Clemson Park Revitalization Report by Destination by Design

CLEMSON PARK REVITALIZATION ANALYSIS & PUBLIC WORKSHOP REPORT PUBLISHED 01.12.15

DECEMBER 10 & 11 2014 @ THE HISTORIC TRANSYLVANIA TRUST CO. IN BREVARD, NC

PRODUCED FOR:

PRODUCED BY:

TABLE OF CONTENTS

SITE ANALYSIS

PUBLIC ENGAGEMENT

11 30

NEXT STEPS

APPENDIX

A-1 IMAGE FAVORABILITY STUDY RESULTS

ABOUT THE ANALYSIS & PUBLIC WORKSHOP REPORT: This report represents the culmination of the Research and Analysis and Public Engagement Phases of the Clemson Park Revitalization project.

ANALYSIS Clemson park revitalization

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1 ANALYSIS The consultant team analyzed the Clemson Park Revitalization study area at three different geographic scales. These include:

in this chapter: 1. Regional Analysis 2. Study Area Analysis 3. Site Analyses

• The REGIONAL ANALYSIS , which considers the study area’s context, highlighting the importance of its location on the periphery of the downtown core and its function as a gateway to the Brevard Music Center and the Bracken Preserve; • The STUDY AREA ANALYSIS , which considers the Clemson Park Revitalization Project as a whole; • The SITE ANALYSES , which breaks down the study area into three smaller, distinct sections (sites) for more detailed analysis. These analyses are discussed in greater detail below.

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The Clemson Park Study Area, located at the intersection of Caldwell and Main Streets, is a place of significant importance to the City of Brevard. The study area lies on the western edge of Brevard’s vibrant Main Street and serves as a gateway to the Brevard Music Center and the Bracken Preserve. Future development within the Study Area will impact thousands of visitors en route to major tourism destinations and must contribute to Brevard’s distinctive downtown environment.

nc h Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS user community

The study area is located on the Western Edge of Brevard’s Main Street, with Bracken Preserve, Brevard Music Center, and Brevard College in the nearby vicinity.

Study Area Analysis The project study area encompasses several properties in the vicinity of Clemson Park in addition to the park area itself. For analysis purposes, these properties have been grouped into three (3) distinct sites: Clemson Park proper (Site 1), the Williams & Austin properties (Site 2), and the Rice Property and the adjacent alley (Site 3). Each site is examined in more detail on the following pages.

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For planning purposes, the project study area was divided into three (3) distinct sites.

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site analyses site 1 analysis: Clemson Park Clemson Park is the location of the former Clemson Theater, a movie theater that stood on the site from the early 1900â&#x20AC;&#x2122;s until the 1990s. Civil rights are an important theme on this site. Long-time locals recall times when African Americans were restricted to using a separate door to enter the theater and then had to sit upstairs in the balcony instead of in the main auditorium below. A large Norway Spruce currently dominates the small space allotted for Clemson Park.

Clemson Park is approximately 1/3 of an acre, and its limited size presents a significant constraint to developing a park. A Duke Energy easement prohibits the installation of large trees or any other permanent obstructions within 12 feet from the back of the sidewalk. A large tree dominates the existing open area near the north end of the site, while the southern end of the property is used for parking. This parking area has a wide aisle width (26 feet) that could be reduced to allow for a wider sidewalk and more comfortable pedestrian experience along S. Caldwell Street.

The sidewalk along Caldwell St. is relatively narrow creating a feeling of exposure for the pedestrian.

Positioned at the intersection of Main Street and Caldwell Street, the Clemson Park location is highly visible. Numerous traffic related signs clutter the corner of the intersection.

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1: ANALYSIS

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Clemson park revitalization

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site 2 analysis: wILLIAMS & aUSTIN properties The Williams and Austin properties are the largest undeveloped tracts within the study area. The site is flat and fails to adequately drain during a storm event. Views of the downtown area as well as the mountains beyond are visible from the siteâ&#x20AC;&#x2122;s higher elevations. The Williams property, formerly occupied by a laundromat and gas station, is eligible for entry into the NC Brownfields program and has an established plan for continued evaluation of contaminants.

The existing building is abandoned, but could potentially be re-purposed.

The commercial lot for sale at the corner of W. Main St. and Caldwell St. (referred to as the Austin property in this study) could tie together the Clemson Park tract to the Williams tract.

Site 2 is vacant and informally being used as a parking lot.

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1: ANALYSIS

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site 3 analysis: Alleyway & rice property Site 3 presents a unique opportunity to consider pedestrian and vehicular circulation within one of Brevardâ&#x20AC;&#x2122;s downtown blocks. The connection across N. Caldwell St. at Probart St. is difficult for pedestrians and would benefit from a crosswalk.

The narrow alleyway measures less than 10 feet in width and gradually slopes away from Main St.

Whereas the portion of the alley nearest Main St. has the potential to become exclusively pedestrian, the alleyway nearest Probart St. will need to remain open to vehicular traffic.

The alleyway behind the Rice Property is included in the study. Currently the alley provides access to a parking lot from the Probart St. entrance and will need to remain accessible to vehicles. However, between the parking lot and Main St. the alley constricts to less than ten (10) ft. wide and could be converted to pedestrian-only use. Creating pedestrian-only alleyways like this is important to Brevardâ&#x20AC;&#x2122;s downtown building owners because of the resulting potential to subdivide buildings for smaller retail spaces that can front the alley. Another important consideration is the need to access electricity and water within the alleyways, both for private business owners and during downtown events. Whereas the circulation aspects of Site 3 have some intriguing characteristics, the Rice Property presents some challenging design factors. For instance, the site is narrow. This would limit the amount of supporting surface parking any commercial building would have available. Also, the parcel is on the north side of a building, resulting in a shaded tract throughout much of the day. This limits some of the opportunities for an ideal outdoor greenspace.

Recent demolition of a dillapidated building has left a vacant corner tract on Probart & Caldwell Streets. A recent study shows that the parcel could only support 16 parking stalls if it were to become a parking lot.

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1: ANALYSIS

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1: ANALYSIS

PUBLIC ENGAGEMENT Clemson park revitalization

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2 PUBLIC ENGAGEMENT in this chapter:

The consultant team worked with the Brevard Planning Department to facilitate a two (2) day public design workshop on December 10th and 11th, 2014. The purpose of the workshop was to gather insight from citizens, develop initial concepts based upon participant input and listen to their feedback. The workshop was held at the Historic Transylvania Trust Company Bank in downtown Brevard, just across the street from Clemson Park. This was an ideal workshop location as the entire study area lay within a short walk.

1. Advertising the Event 2. Meeting Methodology 3. Communicating the Vision

Advertising the event The event was advertised through multiple channels to reach a broad audience of potential participants. City staff developed radio and newspaper ads which ran in local media outlets. Staff also distributed flyers to businesses in the downtown and beyond, and erected a banner at Clemson Park.

An event banner was placed at Clemson Park to advertise the public meeting.

mEETING methodology The public design workshop had a total of six (6) stations (illustrated to the right as “A” through “F”). City staff worked alongside the consultant team as facilitators of the workshop. lization rk Revita a P n o s s: Clem kshoP station liC WoR oRkshoP

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The meeting had a total of six (6) stations

On December 10th and 11th, 2014, more than 80 citizens from Brevard attended the two (2) day public design workshop at the Historic Transylvania Trust Co. building. Clemson park revitalization

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Learn about the project Station B was comprised of several exhibits that provided participants with an overview and general context of the project. This station included a regional analysis map of the greater Brevard region that highlighted the site’s relationship with several of Brevard’s major entities such as Brevard Music Center, Brevard College, and Bracken Preserve. The geographic scope of the project was depicted on an enlarged aerial photograph. The DbD Principal, Teresa Buckwalter, explains the project’s three primary study area sites project to some of Brevard’s eager youth. (Clemson Park, the Williams & Austin Properties, and Rice property with the connecting alleyway) were also identified for participants to better understand. This station also included a fact sheet that succinctly outlined the project as well as past plans and studies that carried implications for the project.

study area sites After learning about the overall project at Station B, participants moved through stations dedicated to each of the three sub-sections of the study area. At each of these sub-stations, an enlarged map of the specific site provided detailed information on the characteristics of its physical environment, opportunities, and constraints. Here participants submitted their own ideas on an “ideas in the making” board (shown on the following page). Participants also responded to a visual preference survey (shown on p. 16), comprised of photographs of a variety of design elements. Respondents identified stylistic preferences by placing green stickers on images they found appealing and red stickers on images they found unappealing. Although not scientific, this feedback helped steer the design team. Throughout the workshop, the consultant design team utilized participant comments, preferences & discussion ideas to develop conceptual sketches and renderings.

Each of the three (3) sub-stations contained an enlarged site analysis map, an “Ideas in the Making” board, and a visual preference survey.

p. 14

2: Public engagement

visual preference survey Using images, instead of words to describe possible design elements helps the design team gain a â&#x20AC;&#x153;gut reactionâ&#x20AC;? from participants to various materials and styles. The following images rated highly among participants. The complete results can be found in Appendix A-1.

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Clemson Park

williams & austin Properties

alley & rice property

2: Public engagement

Tell the story In order to inform the design process, participants were asked what was important to them about their community as a whole at the “Tell the Story” station. Participants were asked to complete the sentence in the banner below. Results are shown in a word cloud, with the largest words representing the most number of times this idea was stated.

T H E CLE M SO N P ARK RE V ITAL IZ ATIO N P R O J EC T P R O V I D ES A N O P P O R T U N I T Y T O “ B EC O M E M O R E B RE VA RD ” .

THE STORY I WANT TOLD ABOUT BREVARD INCLUDES...

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Design Station At the Design Station, Destination by Designâ&#x20AC;&#x2122;s Landscape Architects, Architects, and designers were hard at work transferring citizensâ&#x20AC;&#x2122; ideas into design concepts for each section of the study area. Once concepts were developed, they were pinned to the wall for participants to review and provide comment. Comments and feedback gleaned in one-on-one discusssions about the designs helped inform subsequent iterations.

Local artist, Billy Smith, offered his talents at the Design Station by using a lightbox to illustrate his idea for a sculpture at Clemson Park (shown on p. 20).

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2: Public engagement

Speak your Mind! Finally, participants were invited to “Speak their Mind!” in an open-ended, conversational setting. This was a change in format from the more structured feedback methods of the previous stations. A discussion node was set up to facilitate informal discussion and reflection on the project. Major themes and ideas that emerged from these conversations were captured on an easel pad by facilitators. These major themes included the need for more public space, how currently-vacant properties should be re-used and whether green space or a multiple-use development was favored.

Brevard’s Director of Planning & Zoning, Josh Freeman, enjoys the conversation from workshop participants.

Clemson park revitalization

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Communicating the vision Throughout the public workshop, the consultant design team worked to interpret ideas generated by Brevard residents, business owners, and workshop participants. A series of design considerations were discussed and resulted in various concepts, renderings, and drawings. This section provides an overview of some of the concepts developed from the public workshop.

Clemson Park design considerations 1. Incorporate African-American history onto site. 2. Create a refuge from the high traffic. 3. Consider removal of large trees to create more space. 4. Work with NCDOT to remove/relocate signage and signalization infrastructure. 5. Re-locate Butterfly Sculpture and consider its incorporation into a butterfly garden.

clemson park art exhibits Two ideas for art exhibits (illustrated below) were generated at the public workshop. The idea for a Dynamic mural stems from the site’s cinematic history. Instead of a static, painted mural, different images would be projected against a wall. The Sculpture exhibit was generated by local artist Billy Smith. His concept depicts how African-Americans were required to use a side entrance to the Clemson Theater. Once inside, these visitors were led to segregated seating in the theater’s balcony. With the sculpture exhibit, 3D sculptures blend into a mural painted onto the Co-Ed Cinema’s wall.

dynamic mural exhibit p. 20

2: Public engagement

sculpture exhibit

concept one: movement

The Movement Concept, would celebrate the African American history of the property through sculpture and mural. The design operates on two levels: for pedestrians and for those in vehicles driving by. Pedestrians proceed through the site via a prominent, curvilinear walkway. There is a seatwall which provides a sense of enclosure for users. A large wall screen with alternating images will capture the attention of those in vehicles.

concept two: modern throwback In the Modern Throwback Concept, the site’s history is paid homage while creating a “fresh” downtown place. Key features include a neon sign and awning modeled after the historic Clemson Theater; however, now the awning supports a green roof. A substantial water wall located on the side of the Co-Ed Theater’s wall subdues traffic noise while providing a backdrop to informational signage in the theme of vintage movie posters. This concept also incorporates Billy Smith’s Sculpture Exhibit (page left). Finally, a dynamic mural (page left) is cast against a proposed wall that doubles as a parking lot screen.

Clemson park revitalization

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williams & austin properties design considerations 1. Acknowledge the potential that the site may contain hazardous soils. Examine on-site remediation or off-site removal. 2. Consider using the site topography as an asset (ex: parking garage or tower w/ views). 3. Work to create spaces of refuge from the loud traffic noises of Caldwell St. 4. Consider a right-in, right-out turn on Probart Street to make the intersection safer. 5. Work to strengthen Probart St. as an important gateway to the Brevard Music Center.

concept one: Open Space The Open Space Concept utilizes phytoremediation techniques to repair soils on site (see phytoremediation exhibit on the next page). A series of boardwalks lead visitors through the park and also keep people away from contact with comtaminated soils. Once the phytoremediation process alleviates the contaminants, features such as an event lawn for a small music stage could be implemented. The most notable feature of this concept is a lookout tower situated in the middle of the site on a large berm, from which views of downtown Brevard and the mountains would be visible.

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2: Public engagement

phytoremediation: A tool to reclaim lost open space Phytoremediation is a process whereby plants are used to stabilize and remove contamination from soils. Utilizing phytoremediation on the Williams tract would require a phased approach. The first phase would involve planting appropriate vegetation for the specific contaminants, installing boardwalks, and educational signage. Over time, more â&#x20AC;&#x153;parklikeâ&#x20AC;? elements could be incorporated.

over time more features are added

PHASE ONE

PHASE TWO

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concept two: mixed-use with two-story parking Mixed-Use concepts for this property were also considered for two reasons: 1.) the location of the property makes it difficult for a park setting given noise from traffic; and 2.) the proximity to downtown make the opportunities for a mixed-use develop ample. The first concept developed at the workshop utilizes the siteâ&#x20AC;&#x2122;s topography for a two-story parking deck. This mixed-use concept would provide varying sizes of retail spaces as well as a residential component. A key feature of this concept is a large urban plaza businesses could utilize for outdoor dining.

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2: Public engagement

concept three: building + open space The Building + Open Space Concept is a true mixed-use development. A prominent 4800 square-foot building would anchor the Caldwell St. and Probart St. intersection. The building could house retail on the ground floor with four 1200 square foot residential units above. In order to create a pedestrianfriendly environment, parking for the building would be situated behind the building. The Austin tract provides the open space in this concept. A bike maintenance station, green wall, outdoor eating area, and fountain are some of the notable features.

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Probart & Caldwell: an architectural study The intersection of Probart St. and Caldwell St. serves as a gateway to the Brevard Music Center, making its architectural style and function of significant importance. Two concepts are illustrated below showing how a mixed-use development could strengthen the Music Center gateway. The diagram shown to the left shows how these building concepts would fit onto the site in plan view.

traditionalist concept The Traditionalist Concept is inspired by Brevardâ&#x20AC;&#x2122;s iconic courthouse. As the topography climbs up Probart St. so does the building, with units having access directly onto the street.

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arts & crafts concept In the Arts & Crafts Concept, a retaining wall would be used to manage the siteâ&#x20AC;&#x2122;s topography. As vehicles ascend Probart St. here they pass through a literal gateway at the top of the hill.

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2: Public engagement

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ALLEY & rICE Property design considerations 1. Alleyways provide a unique opportunity for smaller retail space: building owners can subdivide their building interiors and have an entry onto the alleyway. Business signage at the alley entrance will be key to wayfinding. 2. Make alleyways inviting to walk through with the use of lighting, better groundplain materials (rather than concrete or asphalt) and attractive public art. 3. Consider using typical furnishings, such as lighting or benches, already found throughout Brevard to help create a unified downtown theme. At the same time, alleyways are an opportunity to show off unique design concepts to attract pedestrians. 4. Consider making portions of the alleyway pedestrian-only for a more walkable downtown.

alley concept One: A new Main st. space This alleyway concept features a brick gateway set back ten feet from the Main Street sidewalk. The resulting 10 ft. x 10 ft. area creates a unique public space directly on Main St. A focal point at the end of the alleway will create interest for pedestrians and will prevent vehicles from using this section of the alleyway.

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Alley Concept two: covered walkway Alley Concept Two’s main feature is a covered walkway, or “urban umbrella”. Because of the substantial amount of rainfall Brevard receives, a covered walkway from parking lots to Main St. has potential to become more than just an inviting downtown element. The urban umbrella feature could prove to keep downtown shoppers in Main St. stores during less than ideal weather. In an effort to orient pedestrians, this concept names each unique alley.

named alleyways will help orient pedestrians

covered alley

Softer ground material, (cobbles) but still meets ADA

Substantial Planter

The City of Brevard receives more rainfall than Seattle. The urban umbrella concept, shown in the image to the left, would provide cover to alleyway pedestrians.

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2: Public engagement

Rice Property site plan concept The Rice Property presents design challenges because of its limited size: at approximately 60â&#x20AC;&#x2122; wide and 140â&#x20AC;&#x2122; long, fitting a retail space as well as parking will be challenging. In this scheme, office or residential space is located above a ground-level parking accessed from Probart St. Offices or residential units would be located above this parking lot. A small, (1,000 square-foot), ground level retail space would front Caldwell St. A staircase off of the Caldwell St. sidewalk would be used to access second story offices/ residential units. A sidewalk behind the Rice property would parallel a two-way vehicular driveway and improve overall alleyway circulation. Decorative paving would mark the point at which the alleyway would change from vehicular use to pedestrian-only use. Topography and drainage considerations need to be taken into account as this alley is re-designed.

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NEXT STEPS Information, ideas and comments from participants of the public workshop will help inform the overall master plan. The next steps in the process include refining concepts for each property; presenting alternative scenarios and concepts to Brevard City Council; and developing a phasing plan. 1.) Refine Concepts. The Consultant team will use the feedback to develop and refine design alternatives for each property in the study area. 2.) Present concepts to city council. The council retreat, planned for the end of January 2015 will provide a critical point in the process at which council members will be able to inform the direction of the proposed concepts. 3.) Provide phasing plan. The complexity of the overall project warrants a phasing plan which will identify the necessary steps and priorities to realize implementation. The Williams tract, in particular, will require a phased approach to address the necessary remediation of contaminated soils.

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2: Public NEXT STEPSengagement

Clemson park revitalization

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APPENDIX Clemson park revitalization

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A APPENDIX A-1 iMAGE FAVORABILITY STUDY RESULTS The following reperesents the complete visual preference survey results from the public workshop conducted on December 10th and 11th at the Historic Transylvania County Trust Co. Within each study area site, participants responded to images in which they were able to select stylistic preferences. Instructions were provided to workshop participants (shown below) before moving on to each of the three sites.

Visual Preference Study Instructions

PURPOSE:

Thank you for participating in the Visual Preference Study! The purpose of this study is to determine preferences within the built environment of the City of Brevard.

Hereâ&#x20AC;&#x2122;s how to get involved: Each participant will receive two dots (one green & one red) per each page of four images. Place a green dot ( ) on the image you find most appealing. Place a red dot ( ) on the image you find most unappealing. Leave two images without any dots. Provide any comments with a post-it note to the right of the image. C le m s o n P a r k R e v it a liz a t io n

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appendix

Rate each photo of the historic interpretation you would find most appealing for Study Area 1? Use the following rating system of colored dots: Appealing

Rate each photo of the Public art style you would find most appealing for Study Area 1. Use the following rating system of colored dots:

Unappealing

Appealing

Unappealing

Place your Dot Below

12 Place your Dot Below

C lemson Par k Revitalization

Cl em so n Pa r k Rev i t a l i z a t i o n

Rate each photo of the bicycle support structures you would like to see used at Study Area 2. Use the following rating system of colored dots: Appealing

Place your Dot Below

Rate each photo of the water features you would find most appealing in Study Area 2. Use the following rating system of colored dots:

Unappealing

Appealing

Place your Dot Below

Unappealing

Place your Dot Below

Rack

Place your Dot Below

Rack + Shelter

Place your Dot Below

Locker

Place your Dot Below

Maintenance Station

C lemson Par k Revitalization

Cl em so n Pa r k Rev i t a l i z a t i o n

Clemson park revitalization

p. 35

Rate each photo of the landscaping style you would like to see used in Study Area 2. Use the following rating system of colored dots: Appealing

Rate each photo of the USE you would find most appealing in Study Area 2. Use the following rating system of colored dots: Appealing

Unappealing

Place your Dot Below

Place your Dot Below 9 green 8 red

Place your Dot Below

Place your Dot Below 9 green 20 red

Place your Dot Below

Place your Dot Below 20 green 9 red

Place your Dot Below

Place your Dot Below 13 green 7 red

Cl emson Par k Revitalization

Cl em so n Pa r k Rev i t a l i z a t i o n

Rate each photo of the Alley features you would like to see used in Study Area 3. Use the following rating system of colored dots: Appealing

Use the following rating system of colored dots:

Unappealing

Appealing

Place your Dot Below

Cl emson Par k Revitalization

appendix

Place your Dot Below

1 Place your Dot Below

Place your Dot Below

Unappealing

Place your Dot Below

p. 36

Rate each photo of the Parking lot features you would like to see used in Study Area 3.

Place your Dot Below

22 Cl em so n Pa r k Rev i t a l i z a t i o n

Clemson park revitalization

p. 37