The Green Fabric: Boyne City Waterfront Masterplan

The GREEN FABRIC

A Development Plan for Boyne City Waterfront LA 447 | Xiao Hou | December 2015

Acknowledgements Karen Rusccher LA447 Class Instructor Mike Cain City Manager of Boyne City Bill Johnson Founder of JJR Bob Ford President at Bauer Ford Reclamation, BFR Steve Troost Campus Planner at Michigan State University Ken Weikal President at Kenneth Weikal Landscape Architecture Sandy Bliesener Principal at O'Boyle Cowell Blalock & Assoc., Inc. Bob Chipman Landscape architect + Product designer Wayne Beyea Community Planning specialist Patrick Judd Principal at Conservation Design Forum Pat Crawford Assoc. Director at School of Planning, Design & Construction

This plan is the result of course LA447, or Juried Design Studio, at Michigan State University. It is developed with valuable inputs from the course instructor, jurors from landscape architecture and planning backgrounds, and the City Manager of Boyne City. Thanks to my classmates who have valuable inputs throughout the course. Thanks to Roger Trancik who provided the theory basis on finding lost space. Special thanks to Haoxuan Xu, who I worked with in a group to produce the master plan together.

The GREEN FABRIC

A Development Plan for Boyne City Waterfront LA 447 | Xiao Hou | December 2015

TABLE OF CONTENTS CHAPTER 1

Introduction

6

CHAPTER 2

Existing Conditions

9

CHAPTER 3

The Master Plan

21

CHAPTER 4

The Design Process

27

CHAPTER 5

The City Connection

43

CHAPTER 6

Conclusions

53

Aerial View of Boyne City Charles Dawley, 2007, Flickr THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 5

©boynecitymainstreet.com

<The juried design process. Left: In the first site visit, Michael Cain, the City Manager of Boyne City, pointing at the project site, is giving the class a presentation of the Boyne City Waterfront. Right: After presenting the individual master plan, students are listening carefully to the Jurors. Jurors shown in this photo: Bill Johnson, Bob Ford and Karen Rusccher. Photo by Xiao Hou.

CHAPTER 1

Introduction Course Project Description

The project for the semester is an existing waterfront area located in Boyne City, Michigan. The project area includes Existing Parks that are located along the Lake Charlevoix coastline and the street adjacent to the project site. The Parks include: Peninsula Park, Sunset Park- both north and south of the Boyne River outlet, Veterans Memorial Park and areas north of that- which include the new pavilion for the farmers market and baseball field, a new City Hall and Boyne City Open Space (475 North Lake Street) which is currently a vacant property.

This is a challenging case study design for Wa6 / INTRODUCTION

terfront Park, because of its context within existing developments, industrial sites, as well as the relation to the vernacular context, existing users, and local tourism draw. The intent of this project is to create a comfortable, activity driven, public area, that celebrates the community and how it relates to the Lake Charlevoix waterfront. It needs to have a distinct “sense of place” that enhances the existing retail areas and neighborhoods that are adjacent to it.

The design challenge is to create a place for people to live, work, play, and learn that will: 1. Create a sense of place and identity.

2. Turn buzz words into the design: green, sustain-

able, walkable, village node, human scale, connectivity, mixed-use, healthy, traditional neighborhoods, multi-modal transportation, and social network.

3. Connect to major adjacent land uses and facilities.

4. Consider the pattern of human use and community values.

5. Provide all season activities.

6. What is the existing land use mix and how can it be socially and environmentally woven into the fabric of the proposed design?

Juried Design Process

LA 447, or Juried Design Studio is a course that provides students with the opportunity to define, develop, and carry out an extensive and detailed design project that is based on a real site, program needs, and client input.

The project is individually tailored by each student, with a variety of different details being developed in the master plan and site design phases. As the student progresses through the project, they

will be responsible for presenting each phase of their plan to different jurors throughout the semester. Through constructive criticism and client input, the student’s work, including background research, inventory and analysis, program development, site design, design development/illustrative graphics details, written material and oral presentations, will aim to envision the future of the Boyne City Waterfront.

The overall objective of this course is for the

student to take a design project from initial master plan conception through the site design phase, as an independent project manager, responsible for all aspects of the project's development. This combination of organizational, creative, and communication skills will bring together all elements of past courses and experiences to arrive at creative and implementable solutions to the project needs.

The Juror Group

The juror group is essential to this course.

Karen Rusccher LA 447 Instructor

Mike Cain City Manager

Bill Johnson Landscape Architect

Bob Ford Landscape Architect

Steve Troost Campus Planner

Ken Weikal Landscape Architect

Sandy Bliesener Landscape Architect

Bob Chipman Landscape Architect +Product Designer

Wayne Beyea Planning Specialist

Patrick Judd Landscape Architect

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 7

boynecitymainstreet.com/on-the-water/marinas/

placemaking.mml.org/how-to/boyne-city-main-street/

©"Settlers to Sidewalks"

From left: Historic photo of Boyne City in the early 1900s, Quality of life-events on Water Street, Quality of life-city life meets water.

Boyne City, A Brief History John and Harriet Miller are credited with being the area’s first non-native permanent settlers. After Harriet dreamt of a bear-shaped lake with an abandoned cabin at its east end, the Millers traveled from New York and landed on the shores of Boyne on November 14, 1856. They claimed a cabin abandoned

by Mormons as their home. John and his sons soon discovered a scenic stream that reminded John of a famous river in Ireland. He promptly christened it the Boyne River.

The lumbering era thrust Boyne City from its quiet beginning into a bustling industrial center.

From the mid-1880s to the 1920s, the community was known as the lumber capital of northwestern Michigan. The community’s population grew as people traveled to where jobs could be found. By the 1920s, the mill whistles silenced. The lumber boom was over.

Boyne City & Southeastern Railroad began bringing freight to town in 1893. The service was designed to connect Grand Rapids and Indiana to Great Lakes shipping from Boyne City’s harbor.

While the railroad was a critical component in lumbering, it also found an identity as an ideal way for passengers to travel north in comfort. The railroad eventually closed in 1978.

During the city’s lumber boom, a variety of businesses needed to support a thriving community were established. Many of these businesses remained af8 / EXISTING CONDITIONS

ter the lumber era ended. Tourism has become a primary industry as the community draws summer residents to their second homes and for visitors who travel north for the weekend to fill lakeside cabins.

It’s obvious that the Boyne area is still booming.

With its schools within walking distance of downtown, diverse businesses enabling people to live, work and shop close to home, and events such as spaghetti dinners still making personal calendars, residents and visitors enjoy the value of relationships and the opportunities found in each day.

Now: Quality of Life Boyne City is known for its safe, attractive and diverse neighborhoods, and its vibrant, pedestrian-friendly Downtown. Access to parks, pathways, open space, and recreational facilities are all valued as important aspects of living here.

Since its inception, Boyne City has attracted people from around the country looking for a better quality of life. The city has a range of activities throughout the year.

Boyne City is a riverside & water oriented community, the waterfront open spaces are targeted as points of interests. Lake Charlevoix is the city's biggest asset. The class of LA447 has done an extensive amount of research, and went through several stages to envision a better future for Boyne City.

CHAPTER 2

Existing Conditions Boyne City is where life meets water. The class of LA447 did the site inventory and analysis together as a group to quickly understand the site in a limited amount of time.

With Input from:

Karen Rusccher LA 447 Instructor

Mike Cain City Manager

Steve Troost Campus Planner

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 9

The Waterfront Study Area

Land Use & Zoning These maps of different scales show the location of Boyne City ranging from the State of Michigan to the Boyne City Waterfront study area.

The map below shows the context of this site. The major study areas include: Peninsula Beach Park, Sunset Park, Veteran's Memorial Park and Boyne City Open Space.

BOYNE CITY

MICHIGAN

State Scale

City Scale

Regional Scale

LAKE CHARLEVOIX

Private Condos BASEBALL FIELD AND DIRT TRAFFIC LOOP

PENINSULA BEACH PARK

PRIVATE CONDOS

E MAIN ST

NT S T

SUNSET PARK

RIVER ST

WATER ST

RAY ST

ELL

HONEYW

RESIDENTIAL

N PARK ST OLD CITY PARK

0 10 / EXISTING CONDITIONS

T KE S

S LA

NORTH ST

S PARK ST

CITY HALL

Downtown Core

RESIDENTIAL

Potential for Redevelopment

S LAKE ST

S LAKE ST

Site Scale

VETERAN'S MEMORIAL PARK

STATE ST

FRO

ITY NE C BOY SPACE N OPE

250'

500'

1000'

1. The downtown core area is vibrant and active, but the area north of Boyne River is less active. It shows the potential for redevelopment.

2. The private condo is a major concern within the waterfront area that prevents the waterfornt from being a continuous one, therefore it is im-

portant to consider the private-public relationships while developing the site.

3. The residential areas are located near the two ends of the waterfront, therefore the waterfront parks adjacent to the residential areas should be community oriented.

0

250'

500'

1000'

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 11

Access to Water

Being the biggest asset, the lake needs to be accessible both phisically and visually.

Connectivity Study

There should be a continuous connection within the waterfront area.

Peninsula Beach Park - Sunset Park Currently the public realm at the waterfront is disconnected by the private condos. The plan should provide ways that can reconnect the waterfront. Examples like the city can provide community space as incentives to seek easement of the private property.

The parking lot in Peninsula Beach Park is also disconnecting the pedestrian experience. The master plan should think of ways to relocate some parking space in this park with regards to the city zoning ordinance.

View Analysis / View Access

Physical Access / Edge Condition

Nodes / Access points

The view is obstructed by private condos and Honeywell. The overall objective of this site should include ways to construct a better view to the Lake. Newly proposed structures within the waterfront area should help construct a better view to the lake. Examples include trees with higher branches, or landforms that gives the otherwise open land a visual interest.

From the community input and the analysis, there is a need to create better ways to access the lake. Direct access like beach or terrace should be considered in the programs. Softer edge like terraced wetland can also be considered to increase public access to water although the plants should be selected regards to the climate condition.

This maps shows different access points to the waterfront. Parking takes away the connectivity of pedestrians and takes up valuable land of the waterfront, therefore alternative parking locations adjacent the waterfront should be considered. Major nodes to access the waterfront should be enhanced visually so that it will invite people across the street.

Sunset Park - Veteran's Memorial Park The major concern is that Boyne River and Lake Street are barriers that prevents pedestrian movement from the downtown core area, which is located at Water Street currently. The plan should provide a continuous walking experience from the downtown core across Boyne River and across Lake Street. The road bridge at the intersection should be reconsiderd to better connect pedestrians.

Lake Street Examples of waterfronts that works in Michigan 1

2

1. Charlevoix bandshell

3 2. Harbor Springs waterfront 3. Charlevoix beaches

4. Traverse city waterfront

The city connection is critical for Boyne City to bring people to the waterfront.

What makes these work?

These are examples of cities near Boyne that have successfully found ways to incorporate the water with the downtown.

Veteran's Memorial Park - Boyne City Open Space

The photos show maximum waterfront usage with beaches, activity space, boat slips, and plenty of viewpoints.

The open space currently lacks connection on Lake Street, The narrow space behind Honeywell is critical for a complete waterfront experience.

These examples showcase proven techniques and practices that can be given a â&#x20AC;&#x153;Boyne flairâ&#x20AC;? to make them unique to the city.

t

tree

S Lake 4 12 / EXISTING CONDITIONS

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 13

Site Context - Peninsula Beach Park

Site Context - Boyne City Open Space

Peninsula Beach Park Study Area

Boyne City Open Space Study Area

Boat Launch

Private Marina 4 1

6

1. Public Restroom

4. Parking Lot Drop-off

This restroom is located in the center of this park. It can have some buffer.

This drop-off roundabout is not pedestrian oriented therefore needs improvement.

5

2

ne

6

Peninsula Beach Park

Boy

4

City

n Ope

ace

Sp

1. View of Honeywell

4. Abandoned Building

Honeywell factory blocks the view to the lake and disconnects Boyne City Open Space with Veteran's Park.

This building has the potential to be re-used for a public-private partnership opportunity.

2. Back of Honeywell Factory

5. Beach Edge Condition

Easement at the lakeside should be considered. Currently it is narrow and not suitable for walking. Connection can be established at this site.

The beach currently lacks environmental stewardship. Trash accumulates.

3. Temporary Parking Lot

6. Lake View

This place looks like temporary. It shows that this site is open to development.

It has a great lake view, and because it is open and facing west, this place should be great for watching sunset. More seating.

Private Condos

5

Fron t

ctory

well Fa

3

2

City Hall

Private Condos

Honey

3

th

Nor

Trailer Park

reet

St Lake

1

Stre e

t People have to walk through the big parking lot in order to access the water.It disconnects the pedestrian experience.

Family Fare

Dollar General Vogel Street

5. Pedestrian Disconnection

This pump house treats wastewater. It services about 2/3 of the city developed properties.

Water Street

Main Street S Lake Street

2. Pump House

North Park Street

0

125'

250'

500'

Peninsula Beach Park is located between a private marina and a private condo development. Creative solutions should be provided to connect this park to the city center.

14 / EXISTING CONDITIONS

3. Sand Volleyball Court

6. Non-accessible Beach

The volleyball court is good for the community.

Currently there is no public access at this private beach.

0

125'

250'

500'

This place is newly opened to the public. It also has a sunset view facing west. It should be established as a community-oriented park because it is far from city center, and its proximity to the community.

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 15

Site Context - Sunset Park and Veteran's Memorial Park Sunset Park and Veteran's Memorial Park Study Area Unutilized View of Water

5

New Development Shopper's Dock

2

5. Playground Activities for kids should be kept.

3. Open Space in the Park There are lots of openspace in this park.

Main Street

Water Street

2. Farmer's Market The well-known farmer's market in the downtown will see an update proposed by the city.

City Hall

3

S Lake Street

Public Parking Lot

This place has a great view of the lake, but is the current situation good for pedestrians? A better connection is needed.

Veteran's Memorial Park

Sunset Park

1

4. Pedestrian Bridge

Baseball Field

City Marina and Boat Launch

4

1. Downtown Streetscape The waterfront should be able to connect to the city with regards to the character of the downtown vernacular.

0

125'

250'

500'

Being the major part of the waterfront, and due to its approximity to the downtown core, this area is better utilized than Peninsula Beach Park and Boyne City Open Space. Currently this area is not very pedestrian friendly. It should continue the pedestrian experience from downtown.

16 / EXISTING CONDITIONS

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 17

Existing Studies of the Site

Boyne City has conducted several studies that are in close relation with the waterfront. The master plan design process should recognize the needs and interest ideas of these plans and build up on them,

Proposed update by the City

Proposed by the city, the Farmer's Market and the City Hall will see an update. The master plan should be developed considering the vernacular of the proposed structure.

The New City Hall

•The new building will create a more user-friendly environment while adding a new focal point to the downtown area •Provide views of the park and the waterfront, utilizing one of Boyne’s best assets •Will also house both the police and fire department

Waterfront Master Plan (2006)

The plan was carried out by Mark Robinson & Associates in collaboration with the community, and succeeded in meeting most of the communities needs and wishes.

It provided: 1. Addition of more boat slips 2. Direct access to the lake such as beach access and terraces 3. Improved pathways 4. Attempts to link the shops of the downtown to the water through enhancing the nodes at Sunset Park.

5. Concentrated grand green area consists of Sunset Park, Veteran's Memorial Park, The City Hall site and even the Honeywell site.

Knowing the features contained in the plan, in conjunction with the community concerns, helps give us a clearer picture of how to address the problems while pleasing the community

18 / EXISTING CONDITIONS

Trail Town Master Plan (2015)

The regional map shows the regional trail system that connects Boyne City with City of Charlevoix and Boyne Mountain / Boyne Falls.

The plan: 1. Identified the trailead located at Old City Park.

2. Shows the major circulation loop in Boyne City north of the downtown core area.

3. Suggested streetscape enhancement to attract visitors using the trails.

The New Farmer's Market

•The best in Northern Michigan and is looking to enhance it.

•Will provide year round service and striving to become a community HUB despite the season.

•Will facilitate both people inside and outside of the market, usable by all people.

The plan proposed Boyne City to be a future trail town. The master plan should consider program elements that will attract and benefit both residents and the trail users.

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 19

PROJECT STATEMENT Boyne City has an invaluable asset, Lake Charlevoix.

Boyne City is also "Where life meets lake". But currently, the waterfront is rather underdeveloped. The main constraint that we found out is the connectivity through the waterfront area and the lack of access to water. By connecting the city with the waterfront through a continuous greenway system and a series of green infrastructure, we hope to both create a better place for the residents and also help the city make the waterfront a catalyst to draw visitors to the city.

CHAPTER 3

The Master Plan The Master Plan has been developed together with Haoxuan Xu as a group effort. The thought process went through several stages with the help of Jurors, the instructor and the exchange of ideas with peers. This chapter shows the final product of the master plan.

With Input from:

Karen Rusccher LA 447 Instructor

Mike Cain City Manager

Bob Ford Landscape Architect

Steve Troost Campus Planner

Ken Weikal Landscape Architect

Sandy Bliesener Landscape Architect

Model of the Proposed Waterfront Xiao Hou + Haoxuan Xu with SketchUP + Photoshop 20 / EXISTING CONDITIONS

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 21

concept: THE

GREEN FABRIC

T

he concept evolves from the nature of water. When we were looking at the figure-ground relationship of the project area, we favored the natural character of water--it flows, connects and fills a space. By using the nature of water as a metaphor, we were trying to fill the urban area with a series of continuous well-defined space that will better connect people from the city core. A better-connected street system will also attract tourists using the trail. After further exploration of the concept, we think a better connection to the water is needed, so we introduced the "green" component--a series of green infrastructure which will both serve as a visual cue to lead people to and within the waterfront and also an ecological and sustainable component.

Objectives and Program Elements OBJECTIVES: 1. Top Community Goal: Attract Visitors & Retain Families, & Supporting Jobs 2. Design for All-age, Family 3. Design for Both Residents & Visitors 4. Create Activity Spaces for all season activities 5. Create a Pedestrian Friendly Space

The underlying concept for Boyne City's waterfront is “The Green Fabric: towards a sustainable connection”. Green not only means green-way connection, but it also means sustainability. By looking at the form of the street system surrounding the waterfront area, we see a roadway system that is woven both longitudinal and latitudinal similar to a piece of fabric. We think the two-way connections that can be seen in the architecture of a piece of fabric can represent our design philosophy by weaving the city and the waterfront into a connected green and blue fabric. This will help residents and visitors experience this area in a connected way.

Currently, there are two distinct areas, the beautiful natural waterfront and the hard urban areas. The urban street system is ‘hard’ and the green spaces and waterfront are ‘soft’. The design also seeks to weaves together the city with water, private with public, young with old, residents with visitors, and all season activities into one connected fabric.

22 / THE MASTER PLAN

ELEMENTS: 1. Green space 2. Outdoor Performance Space 3. Gathering Space (Parks, Plazas) 4. Multi-use Pathway 5. Ball Fields (Baseball, Beach Volleyball) 6. Skate Park 7. Winter Activity 8. Playground 9. Beach 10. Water Based Activities (Boat Launch, Kayak, Canoe Launch, Marina) 11. Fishing Dock 12. Farmer’s Market 13. City Hall 14. Parking (Enhanced Parking Lot, Street Parking, 15. Trailer Parking, Bike Racks) 16. Visitor Center (Information Center, Wayfinding System) 17. Gallery, Local Art, Place for Creative Workers Food stations

Image of a preliminary program list

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 23

This plan weaves together the city with water, private with public, young with old, residents with visitors, and all season activities into one connected fabric.

TH

THE

LAKE CHARLEVOIX

EC O BE MMU AC H P NITY AR K

TERRACED WETLAND AND STAGE

1 2

17

3

25

18 t

16 12

5

13 14

8

10

State Street

N Lake Street

Water Street S Park Street

11

6

S Lake Street Ray Street

Existing Condition

15

7

River Street

E Main Street

4

9

24

et

N

23

tre eS k La

28 27

19

THE GREEN CORRIDOR

22

N Park Street

0 21 / THE MASTER PLAN

31

29

North Street

Stre e

NITY MMU ARK O C THE LAND P 30 WET

26

20

THE GARDEN CORRIDOR

Fro nt

21

Vogel Street

MASTER PLAN

125'

250'

500'

SITE ELEMENTS 1. Overhead structure that creates a sense of space 2. Skatepark with a circular design, activity for kids 3. Terraced seating and walkway, gathering space for the community 4. Proposed green mix-use parking structure 5. Enhanced alleyway, giving a better view to the lake 6. Central element at the intersection 7. Landforms that creates a pleasant seating space for watching sunset 8. Riverwalk behind the business at water street 9. Enhanced Shopper's Dock that has more space for boats 10. Green corridor that links downtown across Boyne River from Water Street to the northern part of the waterfront 11. Continuous multi-use pathway that links the waterfront 12. Addition of the city marina 13. Open space in front of City Hall for big events 14. Veteran's Memorial (existing) 15. Farmer's Market (new addition proposed by the city plan) 16. Children's Playground, update from the existing one.

17. Terraced wetland that treats stormwater and gives wild grass aesthetics 18. Walkway on the lake expanding from the marina, also a breakwater structure 19. A central green walkway going to the lake with flowerbeds connects with 10 20. Plaza having the Chamber of Commerce building as a central piece 21. Boardwalk giving direct access to the lake, integrated with the terraced wetland 22. New city hall proposed by the city 23. Concentrated parking lot that serves both the city hall and the park 24. Existing baseball field, the layout is changed to give people a better view 25. Amphitheatre that incorporates wetland plants that terraced down to the water 26. Restored beach giving people more access to water 27. Existing Honeywell Factory 28. Gathering space for the community 29. A straight paved walkway that has a visual element that also serves as seating 30. Pier that gives people direct access to the lake 31. Expansion of this boat launch. The city boat launch is relocated here.

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 25

Thought process- the beginning of a journey

A

fter studying the Trail Town Master Plan (2015), we found a need to enhance the three blocks north of Boyne River. Then we found a lost space in between the current development through a figure-ground analysis. After that, we came up of the concept of "Form and Flow of Water": it takes the quality of water, which fills the lost space. We think a better connected city core will benefit the waterfront by its nature.

After zooming out and study the city connection, we then zoom into our study site, which is the waterfront area. We especially looked at the Waterfront Masterplan done by Mark Robinson & Associates in 2006. The city manager said this plan was well received by the community. We liked the idea of a continuous green central area that consists of Sunset Park, Veteran's Memorial and the site for the city hall, even to the Honeywell site. Knowing that the Honeywell factory is not likely to move and understanding the number one city goal is to attract and retain family-supporting jobs, we limit our core area to sunset park and veteran's memorial park. We include the city hall site because the city manager said that they are still looking at the layout of this site. We also looked at the Marina Masterplan. There is a need for expanding the city marina at the core site. The plan also suggests the city remove the city boat launch at the core site and expand the boat launch that is north of the Boyne City Open Space. We think this will make the central core area a continuous experience without the interception of vehicles, which currently is a barrier for the pedestrian movement.

CHAPTER 4

The Design Process The design process has been the most valuable experience for this project. After the group inventory and analysis phase, Haoxuan Xu and I set out on a journey to explore what Boyne City's waterfront can be like. We invite you to go on this journey with us. This chapter is organized chronologically.

With Input from:

Haoxuan Xu and I happily discussing the master plan. Starting from left: Xiao Hou, Haoxuan Xu. photo by Xumei Wang Karen Rusccher LA 447 Instructor

Diagram showing a connected city center as the driver for visitors coming from the land

23 / THE DESIGN PROCESS

Mike Cain City Manager

Bob Ford Landscape Architect

Steve Troost Campus Planner

Ken Weikal Landscape Architect

Sandy Bliesener Landscape Architect

Preliminary Functional Use Diagram

Functional Use Diagram Evolution

FIGURE-GROUND STUDY v First program list and analysis drawing

We went back and did a figure ground analysis suggested by instructor Rusccher, inspired by Roger Trancik's theory "Finding Lost Space". The most important lost space we discovered is in the white square. From here we rethinked our design from an urban perspective.

Process: Exploration of design philosophy within the quality of water

B

eing the first functional use diagram, this shows our initial ideas on how the city can be connected to the water. We recognized key nodes to access the waterfront, both from the city and from the water. We also recognized major corridors, which remains as the idea throuout the project. Here we focused on the waterfront area and how it is connected to the water and the rest of the city.

25 / THE DESIGN PROCESS

1. Form of water—solid, liquid, gas It changes its form, and they are interconnected. They form a triangle.

They link to the system with the transition of energy.

Water fills a space; it links to the idea of filling lost space.

2. Energy+Movement Water's ability to flow remains at its liquid and gas state. When things are stable, it is hard to move. To give something energy, to energize an object, it can move.

3. Unity Water molecules came together, to form one common ground, which relates to the small town feel.

Idea: different elements come together, form a common focus.

It weaves human structures with nature, guides people both visually and physically.

4. Soft + Hard Urban fabric is hard; water is soft by its nature.

Water is soft, yet it can fill the lost space of the urban region.

FIRST CONCEPT : “Flow” and “Form” of Water 1. “Flow” Water flows anywhere, everywhere, when there are obstacles. It emphasizes the connectivity throughout the site.

2. “Form” Water can fill in every space, any space.

Water can morph into any shape that is given.

<Trail Town Master Plan Enlarged Connection

PEDESTRIAN CIRCULATION ANALYSIS

We were also studying the city master plans at the same time. From Trail Town Master Plan (2015) and the Economic Development Plan, we discovered the need to expand the city center to the north.

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 29

Second Functional Use Diagram

Site Synthesis

T

he second functional use diagram focuses on the urban scale. We identified the major connection through expanding the city center. This diagrams gives insights on what the connection would be once the Trail Town Master Plan gets implemented

COMMUNITY ORIENTED

City center as the key driver for pedestrian flow

City center connects to the waterfront across Boyne River.

ACTIVITY CENTER

COMMUNITY ORIENTED

Activity center and community oriented ends

A

fter studying the Waterfront Masterplan (2006),

we took the idea of having a central green space and expanding the city marina. The red arrows shows the suggested connection that expands the city core through the alleyway.

WATERFONT MASTER PLAN (2006)

27 / THE DESIGN PROCESS

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 31

Concept Evolution After our first presentation, juror Ken Weikal shared his insights on our projects. He likes the idea that the water-

Preliminary Master Plan

front can "flow" into the city, but he thinks the edge of the site should be addressed more. So we did one more diagram addressing the possible layout of the city connection and then dive into ways to better connect the waterfront. A green connection, we think.

After a change of concept, we then tried to develop the first master plan. Juror Sandy Bliesener liked our idea of using the green connection to connect the waterfront, but she pointed out our weakness on the two ends-Peninsula Beach Park and Boyne City Open Space has not been addressed enough. Karen Rusccher pointed out that the graphic does not convey the green connection clearly.

THE URBAN CONNECTION

Here we studied the possible layout of the urban connection. I discovered a hidden alleyway on Water St, which inspired me to link the pedestrian movement across the main street to the other side of the city. It also takes the first idea of connecting pedestrians to the main corridor, located at the central green space. Ways to connect the Peninsula Beach Park is also explored.

THE GREEN CONNECTION

This diagram shows the greenway connection we studied. The diagram marks a greenway connection that weaves the waterfront together with the city and the lake.

T

Note of green connection 29 / THE DESIGN PROCESS

his master plan is an attempt to address the issues we've studied into the waterfront. With the concept, we focused on the central area, which consists of the former Sunset Park and Veteran's Memorial Park. We brought in the "green" aspect through exploring the circulation pattern within the central area. Haoxuan has a passion for ecological design, so we brought in the soft green movement along the lake together with a hard walkway that extends from the urban fabric. We think the waterfront area should be a space where the soft water meets the hard urban area. The direct connection from the city will also embrace the view to the water. Besides the curvy multi-use pathway that connects the site, we also purposed features such as terraced wetland, terraced amphitheater, restored beach to create better access to water as well as activities.

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 33

Circulation Study

Site circulation 2: Circular

The preliminary master plan was developed after we studied the functional use and circulation of the central area. We then explored several types of circulations.

Functional Use Study

Site circulation 3: straight

Site circulation 1: Central

Core Site Plan

This alternative studies of circulation help us to determine the general circulation pattern as weaving hard with soft together.

Concept Sketch of the Garden Corridor Note on weaving hard and soft circulation together at the waterfront

sketch by Haoxuan Xu

Core Site Development

The Terraced wetland

Refined alternative

This alternative seeks to consider issues brought up by the Jurors-lack of arking. A central parking lot is designed as an alternative that can also serve as a gathering space for special events.

Site circulation 4: Soft at edge Model of Sunset Park

Site circulation 5: Branching

31 / THE DESIGN PROCESS

Site circulation 6: weaving

Weaving Refined

T

he result is a weaving type of circulation. It enhances the view to the lake from the city, brings people directly to the waterfront with constructed wetland and connects to the rest of the site by its soft pathways.

THE FINAL DESIGN

The design shows here evolves from the former studies. It addressed former studies and considered the needs of the different group of users. The green aspect is emphasized through wavy, soft edges. It does not try to change the change the site too much, considering teh feasibility for implementation in the future. It serves as a guideline but brings green infrastructure to the city that will lead the city to a greener future.

0

125'

250'

500'

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 35

The Community Parks

Peninsula Beach Park and Boyne City Open Space are designated as community parks by our study.

Community Park Development - PENINSULA BEACH PARK

1. Create community oriented park

Goals and Objectives

The program elements here are geared towards the community because of its adjacency to the residential area COMMUNITY ACTIVITY CENTER COMMUNITY and a disconnection to the city core. The ORIENTED ORIENTED community also expressed their need for Peninsula Beach Park and Boyne City Open Space being a family oriented park according to Wayne Beyea. This two parks should become a center for the community.

2. Sustainable, Educational According to the city goals, this park should demonstrate the education of sustainability and provide more activity for kids.

COMMUNITY BOYNE CITY OPEN SPACE PROPOSED SITE FOR MIXED USE PARKING RAMP PENINSULA BEACH

Alternative 1

COMMUNITY

3. Create a multi-use pathway Create a multi-use pathway throughout this park that connects to the central core area, both connects the community to the central core or invites visitors to a more quiet area.

4. Enhance public private connection Address the relationship between private and public. Namely connection with the private condos near Peninsula Beach Park and Honeywell site near Boyne City Open Space.

Alternative 2

5. Relocate parking for a walkable waterfront

The strategy for this site is to relocate the parking within Peninsula Beach Park that currently disconnects pedestrians from accessing the water both visually and physically.

The site is chosen because it is zoned as city core, and it is adjacent to Peninsula Beach. Currently there are business in this block. With regards to creating a green connection, we propose a mix-use parking ramp that has green wall that extends the city green. The ramp here will not reduce the valuable views to the lake because it is located behind the condos.

THE DESIGN PROCESS

The diagrams explored ways to connect to the city core. There are interesting thoughts such as using relocated parking as incentives for the private condos and using green or bio structures to create a sense of space. The structures also acted as gateways of the community. The plan kept a major open space in the middle of the park for events like fourth of July.

Illustration of the green / biomimicry shade structure 33 / THE DESIGN PROCESS

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 37

Peninsula Beach Park Plan

1

2

Biomimicry / Green Structure with surrounding terrace.

Adapted from this image, this structure will serve as a shade structure as well as the visual continuation.

buildabetterburb.org/2013/wp-content/uploads/2014/01/ GreenWalledGarage_slideshow_06.jpg

3

4

5 6

0

35 / THE DESIGN PROCESS

125'

250'

photo by myself

SketchUP model view 1 This view shows an overall context of the community park. People are enjoying the sunshine on the Beach

7

500'

SketchUP model view 2 This view gives a closeup look at the proposed green / biomimicry structure, the central green space, and the terraces surrounding the area. The structure also weaves together the pumphouse.

Mixed-use Parking Structure This structure sits at a concentrated location, within the city core.

The greenwall on this structure is a visual continuation of the greenway connection.

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 39

Community Park Development - BOYNE CITY OPEN SPACE

Form Study Circulation and Structures

Boyne City Open Space Plan

Circulation Alternative 1 Pedestrian way

A

A'

B

B'

Concept Section Elevation of the Contiuous Structure that forms seating

B' B

A' A

Preliminary Plan

Refined Plan

Refined Plan Alternative Precedent image of the continuous structure in the wetland

THE DESIGN PROCESS

The diagrams explored the circulation patterns with regards to our concept, which weaves soft and hard together. The purpose of this site it to serve as a gathering space for the community. The wetland constructed here will serve as a demonstration and education component.

37 / THE DESIGN PROCESS

0

62.5'

125'

250'

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 41

With Input from:

VETERAN'S MEMORIAL PARK

PROPOSED GREEN CORRIDOR Karen Rusccher LA 447 Instructor

Mike Cain City Manager

Steve Troost Campus Planner

Ken Weikal Landscape Architect

Bob Chipman Landscape Architect

CHAPTER 5

LAKE CHARLEVOIX

WATER PLAZA

INFILLED PARK

RIVER WALK

EXISTING PARKS AND GREENSPACE

SUNSET PARK

PENINSULA BEACH PARK

CITY CORE

NOT TO SCALE

THE CRITICAL RELATIONSHIP OF THE CITY CONNECTION

This diagram illustrates the importance of the city connection. This is a intersection that is critical for the success of the waterfront.

1. The design seeks to enhance the connectivity across the river by enhancing the alleyway on Water Street, turning Boyne River into a riverwalk with outdoor eating opportunities, creating a pedestrian bridge across the river, turning the edge of Boyne River into terrace and terraced wetland, infill the current surface parking lot, purposing concentrated underground parking here, and connect to the proposed green corridor.

2. The design seeks to move people across Lake Street by installing special paving on street, creating looking out deck on the road bridge, adding activity space such as ice rink and mounds that considers the use for all season, creating more access to the lake by creating terraced wetland, turning the area adjacent to the shopper's dock into an active plaza that serves food, adding kayak launch and storage to shopper's dock to increase pedestrian movement between the lake and the city center.

The purpose here is to provide a viable alternative for the city that works together and to generate ideas instead of making a final product to be implemented.

42 / THE CITY CONNECTION

The City Connection

A

fter the group project, we went into developing a more detailed plan that continues the design concept. The site chosen here includes Sunset Park and the sites adjacent to Boyne River till Old City Park. There are no best designs, there will only be the ones that are suitable. This design gives an example for the city to reimagine the urban connection across Boyne River and Lake Street.

In the master plan, the main idea behind this project is to both physically and visually connect different parts of the waterfront through a â&#x20AC;&#x153;greenwayâ&#x20AC;? system. The city connection is critical as a more walkable district will both enhance the experience of residents and attract more visitors.

Within this urban area, the design explores the idea of expanding the downtown core from Water Street across the river and Lake Street through a green and sustainable connection.

The terraced wetland system gives people better access to water both visually and physically. By making the water treatment basin at sunset park visible, the proposed green infrastructure will serve as a tourist attraction and in the mean time an educational component that can lead Boyne City to a more sustainable future. The proposed ice rink at sunset park will create activities Within Sunset Park, more access to water is added. It also enhances the sunset view of this park by creating mound area for people to sit and enjoy the beautiful sunset. The proposed infilled park will connect the existing parks to the waterfront both at the river and through the proposed green corridor described in the master plan.

The Thought Process

1

5

6

3

4

ROAD CROSSING & EDGE CONDITION 9

CHALLENGES & SOLUTIONS

RIVER AS FRONT

STUDY NOTES These are the notes that I wrote when I was looking at this specific site. It is not big site, but lots of relationships needed to be considered.

44 / THE CITY CONNECTION

8

Campus Planner Steve Troost have influenced me to recognize the importance of our design, which is the green corridor. After inputs from the course instructor Karen Rusccher, I decided to focus on the urban connection. It is a critical area for the success of the whole waterfront. My teammate Haoxuan Xu did the design for the central core area. We branched out from our original concept but kept the core within our designs. I focused more on the urban connection, and she focused more on the green aspect. Our project can make a complete design solution together.

2

VIEW & ROAD CONNECTION

7

TERRACE, PAVEMENT AND WIDTH

PEDESTRIAN BRIDGE OPTION 10

11

WINTER ACTIVITIES-ICE RINK, SLIDING HILL

12

VIEW ACCESS TO WATER

SUNSET PARK DESIGN

SUNSET PARK CIRCULATION

CIRCULATION STUDY

CIRCULATION STUDY THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 45

Site Design

I went through several stages to figure out a site layout that works well.

Precedent Study

I looked at several sites that are successful for it close to water activitiess

NYHAVN, COPENHAGEN, DENMARK This site is a larger scale, but the service road mixed with pedestrian pathway and outdoor eating creates a vibrant feeling

LELAND, MI, USA Development from a fishing town, does not suit Boyne City.

SAN ANTONIO RIVERWALK Being an urban environment, it has all hard edges, which does not fit with Boyne

CHICAGO RIVERWALK Being a very developed area, the plan

by SASAKI, is rather simple--it creates ample seating. But being a large city, Chicago has lots of people to fit the seats

BOYNE CITY? AN OUTDOOR EATING AREA THAT'S NEXT TO BOARDWALK WILL WORK WELL IN BOYNE CITY

46 / THE CITY CONNECTION

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 47

Site Plan PROGRAMS

SITE MAP

1. Ice rink as pedestrian pathway when not in use 2. Terraced Wetland for better access to water 3. Customed bench 4. Mound as sliding hill in the winter 5. Shade structure as a back stage for events 6. Multi-use boardwalk 7. Viewing deck on road bridge 8. Kayak storage and water plaza 9. Kayak launch 10. Special paving as crossing 11. Infilled park that connects to the green corridor, propose underground parking 12. Pedestrian bridge 13. Paved area for outdoor dining or activities 14. Lookout deck 15. Central water feature that is it self a green infrastructure 16. Enhanced alleyway

8 10

9

13

7

2 10

14

5

11

12 2

15 13

13 6

4

PEDESTRIAN ROAD CONNECTION

SUNSET HILL, ICE RINK, EVENT PLACE AND TERRACED WETLAND

RIVER CORRIDOR WITH TERRACED WETLAND, VIEWING DECK, OUTDOOR EATING AND CENTRAL PLAZA

ENHANCED ALLEYWAY TO CONNECT DOWNTOWN CORE WITH THE RIVER

FUNCTIONAL USE DIAGRAM

PAVED AREA

2 3

1

16

0

48 / THE CITY CONNECTION

INFILLED PARK TO CONNECT GREENSPACE, PROPOSE PARKING UNDERGROUND

KAYAK LAUNCH & STORAGE, SHOPPER’S DOCK AND SERVICE PLAZA

40’

80’

160’

GREEN SPACE

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 49

Site Features

TERRACED WETLAND

B'

RAISED CROSSING

A' B

C'

SECTION B-B'

C

SECTION C-C'

A

PEDESTRIAN BRIDGE NTS

PEDESTRIAN WAY/ICE RINK SECTION A-A'

ALLEYWAY ACCENT

50 / THE CITY CONNECTION

BOARDWALK AND OUTDOOR EATING ALONG THE RIVER

THE GREEN FABRIC: A DEVELOPMENT PLAN FOR BOYNE CITY WATERFRONT / 51

"Think of the things you do as helping others see."

-Bill Johnson, FASLA, founder of JJR.

CHAPTER 6

REFLECTIONS

November 19th, 2015 marks the final day we presented to the jurors. After our presentation, Bill Johnson, who is one of the jurors, gave us a great speech on what he thinks the design process is. "Think of the things you do as helping others see," he said, "you are making other people see ideas so that they can join you." Bill followed by saying "It's not your ideas that are precious things, but it's how your ideas that draw other people's ideas and bring them together.

You are inducing dialogues." Bill values the process strongly. I believe the design process is a dialogue itself.

LA447, the juried design studio, has given us students an amazing opportunity to define, develop, and carry out an extensive and detailed design project that is based on a real site, program needs, and client input. It has been a really valuable process both for the city and us students. This course has challenged me to convey the ideas from my head into different formats, including presentation slides, tracing papers, design boards, computer graphics, and models. The juried design process has helped me to improve our oral presentation skills.

Overall, this course is a very demanding course, but through overcoming challenges, we can become better designers.

Scan this QR code to watch Bill's Speech on YouTube 52 / THE CITY CONNECTION

The Conclusion

Design Strategies

THE CITY SHOULD DEVELOP THE SITE CONSIDERING THESE STRATEGIES

CITY SCALE

Expand city center across Boyne River and Lake Street to increase pedestrian flow.

1. By expanding downtown walkable area across the river, and enhancing the streetscape adjacent to the waterfront, the planned trailhead from the 2015 Trail Town master plan (located in Old Town Park) will be better connected, giving visitors (trail users) a complete experience when they arrive at Boyne City.

REGIONAL SCALE

1. Create a continuous walking environment.

2. By creating a green corridor adjacent to the waterfront core area, more pedestrians can get to the other side of the river, so that Peninsula Beach park and Boyne City Open Space can then be connected.

2. Recognize city center as the key driver for visitors.

According to the Trail Town Master Plan (2015) and Marina Master Plan (2006), the visitor group mainly consists of trail users and boat owners.

Trail users coming from trails connecting Boyne City with the City of Charlevoix will experience a disconnection from the trail experience once they enter the city. They will stop at Old City Park, which is the trailhead, and then "enter" the city from the trailhead. Beyond establishing gateways, improving the trailhead at Old City Park, adding amenities like bike racks around the city, the most critical aspect the Trail Town Master Plan pointed out was to enhance the streetscape within the city.

For Boat owners, if they would like to go to the city core area and experience Boyne City, when they park their boat at Shopper's Dock or the city marina, Lake Street and Boyne River are still acting as barriers. They have to cross the road bridge where Lake Street and Boyne River meets. To attract more boat owners, the city should redevelop the edge where the waterfront and city meet to give a better experience for visitors coming from the water.

Connecting this goal with the City Zoning Ordinance and the current Land Use Plan, we believe the three city blocks adjacent to the waterfront, which are recognized as the city core in the zoning map, need to be better designed so that a connected experience to the city can be achieved for both group of visitors.

51 / THE CONCLUSION

3. By connecting the city to the waterfront through expanding the walkable downtown area, the connection from the city to the central active space (Sunset Park and Veteranâ&#x20AC;&#x2122;s Park can be enhanced.

SITE SCALE

1. Create a pedestrian-friendly continuous waterfront.

2. Recognize Sunset Park and Veteranâ&#x20AC;&#x2122;s Park as the central active space.

COMMUNITY 3. Recognize Peninsula Beach Park and Boyne City Open Space as the community space.

ORIENTED

Parking should be moved out of the green space, giving valuable lake view to the people. By creating on-street parking along the green space, people will have multiple access points, thus make the green space more active.

ACTIVITY CENTER

COMMUNITY ORIENTED

Reference Boyne City Master Plan 2015 Boyne City Trail Town Master Plan Boyne City Marina Master Plan 2005 Boyne City Waterfront Master Plan Boyne City Development Plan and Tax Increment Financing Plan Boyne City Recreation Plan 2015 Boyne Wave Climate Study