sell their goods directly to consumers, such as by providing a permanent location for Keene’s Farmers’ Market.” -Keene Comprehensive Master Plan (2010)
Andy Bohannon has mentioned that there is interest in bringing an outdoor movie night to Keene. There are also several active theaters in town, the Colonial Theatre and the drama department at Keene State College, that may be interested in having outdoor events. Rental of the space could provide some income for the site’s continued maintenance. Keene’s Parks and Recreation Department would be in charge of coordinating these events and collecting fees. For these types of events restrooms would be essential, as well as electricity. A stage for theater, concerts, or movie nights could be used by the larger events, such as the farmers’ market and weddings. With appropriate planning and scheduling the site could be bustling throughout the warm months with many types of events and age groups. Size requirements: • A small stage, with a small backstage area, would be approximately 40-by-25 feet and seating for 80-100 people could be accommodated in 6,000 square feet. “The community should develop a program of annual events and activities that highlight the historical, educational, ecological, recreational, spiritual, physical and social heritage of our community. This would promote educational and entertainment opportunities for both residents and visitors.” -Keene Comprehensive Master Plan (2010) Note: It is particularly important, when planning for programming, to forge partnerships with local institutions and to involve the community in the conversation. Creating a flexible space that can be used for a variety of purposes and then building more permanent structures slowly, when it is clear that there is enough support to ensure their use, is maybe the best way to guarantee that the site is properly designed. See sheet 26 for a longer discussion on phasing the building of the space.
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Not for construction. This sheet is part of a student project.
The Keene farmers’ market is seeking a new location with a nearby greenspace for visitors to enjoy and children to play in, running water, electricity, and possibly a covered structure. The current location is downtown in a large parking lot behind the Colonial Theater. The location is limited to 30 vendors, each with a 10-by-20-foot space, with approximately 50 parking spots for shoppers. There are no prepared food vendors because there is no electricity or running water. The space gets very hot in the summer, with no vegetation to retreat under, and parents have to watch their children carefully due to surrounding vehicular traffic. There are also no bathrooms. The Ashuelot Greenspace is slightly outside of the center of town (1/2 mile from the central square) but it is adjacent to a large residential area, and if designed for the farmers’ market, it could become a destination location. The current space limits the time people spend at the market; they are only interested in getting their shopping done, rather than enjoying it as a community event. The site is close to busy West Street, a main road in and out of town, so with the help of signs, visitors entering the town could be enticed to drop in. Bikers riding by on the bike trail, or other visitors to the Ashuelot River Park, could also be enticed to stop by. Families could come for the day and kids would be able to play while parents socialized and shopped.
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Staged Events
Event Spaces
Weddings
Ashuelot Greenspace Master Plan
Farmers’ Market
Gallagher Hannan & Allison Ruschp The Conway School
Events at the greenspace could keep the site vibrant and lively, allow for yearly income and to attract varying age groups.
The Ithaca farmers’ market is much larger than the Keene market, but perhaps with room to grow the Keene market could expand to include prepared food and crafts. There are concerns about moving Keene’s market outside of the center of town, but the Ithaca market demonstrates that there is an argument for creating a market that people will go to, not just to buy local produce, but also to socialize. Building a covered structure for the farmers’ market helps the market stay busy on rainy days, and allows for a longer market season. The building also adds a special feature to the landscape, and is a place where people want to get married.
The Garvan Woodland Garden in Arkansas, is a botanical garden associated with the University of Arkansas. The preservation of the local environment surrounds visitors who come to learn, socialize, or find some peace and quiet. The gardens include a number of unique architectural structures set in the majestic landscape which are used for weddings and other events. The Garvan Pavilion seats 100-150 people, depending on the set up, and is approximately 60 feet in diameter (garvangardens.org). The Garvan Pavilion is big enough for large gatherings, but would fit nicely on the Ashuelot Greenspace. A beautiful and unique structure, such as this one, on the Ashuelot Greenspace site could contain events that are private, leaving the rest of the greenspace open for the public. It could also serve as an attraction for visitors. However, anything planned for the Ashuelot Greenspace should be flood resistant.
www. garvangardens.org
hutchinsonfarm.blogspot.com
The Brattleboro farmers’ market has its own venue outside of the town center.
The Garvan pavilion holds up to 150 people in theatre style seating for events.
Austin, Texas, Park Movie Nights
The Ithaca Farmers’ structure provides an extended market season and unique wedding venue.
Weddings take place after market hours.
The large space allows for mingling and lots of different vendors.
In Austin, Texas, there are movies in the park put on by the Parks and Recreation Department and the local movie theater. The venue is in downtown Austin at Republic Square Park, where “Austin residents and visitors bring their blankets or lawn chairs (and often a picnic dinner) for a fun and relaxing evening under the Austin night sky” (365thingsaustin.com). The Austin movie nights are in downtown and so parking is readily available, while at the Ashuelot Greenspace parking may be an issue, as well as noise for the adjacent neighborhood. However, movie nights are something that Keene’s Parks and Recreation Department http://365thingsaustin.com/2012/06/05/ has been interested in starting and summer-2012-outdoor-movie-series/ could bring varying age groups of Austin’s movie nights attract big crowds. the community together.
www.garvangardens.org
The beautiful architecture makes the pavilion a soughtafter wedding location.
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Not for construction. This sheet is part of a student project.
The Brattleboro area farmers’ market is Southern Vermont’s premier farmers’ market, featuring over 50 vendors with produce, crafts, live music and ethnic foods from around the world. Both locals and tourists visit the market to get their weekly produce, grab lunch or hang out for the day. The market space was designed specifically for the farmers’ market and, although it’s outside the center of Brattleboro, the atmosphere attracts many patrons. Designated parking for the market was planned to be between 50 and 75 spots, with additional overflow parking located nearby. The market is also sited almost entirely within the 100-year flood zone. (brattleborofarmersmarket.com). The Ashuelot Greenspace site is just outside the center of Keene, but if the site were designed for the farmers’ market the venue could become a weekend destination for Keene residents and tourists. Just as at the Brattleboro market, limited parking could be provided on site, and visitors could be encouraged to use the bank parking lot, or one of the other surrounding lots, as overflow parking. Brattleboro’s market demonstrates that this usage is compatible with the 100-year flood zone.
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Garvan Pavilion, Arkansas
Event Spaces: Case Studies
The Ithaca farmers’ market in Ithaca, New York, is located on scenic Cayuga Lake. It is not in the center of Ithaca, but rather a destination for its visitors. The covered pavilion allows the market to stay open from April until December and supports over 160 vendors selling produce, prepared foods and crafts (ithacamarket. com). The unique structure, which was built entirely by volunteers, allows vendors to customize individual stalls for the season, making it easier for vendors to get ready for the market each week. The Ithaca farmers’ market claims that without its promotion and support of agriculture many of the farmers would struggle. The pavilion is also rented for weddings, as long as they do not conflict with the market (nyfarmersmarket.com).
Brattleboro, VT Farmers’ Market
Ashuelot Greenspace Master Plan
Ithaca, NY, Farmers’ Market
Gallagher Hannan & Allison Ruschp The Conway School
Looking at successful parks and farmers’ markets, can help suggest functions for the Ashuelot Greenspace.
Although the exact make-up of the fill underneath the parking lot is still unknown, what is known is that there is at least 15 inches of material that is going to need to be removed before the site can be re-vegetated (see sheet 11). To replace this removed fill, topsoil will have to be trucked in to replace it, or built on site. This is an expensive process, and it’s hard to predict exactly how expensive before the asphalt is actually removed.
• Asphalt’s most serious environmental impacts occur during extraction and refining of crude oil, the asphalt binder. Therefore, the less that new asphalt has to be produced, the better. • When asphalt is mixed it is usually heated to a very high temperature, a very energy intensive process. • According to the U.S. Dept. of Labor, the fumes asphalt gives off while being installed can be detrimental to workers’ health. • Asphalt is impermeable, which contributes to stormwater run-off and increased non-point source pollution. • Studies have also shown that asphalt can pollute stormwater run off and soil with petroleum hydrocarbons. • Large areas of asphalt also increase the heat island effect (defined as an increase in air temperature due to vegetation being replaced by heat absorbing infrastructure), which can increase overall energy consumption in an area, compromise air quality and negatively effect water quality by heating stormwater run-off—of particular concern on a site so close to the river (Calkin).
Porous Pavement: Although the installation of porous pavement is very similar to conventional asphalt, once it is in place porous pavement (asphalt or concrete) has many benefits: It allows water to pass through, which is good for flood control, increases water quality, and recharges groundwater. It allows for a reduction in stormwater infrastructure and salt and sand usage (because water doesn’t puddle on the surface and freeze). It has a longer lifespan than traditional asphalt and decreases heat island effect. However, it is more expensive, needs to be installed by an expert, and requires routine (quarterly) vacuum sweeping required. The extra expense may be able to be recovered, however, in reduced de-icing and stormwater infrastructure.
Lessening negative impacts
chesapeakestormwater.net/
Porous pavement allows water to move through it. This filtering improves water quality and recharges groundwater.
hastingsarchitectural.com
Open celled paving grids can be ideal for overflow parking areas.
• Cold or warm-mix asphalt recycling requires less fuel and greatly decreases the negative environmental impacts of asphalt placement, as well as its unhealthy fumes, compared to hot mixing. • If more paving is required, explore the possibility of leaving some asphalt on the site instead of tearing it all up. This would lessen the amount of energy used, and decrease heat island effect because of the light color of old asphalt (Calkin). • If new parking is put down, reduce the size of parking stalls and drive isles. Use strategies to lighten the asphalt’s surface to decrease heat island effect or plant trees to shade the pavement. • If new parking is put down, use recycled material, or consider using permeable pavement or concrete pavers (see next column).
http://www.cmgsite.com/
“Crack gardens” could help make existing pavement more attractive while also increasing infiltration.
Stone dust: Stone dust has a low initial cost, but a high maintenance cost, and is normally no more permeable than conventional asphalt. In addition, because it is difficult to delineate parking spaces on stone dust, the use of this material in large parking lots often leads to an inefficient use of the space. Open celled paving grid & concrete pavers: Open celled pavers allow grass to grow up between them. They are very aesthetically pleasing, but are difficult to plow. Concrete pavers are often used as overflow parking for larger summertime events.
The site is already dominated by asphalt so, if new paving is required, recycling what already exists and using it in place is definitely a good, “green” option. However, if the asphalt needs to be taken back to a plant to be recycled, it may make sense to look at other options. Especially if this site is to be used as an example for alternative stormwater management, infiltration and flood mitigation techniques, using an alternative paving materials is a great way to showcase some innovative green infrastructure. Materials like concrete pavers could be used if the park doesn’t need parking in the winter or, alternately, concrete pavers could be used for overflow parking in the case of large summertime events and gatherings.
Asphalt and Paving
Recycling asphalt may help to recoup some of the restoration costs. Asphalt is very recyclable. It can easily be crushed up into aggregate and blended with new binding material. In some instances, asphalt can be recycled on site, which would certainly be the most green and cost effective option, if new paving is required, although this requires specialized equipment. An asphalt plant will also take the crushed asphalt to recycle it.
The least energy intensive option, if parking or low maintenance areas are required, is to leave some of the asphalt in place. Much of the asphalt’s negative environmental impacts are a result of its manufacturing and installation, and so by leaving the existing asphalt in place, these impacts can be avoided. Old asphalt also decreases the heat island effect because of its lighter color. Rain gardens and trees could be planted in openings in the asphalt to help stormwater infiltration and cool the pavement.
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Implications & Design Directions
Not for construction. This sheet is part of a student project.
Alternative Paving Materials
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Asphalt’s negative impacts
Ashuelot Greenspace Master Plan
Asphalt Demolition and Recycling
Gallagher Hannan & Allison Ruschp The Conway School
All or some of the site’s asphalt will have to be removed in order to create a greenspace. If part of the site is going to continue to be used as parking, careful planning and design can minimize energy usage and decrease the harmfulness of impermeable pavement.
• The downtown lacks major greenspace. • Keene lacks creatively designed public play areas for children. • Community members have asked for improved amenities for all ages, river access, event space and a trail head. • Keene’s farmers’ market is looking for a permanent location with an adjacent greenspace. • Ashuelot River Park lacks amenities such as signs, an open space for events and parking. • Keene’s Master Plan and Recreation Plan cite goals of increasing sustainability, connectivity (especially for alternate forms of transportation) and community. • Keene’s Master Plan, as well as town planners, have mentioned a need for elderly and workforce housing.
• Outdoor play promotes healthy lifestyles, enhances social interactions, and increases children’s critical thinking skills. • A housing or commercial development could increase the site’s use and vibrancy. • Having events on the site, such as the farmers’ market, could bring people together, increase vibrancy, promote community and generate income. • A well designed parking lot could recycle resources, manage stormwater on site and reduce heat island effect.
The Ashuelot Greenspace is next to the Ashuelot River Park and close to a number of bike trails. Public transit and sidewalks make getting to the site easy. The boat launch next to the site has no parking close by.
What are the conclusions of the analysis? • The greenspace could be an urban park that accommodates multiple community interests, and helps to connect the downtown the other recreation areas. • The sites proximity to trail connections provides an opportunity to create a hub with amenities for bikers and other visitors. • The greenspace should include amenities are lacking in the Ashuelot River Park, and make it a park for the whole community. • The design should mimic the surrounding native ecosystems, and bring awareness to important ecological issues. • There is room on the site for a small development or elderly housing, however, building in the flood zone might not set the right example for the Keene community. • Events at the greenspace would bring people to the site, allow for yearly income and attract varying age groups. • A new innovative play space could be in form of natural play space, a sculptural playground or a mix of the two. • There are smaller elements that should be incorporated in the final design of the park. These elements are focused around the greenspace being a recreation hub and educational example to the community about green infrastructure, the environment and Keene’s history (see sheets 23 & 24). • Signs • Public Art • Innovative play areas • Bathrooms • Recreation hub • Native plants • Green stormwater infrastructure
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Not for construction. This sheet is part of a student project.
• The site is next to the popular and scenic Ashuelot River Park. • The site is very accessible by foot, bike, and public transportation. • The site is at the juncture of several bike trails connecting it to West Keene and neighboring towns. • The site is surrounded by sensitive habitats in the Ashuelot River Park that need awareness brought to them, and a better management plan. • Invasive species pressure from the park will make careful maintenance a necessity for the new greenspace, especially in the first few years after installation. • The site is within the 100-year flood zone, although flooding of the Ashuelot River is unlikely due to the Surry Dam. • The soils on the site have been influenced by years of being compacted and contaminated from the asphalt and other uses of the site. • Stormwater on the site is captured in two catch basins that feed a culverted stream which flows beneath the site, and continues under Keene, and into the Ashuelot River.
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
What can be learned from research and case studies?
Summary Analysis
What do the residents of Keene want and need?
Ashuelot Greenspace Master Plan
What are the opportunities and constraints of this site?
Gallagher Hannan & Allison Ruschp The Conway School
There are positive correlations between the site’s characteristics and the wants and needs of Keene’s residents.
In this alternative the site provides much-needed housing or a new business, while still leaving space for a new park along the river with an innovative play area. The development takes advantage of the beautiful, central setting of the site, while encouraging “eyes” on the park. The development could be a small pocket neighborhood, duplexes with houses for young families, condo-style housing for young professionals, elderly housing, or businesses such as a daycare or kayak rental shop.
This park encourages play with nature through exploration and increases ecological services. Re-vegetated to closely mimic nearby habitats and ecosystems, the park teaches visitors of all ages about the important ecology of the Ashuelot River, through interpretive signs. A fully daylighted stream flows through constructed wetlands to filter and clean it. Other features include a naturalistic gathering area for classes or other events and a large natural play area.
This design focuses around a community event space. Programming ensures use and provides yearly revenue to the Town. Elements include: a covered pavilion that could be for small weddings and intimate events or larger to accommodate the farmers’ market, a stage for outdoor concerts and movies, and a large open area for art shows, festivals, and other gatherings.
E
A
B
C
D A
D
C
B
C
G
J
F
F
E
B
D H
I H
E
F
G
A Boat launch
D Small “pocket neighborhood”
A Large seating area
E Bathrooms
A Boat launch
F Open area for events
B Picnic area
E Small public parking lot
B Boat launch
F Daylighted stream
B Picnic area with map kiosk
G Parking
C Natural play area
F View into the park and access
C Large natural playspace
G Picnic area with map kiosk
C Pavilion
H Event storage
D View into the park and
H Parking
D Sculpture playspace
I Stage
E Bathrooms
J Infiltration basins
for neighbors
open space for neighbors
Pros
• Meets some of the need for affordable housing in Keene. • Showcases new “green” housing model. • Initial income from development helps fund the new park space and helps maintain Ashuelot River Park. • Keeps portion of property on the tax roll. • Small parks are easier than a large park to maintain. • Public creative play area is not found elsewhere in Keene.
Cons
• Puts residents within the flood zone. • Substantial regrading of the site would be necessary to bring a portion of it out of the flood zone. • A smaller park has fewer amenities than a large park. • May not be the best use for this site.
Pros
• Improves ecological services with stormwater infiltration and increased habitat. • Provides educational opportunities through innovative stormwater infrastructure. • Largest urban park space in Keene. • Destination for bikers and walkers. • Potential for innovative play throughout park.
Cons
• • • • •
Limited or no yearly income to help maintain the park. Potentially high maintenance needed. Provides less varied use for the community. Potential for the space to feel too big and empty. Not sure of need for outdoor classroom.
Pros
• Involves multiple stakeholders. • Generates yearly income through the rental of the space. • Multiple use of the site (weddings, farmers’ market, concerts, theater, art shows, movie nights). • Programming guarantees the site’s use. • Attracts various age groups.
Conceptual Designs
A
Cons
• • • • • •
Puts structures within the flood zone. Requires staff to organize and maintain the space. Largest need for parking. Noise might be a concern for neighbors. There are other event spaces being planned in town. Maintenance increases with large events.
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Not for construction. This sheet is part of a student project.
C. Community Flexspace
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
B. Exploration Park
Ashuelot Greenspace Master Plan
A. Small Urban Park with a Green Development
Gallagher Hannan & Allison Ruschp The Conway School
Pros and cons of these initial conceptual designs were developed with community involvement.
A recreation hub is an area that supports social, cultural, and physical entertainment for all ages through activities, signage, social areas, and amenities. The Greenspace’s location along the Jonathan Daniels Bike Trail and the Ashuelot River, as well as its proximity to town, make it an ideal place for such a hub. This park could become an alternate entrance to the Ashuelot River Park with amenities for bikers, boaters and walkers.
Public art is important because it allows a community to express its identity and creates a deeper relationship between residents and their home. According to Penny Balkin Bach, of Fairmont Park Art Association, studies have looked at the economic development benefits of public art, and the effect of public art can have on a community’s sense of place (Green). Public art humanizes the built environment and invigorates public spaces (Americans for the Arts). Keene has a strong arts community, with two colleges and a number of local artists, that could be mobalized to help create sculptures or murals to be displayed at the greenspace. Public art could encourage tourism and economic development. Sculptures could also be combined with a children’s play area, encouraging discovery, that would also be aesthetically pleasing (see sheet 15).
Sign placement is an important consideration. Mini destinations can be created with signs in conjunction with other park amenities such as benches, restrooms, pavilions and scenic outlooks. These destinations can provide visitors with the opportunity to attend to several needs at the same place, as well as create an intersection where people can socialize and be comfortable (PPS). Recommendations: • Trail maps with destination spots, lengths, and potential travel times. • Educational signs about the endangered dwarf wedge mussel, priority habitats, and wetland ecology. • Signs about historical features such as the dam and the Faulkner and Colony Mill, and Native American history. • Signs about on-site stormwater infiltration techniques.
“An effective wayfinding system should be developed that allows people to find shops, trail linkages and other points of interest within the community.... Collaboration with local artists, health, cultural and historical organizations to create this program should be considered.” -Keene Comprehensive Master Plan (2010)
Elements to be included: • Bathrooms • Drinking water • Bike racks • Bike repair station (possible) • Picnic areas • Socializing areas • Access to boat launch • Kayak storage (possible) • Sign kiosk
“Throughout the planning process, discussions clearly articulated the community’s broad desire to increase physical connections to and among existing open spaces, neighborhoods, and the downtown core.” -Keene Comprehensive Master Plan (2010) “Explore locations that would support components of a City-wide bicycle share program.” -Keene Active and Passion Recreation Plan (2012)
“[O]pportunity exists to add to Keene’s public art – through sculpture, placement of pieces in redeveloped areas, and through creation of a distinctive outdoor experiential art museum that links public art with tourism and economic development.” -Keene Comprehensive Master Plan (2010)
Restrooms Restrooms have been mentioned as a need at the Ashuelot River Park. There is a composting toilet that is easily overlooked, and infrequently used (Bohannon). If the Ashuelot Greenspace is going to host events a bigger restroom, or portable toilets, will be necessary. The Keene Parks and Recreation Department cleans the public restrooms once a day in the summer, and an extra facility may add to their burden. The restrooms may need to be locked between events to restrict usage, and decrease vandalism and maintenance.
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Not for construction. This sheet is part of a student project.
Maps and signs provide important information for people trying to find their way around the park and its surrounding area. Signs can also educate visitors and encourage local pride with historical or environmental information specific to the site (PPS). Currently the Ashuelot River Park only has small signs to tell visitors they are on the Jonathan Daniels Bike Trail, and to clean up after their dogs. The Arboretum has small dedication plagues on the trees. There are no trail maps that show other trail connections or the distance of trails, or any educational signage about natural history. This type of information could help visitors explore and enjoy the park.
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Public Art
Elements for all Designs
Recreation Hub
Ashuelot Greenspace Master Plan
Maps and Signs
Gallagher Hannan & Allison Ruschp The Conway School
There are elements that should be incorporated in any design for the park: maps and signs, amenities for bikers and boaters and public art.
Stormwater is the rainwater runoff from impervious surfaces— those surfaces that do not allow the water to pass through them, such as pavement. When water is naturally absorbed into the ground, it is filtered through the soil and ultimately replenishes the groundwater. Alternately, conventional stormwater management techniques involve catching water flowing off impervious surfaces and funneling it into a series of underground pipes, potentially causing erosion and contaminating rivers and streams when the water ultimately outfalls. Low impact design helps to address the concerns of traditional stormwater management through a variety of techniques that mimic nature, including rain gardens and infiltration basins. Currently the site’s runoff is collected in two catch basins in the center of the parking lot. The water collects sediment and other contaminates on the site. The runoff then joins the culverted stream under the site, making its way through Keene’s larger stormwater infrastructure and eventually spilling into the Ashuelot River farther downstream (see sheet 12). When the site is redeveloped as a greenspace the stormwater should be dealt with on site with the use of rain gardens and infiltration basins. The Keene Planning Board has begun the movement toward new regulations for dealing with stormwater on site. The Ashuelot Greenspace could demonstrate green infrastructure techniques that will be required in new regulations. Any progressive, low impact design on the site could be explained to the public with informational signage.
Native plants are valued for their economic, ecological, genetic and aesthetic benefits. Using native plants to restore the landscape can help with native habitat and species loss. If the environment has been altered significantly, it will take some work to create the habitat that natives will flourish in. The Ashuelot Greenspace is currently a paved parking lot that will require some work to allow natives or any plants to survive and flourish. In the long run, natives could form a selfsustaining plant community that will not require as much maintenance because they are adapted to the local region (Dornor). The use of native plants for the Ashuelot Greenspace will add to functioning ecosystems that surround the site, provide new habitat for animals and insects, and educate the community through example and informative signs.
Recommendations: • Rain gardens and infiltration basins should be showcased on the greenspace with signs to explain the benefits, the process, and possibly where to gather more information. • Due to the high water table, infiltration may be slow on the site. Overflow infrastructure should be in place to ensure long standing pooling of water or flooding does not occur (see diagram on right for more information).
Overflow drain Water loving plants
Sand and top soil mix Gravel Rocks To stormwater infrastructure
Some ecological advantages of using native plants: • They provide native habitat. • They require little long-term maintenance if properly planted. • They produce long root system to hold soil in place • Native water-loving plants can help with stormwater infiltration and pollutant capturing.
Stormwater infiltration diagram with soil profile and backup overflow grate.
“One of Keene’s goals for the future is to establish stormwater systems that work with natural systems to manage stormwater as close to its source as possible. The planning process made it clear that a multi-pronged strategy will be required to manage stormwater adequately, prevent large-scale flooding and remain financially responsible through the establishment of this infrastructure.” -Keene Comprehensive Master Plan (2010)
“Stormwater best management practices (BMPs) and native plantings should be integrated into the landscaping to display Keene’s sustainable vision.” -Keene Comprehensive Master Plan (2010)
Not for construction. This sheet is part of a student project.
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Ashuelot Greenspace Master Plan
Native Plantings
Ecological Elements for All Designs
Stormwater Infiltration
Gallagher Hannan & Allison Ruschp The Conway School
Innovative stormwater management techniques and native plantings can be highlighted at the Ashuelot Greenspace to set an example for the community.
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Building this site into a greenspace will mean a sizable investment of time, labor and resources, all to make this a vibrant and usable place for the community. Therefore, it is important to make sure that this space is truly built for the community in mind and that the residents of Keene connect with this space in a way that is meaningful.
New York City’s traffic commissioner, Janette Sadick-Khan, has recently been receiving accolades for her innovative approach towards “how to launch projects quickly and inexpensively — pilot them with temporary materials to test them out” (Jacobs). This approach is what convinced Mayor Bloomberg that Times Square should be closed to vehicles, and become a pedestrian plaza. This same innovative thinking could be applied to the Ashuelot Greenspace site, in order to experiment with the space and see what is possible. Encouraging pop-up events on the site could help to determine the best uses for the site, appropriate aspects of design, and the necessary amount of parking, among other things.
This is not an easy task. Involving the community in planning decisions encourages a potentially messy conversation and debate about how certain spaces can, and should, be used. However, it also encourages civic engagement and creativity, and empowers people to dream big about how the places they live in can improve. Ways to plan with the community, instead of for them include: • Hold a design charrette for families from town, invite them to brainstorm about their dream playground. • Have a booth at the farmers’ market that asks residents opinions on different spaces for the farmers’ market, and ideas that they have for the market. • Get volunteers to help build the natural playground, to plant gardens or to build a pavilion for the farmers’ market. Ithaca Farmers’ market was built all by community volunteers in the 1980s. • Hold contests for public art displays.
With a little imagination it is possible to see that this site is already a usable and unique space.
“In addition to their capacity for creating a sense of attachment to place, great public destinations, through the interactive way in which they are developed and managed, challenge people to think more broadly about what it means to be a citizen.” -Project for Public Spaces (2013)
Plant slowly and encourage ecological succession Revegetating 3.5 acres with native plantings will require careful oversight and management by someone with experience and knowledge. Phasing the asphalt removal and planting phase of the project could lessen the maintenance, and make it easier to control the spread of invasive plants from the Ashuelot River Park onto the site. This phasing of revegetation could also involve planting a cover crop in order to enrich the soil and keep invasive species out. Gardens and plantings could then be developed gradually.
nydailynews.com
NYC’s Traffic Commissioner experimented with making Times Square a pedestrian plaza using traffic cones to block vehicles and temporary chairs and tables. The result was so successful that now the City is moving ahead with developing the space into a pedestrian only zone.
“If vibrancy is people, and citizenship is creative, it follows that the more that citizens feel they are able to contribute to their public spaces, the more vibrant their communities will be.” -Project for Public Spaces (2013)
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Not for construction. This sheet is part of a student project.
At a community meeting the preliminary design drawings (see sheet 23) were presented to twenty-five community members, many of whom had already had been consulted about the project. The response was overwhelmingly positive about all the possibilities that the project site has to offer. However, with so much at stake, it was clear that there are still many decisions that have to be made about how the space should be used. Instead of seeing this ambiguity as an impediment to the project, it is possible to see it as an opportunity to slow down the implementation of the project in order to get the best possible result. Phasing the project offers a chance to engage the community, “test” the space, phase expensive and time-intensive re-vegetation and to move forward with greening the space sooner rather than later.
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
“Test” the space before committing to a design
Exploring a Phased Approach
Involve the community in planning and building
Ashuelot Greenspace Master Plan
The Next Step...
Gallagher Hannan & Allison Ruschp The Conway School
A phased approach is proposed to engage the community, test new uses for the property, and better manage re-vegetation.
J E
Rain gardens (I) I throughout the park filter and infiltrate rain water. Rain gardens are also inserted into the remaining asphalt (J), J both to manage stormwater and to create visual interest. Native plantings throughout the site are both beautiful and low-maintenance.
H I A
D
J
C
If the farmers’ market is a success, the City could decide to move ahead with plans to build a permanent structure, and if not the area could always be developed into housing or more park space (see sheet 28 for details on phase two).
Questions that remain • Is the existing asphalt in good enough shape to use? • Would the City be willing to take on a half-finished project? • Is the farmers’ market really interested in this site?
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Not for construction. This sheet is part of a student project.
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
Master Plan Phase One
G
F
Ashuelot Greenspace Master Plan
B
The Master Plan recommendation for this site is in two phases. The first phase includes removing the asphalt and revegetating the western side of the site. This makes room for a park along the river, with an open picnic area (A), A a natural, sculptural playground B many private areas to sit and enjoy the views (C), C and a small, (B), secluded garden (D) appropriate for weddings and other gatherings. D Regrading the site slightly to form modest berms creates secluded seating areas (E) E and places for children to climb and play. On the eastern portion of the site, the existing asphalt remains as a low maintenance way to test the appropriateness of this site for a farmers’ market (F). F The market could bring vibrancy to the site, and make it a community gathering place. The asphalt could be made more visual appealing by commissioning local artists to paint murals and create custom sculptures (G). G People pedaling by on the bike trail may be enticed to stop in, and visitors to Keene arriving on busy West Street would be alerted to the market’s existence by signs in the Arboretum. During the week, the paved area (H) H could be used as parking for visitors to the Ashuelot River Park and boaters.
Gallagher Hannan & Allison Ruschp The Conway School
Master Plan Phase One: Community Park with Farmers’ Market
Cons • The market will require a large parking lot. • The site will not stay on the tax rolls. • Large structure may look empty throughout the rest of the week.
B. Greenspace Pros • Maximum permeable surface and ecological benefits. • Lots of urban greenspace for the residents to enjoy. • Residents could be involved in the planning and implementation of second phase greenspace. • Observations about how the first half of the park is used could help guide the planning and design of the second half. • A large open space for community events could be incorporated into the design. • No structures in the flood zone. Cons • The site would not be on the tax rolls. • The large greenspace would necessitate maintenance. • Would require a large endowment for future maintenance as there will be no other income.
D. Two “Green house” nursing homes
• Even with the control from the Surry Dam, there is still a question to whether or not it is good practice to build homes in the flood zone. • No area for large community events with parking.
Cons • Even with the control from the Surry Dam, there is still a question to whether or not it is good practice to build homes in the flood zone, especially a high risk population like the elderly. • Depending on the health of the residents, they may not be able to take advantage of the site’s proximity to town, or to the Ashuelot River Park. • Depending on the health of the residents, there may have to be barriers or fencing put up between the houses and the park, making the development less integrated into the park. • No space for community events.
approximate area of development: 1 acre Pros • There is a need for small homes for young families and professionals in Keene. • The duplexes leave space for neighborhood park in the southeast part of the site. • The site’s location provides access for residents to use public transit or walk to town. • Development could be integrated into the park, and provide “eyes” on the park. • Residents could take advantage of park amenities, young children could use the play space. • Income from development could go towards the continued maintenance of the park space. • Area is left for small events, such as a garden or pavilion for weddings and limited parking. Cons
Note: Eight duplexes were chosen to be represented here as recommended by local land use consultant Brickstone, LLC. If this alternate were chosen, additional research would be needed to determine the number and sizes of houses. An alternative plan could include attached workforce housing with small apartments and shared common areas (see sheets 17 and 18) may bring more vibrancy to the site.
approximate area of development: 1.5 acres Pros • There is a need for elderly housing in Keene, especially with the closing of the Cheshire Nursing Home. • The site’s location would allow for elderly to easily get to town by walking or bus, if they were self sufficient. If not, the location could be beneficial for workers and visitors. • There is funding available for this type of development, part of which may be available for improvements in and maintenance of the park space.
Not for construction. This sheet is part of a student project.
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
C. Eight small duplexes
Ashuelot Greenspace Master Plan
approximate area of development: 1-1.5 acres Pros • Provides a permanent location for the farmers’ market with a greenspace. • The scenic location of the site will help attract those who might otherwise not use the market and encourage those who already shop at the market to linger. • Residents, local farmers and food establishments could help plan how to best design the space. • The farmers’ market will ensure the site’s use. • The farmers’ market area can be rented out for other events. • The site’s rental by the market and the other events will help fund the maintenance of the area and the park. • Park space will have stewards through the farmers’ market organizers. • The site’s proximity to the bike trail could encourage visitors to use alternate forms of transportation to get to the market.
Master Plan Phase Two Alternatives
A. Permanent Farmers’ Market
Gallagher Hannan & Allison Ruschp The Conway School
Master Plan Phase Two Alternatives
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Element Asphalt & Fill Removal Soil standard (Type B) Organic Soil (Type A) Fence Removal Light Pole removal Catch Basins removal Grading Vegetation Subtotal Mobilization Design Administration Contingency Total Cost
Amount Units 6,300 cubic yard 6,300 cubic yard 6,300 cubic yard 1,435 linear feet 8 each 2 each 1 lump sum 1 lump sum percent percent percent
Low Cost $ 20 $ 10 $ 30 $ 4 $ 200 $ 100 $ 23,000 $ 300,000
Low Subtotal $ 126,000 $ 63,000 $ 189,000 $ 5,740 $ 2,800 $ 200 $ 23,000 $ 300,000 $ 709,740 3% $ 7,097 20% $ 70,974 15% $ 70,974 $ 858,785
High Cost $ 30 $ 20 $ 50 $ 6 $ 350 $ 150 $ 27,500 $ 650,000
1% 10% 10%
High Subtotal $ 189,000 $ 126,000 $ 315,000 $ 8,610 $ 2,800 $ 300 $ 27,500 $ 650,000 $ 1,319,210 $ 39,576 $ 263,842 $ 197,882 $ 1,820,510
Initial Cost Estimates for Removal and Revegetation of Master Plan Phase One If the site is developed in accordance with the master plan, phase one includes removal of pavement from the 2-acre western portion, removal of fill and then adding of two feet of new soil (one foot of standard soil and one foot of organic material). The excavation and re-vegetation will cost approximately $349,531 to $789,133. Element Asphalt & Fill Removal Soil standard (Type B) Organic Soil (Type A) Fence Removal Light Pole removal Catch Basins Grading Vegetation Subtotal Mobilization Design Administration Contingency Total Cost
Amount Units 2,800 cubic yard 3,300 cubic yard 3,300 cubic yard 1,435 linear feet 4 each 2 each 1 lump sum 1 lump sum 1 percent percent percent
Low Cost $ 20 $ 10 $ 30 $ 3 $ 500 $ 1,000 $ 13,000 $ 175,000 1% 10% 10%
Low Subtotal $ 56,000 $ 33,000 $ 3,564 $ 4,305 $ 2,000 $ 2,000 $ 13,000 $ 175,000 $ 288,869 3% $ 2,889 20% $ 28,887 15% $ 28,887 $ 349,531
High Cost $ 30 $ 20 $ 50 $ 3 $ 500 $ 1,000 $ 16,000 $ 400,000
High Subtotal $ 84,000 $ 66,000 $ 5,940 $ 4,305 $ 2,000 $ 2,000 $ 16,000 $ 400,000 $ 580,245 $ 5,802 $ 116,049 $ 87,037 $ 789,133
Elements Benches Bike racks Picnic Tables Trash Cans Signs Trail Head Sign
Cost $ $ $ $ $ $
Subtotal Cost Restrooms
$ 125,000 lump sum
Total Costs
1,400 1,200 1,500 800 250 5,000
Unit each each each each each each
Low High Amount Amount Low Cost 2 10 $ 2,800 1 5 $ 1,200 4 10 $ 6,000 3 5 $ 2,400 3 5 $ 750 1 1 $ 5,000
High Cost $ 14,000 $ 6,000 $ 15,000 $ 4,000 $ 1,250 $ 5,000
$ 18,150 $ 45,250 $ 125,000 $ 125,000 $ 143,150
$ 170,250
Not for construction. This sheet is part of a student project.
Park elements, such as benches, picnic tables, and signs, will be determined in the final design of the site. This initial cost estimate gives an idea of their costs.
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
If the whole site is done at once, taking up the asphalt and about a foot of fill underneath and then two feet of fill is brought in (one foot of standard soil and one foot of organic soils) and then re-vegetated the site the initial cost could range from $862,379 to $1,820,509.
Ashuelot Greenspace Master Plan
Initial Cost Estimates for Park Elements
Preliminary Cost Estimates
Initial Cost Estimates for Removal and Revegetation of the Entire Site
Gallagher Hannan & Allison Ruschp The Conway School
These cost estimates include asphalt and fill removal and the initial costs of development. Additional expenses will be needed to develop a play space and other elements of the site. Maintenance costs will be additional.
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Keene’s Active and Passive Recreation Management Plan. City of Keene Parks and Recreation Department. May 2012.
Bingham, E., et al. “Ashuelot River Park, Keene.” Natural Resource Inventory. Keene State Student Project, December 2010.
Keene New Hampshire Parks and Recreation Needs Assessment Survey Results. City of Keene Parks and Recreation Department. January 2012.
Bohannon, Andy. Personal conversation. March 10, 2014.
Keene’s Comprehensive Master Plan. City of Keene Planning Department. September 2010.
Burack, Thomas. Letter with planning department from NHDES Department of Environmental Services- File #2010-00421, April 16, 2011. Denise Burchsted. Email correspondence. March 19, 2014. Dorner, Jeanette. “Why Use Native Plants?” An Introduction to using native plants in restoration projects. Nation Park Service. Web Accessed 3/14/14. http://www.nps. gov/plants/restore/pubs/intronatplant/whyusenatives.htm Environmental Protection Agency (EPA). “Impacts.” Heat Island. 9 Aug. 2013. Web. Accessed 4/14/2014. < http://www.epa.gov/heatisland/impacts/index. htm> Environmental Protection Agency (EPA). “Stormwater Management.” U.S. Environmental Protection Agency. Web. Accessed 3/14/14. http://www.epa.gov/ greeningepa/stormwater/ Ernst, Julie and Martha Monroe. “The effects of environment-based education on students.” Critical thinking skills and disposition toward critical thinking. 10.4 Environmental Education Research, Nov. 2004 Federal Emergency Management Agency (FEMA). Document 18184. Web. Accessed 3/19/2014. https://www.fema.gov/media-library/assets/ documents/18184 Ginsburg, MD and Kenneth R. “The Importance of Play in Promoting Healthy Child Development and Maintaining Strong Parent-Child Bonds.” Committee on Communications, and Committee on Psychosocial Aspects of Child and Family Health. Green, J. “Why Public Art is Important.” The Dirt, Uniting the Built & Natural Environments- ASLA. Web Accessed 3/14/14. http://dirt.asla.org/2012/10/15/ why-public-art-is-important/
Kuo, Frances E., and Andrea Faber Taylor. “A Potential Natural Treatment for Attention.” Deficit/Hyperactivity Disorder: Evidence From a National Study. American Journal of Public Health 94.9. Sept. 2004 Love, Lisa C. “The Fruit and Scent Playground.” Stockholm4kids. Stockholm4kids, 28 May 2011. Web. 28 Mar. 2014. McCann, Dianne. “Playful by Nature, Pierce’s Park Opens at the Inner Harbor in May.” Examiner.com. Examiner, 24 Apr. 2012. Web. 28 Mar. 2014. Miller, Lauren. The Faulkner & Colony Mill.. History Packet No. 5. Historical Society of Cheshire County Natural Play. “Incorporating natural elements into fixed play areas.” Russell Play. Russell Play. Web. 20 March 2014. <http://www.russell-play.com/natural-play. asp.> New England EnviroStrategies, Inc. ASTM Phase 1 Environmental Site Assessment Report. Concord, NH. File No. 12039. December 2012. “Our New Playground.” Keene State - Child Development Center- For Farmilies. Web. Accessed: 3/13/14 http://www.keene.edu/office/cdc/families/playground/ “Pervious Concrete Pavement for Stormwater Managment.” “Porous Asphalt Pavement for Stormwater Managment.” University of New Hampshire: UNH Stormwater center, 2010. Web. Accessed 3/14/14 < http://www.unh.edu/unhsc/ sites/unh.edu.unhsc/files/unhsc_pervious_concrete_fact_sheet_4_08.pdf> < http://www.unh.edu/unhsc/sites/unh.edu.unhsc/files/porous_ashpalt_fact_sheet. pdf>
Wardle, Francis. Outdoor Play: Designing, Building, and Remodeling Playgrounds for Young Children. http://www.earlychildhoodnews.com/ earlychildhood/article_view.aspx?ArticleID=65 Weinstein, N., Przybylski, A. K., & Ryan, R. M. (2009). “Can nature make us more caring? Effects of immersion in nature on intrinsic aspirations and generosity.” Personality and Social Psychology Bulletin, 35, 1315-1329. Wells, N.M. (2000). At home with nature: Effects of “greenness” on children’s cognitive functioning. Environment and Behavior (32), 6, pp 775-795.
Data Sources for Maps: Complex Systems Research Center, Institute for the Study of Earth, Oceans, and Space (NH Granit). Layers: county, hydrology, conservation, wildlife action plan (floodplain and shrub marsh), roads, buildings, DESwetlands, sidewalks, tax parcels, stormwater, and parking lots. Bing Maps. Aerial Photographs. Accessed 3/2014. www.bing.com/maps/ Google Earth Pro. Aerial Photographs and Elevation profiles. Accessed 3/2014. Google Maps. Aerial Photographs. Accessed 3/2014. www.google.com/ maps/
References
Bowman, P..J. “Habitat Profile, Floodplain Forests.” New Hampshire Wildlife Action Plan. NH Fish and Game Department, 2005. Appendix B pg 60.
Title L, Water Management and Protection. Chapter 485-A, Water pollution and waste disposal. Web. Accessed 3/17/14. http://www.gencourt.state.nh.us/rsa/ html/L/485-A/485-A-mrg.htm
People for Public Spaces (PPS). “Importance of Signage.” People for Public Spaces. Web. Accessed 3/14/14 http://www.pps.org/reference/signage/ Phippard, Jim. Email Correspondance. 13 March 2014.
Hague, Emily. Email Correspondence. February 19, 2014.
Dugan, Jack. Email Correspondance. 20 March 2014.
Ithaca Farmers’ Market. Web. Accessed 3/20/2014. http://www.ithacamarket. com/
Sanborn, Head & Associates, Inc. Limited Phase II Environmental Site Assessment. March 2013
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Not for construction. This sheet is part of a student project.
Bartosh, Oksana. “Environmental Education: Improving Student Achievement.” Thesis. Evergreen State College, 2003.
Americans for the Arts. “Why Public Art Matter.” Americans for the Arts, Public Art Network Council: Green Paper. Page 1. Web. Accessed 3/14/14. http:// blog.artsusa.org/artsblog/wp-content/uploads/greenpapers/documents/ PublicArtNetwork_GreenPaper.pdf
Graduate Program in Ecological Design 332 S. Deerfield Road, Conway, MA 01341 (413)369-4044 www.csld.edu
“Climate Wizard.” Climate Wizard. The Nature Conservancy, 2007. Web. 25 Mar. 2014.
Ashuelot River Local Advisory Committee (LAC). “Summery of Issues.” Ashuelot River Corridor Management Plan, 2006
Johnson, Page. “Donald and Barbara Zucker Nature Exploration Area, Prospect Park Alliance, Brooklyn New York, 2013.” All the best playground are here. November 14, 2013. Web. Accessed 3/13/14. http://www.play-scapes.com/play-design/ natural-playgrounds/donald-and-barbara-zucker-natural-exploration-area-prospectpark-alliance-brooklyn-new-york-2013/
References
Ashuelot Greenspace Master Plan
“The Future of Asphalt.” PaveGreen. N.p., 16 Mar. 2014. Web. 16 Mar. 2014. <http://www.pavegreen.org/index.php?option=com_ content&view=article&id=126:warm-mix-asphalt&catid=50:warm-mixasphalt&Itemid=111>.
Gallagher Hannan & Allison Ruschp The Conway School
NY Farmers’ Market. “The Value of Farmers’ Markets to New York’s Communities.” Farmers’ Market Federation, 2006. Web. Accessed 3/20.2014. http://www.nyfarmersmarket.com/pdf_files/FarmersMarketsCommunityDev.pdf) ( http://www.ithacamarket.com/)