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Dorothea Dix Park:A Park for Everyone, Built by Everyone
The Life Stages of a Park
Growing and changing over time
INCEPTION MASTER PLAN DESIGN CONSTRUCTIONUSE AND
EVOLUTION
MICHAEL VAN VALKENBURGH ASSOCIATES, INC.
PRESENTATION TO THE RALEIGH CITY COUNCIL
26 NOVEMBER 2018
Inception
the need for a park is realizeddelete
Master Plan
a framework of programmatic elements
COMMUNITY MEETING 2, MARCH 2018COMMUNITY MEETING 1, NOVEMBER 2017
Design
fi tting the program of the park to the particulars of the site
MODEL AND CONSTRUCTION DRAWING, A GATHERING PLACE FOR TULSA
Construction
building towards aspirations with materials and site changes
RESTORED WATERWAY AT BROOKLYN BOTANIC GARDEN
Use and Evolution
the park becomes a beloved place
WEDDING CEREMONY AT BROOKLYN BRIDGE PARK
Dorothea Dix Park Master Plan
Joint Workgroup MeetingNovember 28, 2018
1. Principles
2. Phasing
3. Overview of Funding Tools
Important aspirations for Dorothea Dix Park can be
realized through a commitment to these 3 principles.
These include shaping park access to improve equity,
welcoming a diversity of experiences of nature and culture,
the strategic use of resources, and
creating new spaces to support wellness and well-being.
Walnut Creek
State Farmers Market
Fuller Heights
Rocky Branch
Pullen ParkGovernor Morehead School
Central Prison
Boylan Heights
NCSU Spring Hill
0 400’ 800’
N
The Valley
The Meadow
The Creek
The GroveThe
Ridge
The DowntownGateway
I. Open Up and Connect
II. Build From What Is There
III. Off er Something for Everyone
3 Principles for Dix Park:
Important aspirations for Dorothea Dix Park
are realized through the restoration and celebration of
cultural landscapes.
proposed Dix Park
Stewardship Crew
Conservancy’s Legacy
Committee
AGRICULTURE ON THE BIG FIELD, 194OS VOLUNTEERS REMOVE INVASIVE PLANTS AT DIX SITE, 2018
Phasing Approach: From the outside, inImplementation
• Connect at the edges and build from the
edges inward
• Grow excitement in the park experience to
develop relevant and supportive partners
over time
• Pace capital construction to align with
fundraising and park administration capacity
• Pair building rehabilitation with landscape
restoration to connect the indoor and
outdoor experience
• Plan for building and cultural anchors to
occur in later phases when the opportunity
of being located within Dix Park is more
widely understood
L A K
E
W H
E E
L E
R
R O
A D
W E
S T E R
N B
O U
L E V A
R D
1
2
3
4
1
1
3
4
2
2
2
Restore The Creek
Rehabilitate early transfer buildings (Chapel, the 3 Stone Houses, Buff aloe, Benner) and the landscapes that surround them
Main entry with plaza and play areas at Lake Wheeler Road and Grissom Street
Multi-use path along Lake Wheeler
A. Work with neighbors to plan for good access to the park across property lines
B. Develop and adopt a small area plan for Fuller Heights, to ensure purposeful future change and growth within Fuller Heights as the park grows
C. Remediate the landfi ll, with the state DEQD. Coordinate upgrades to municipal infrastructure
within Dix Park, with the city utilities groupE. Redesign Lake Wheeler Road with new
pedestrian, bike and transit opportunitiesF. Redesign park entries and transit access along
Western Blvd., with NCDOT and Wake County G. Build “swing space” for future parking needs
PHYSICAL IMPROVEMENTS
PLANNING FOR FUTURE GROWTH
Phase A (115 Acres)Welcoming Edges and Entries
Fuller Heights
Healing Transitions
State Farmers Market
NCSUSpring Hill
Governor Morehead School
Central Prison
PullenPark
Existing Building to Demolish
Existing Building to Rehabilitate
Build-out, Current Phase
Build-out, Prior Phases
Existing Road to Remain
Neighbor/Park Partner
KEY
0 400’ 800’
N
L A K
E
W H
E E
L E
R
R O
A D
W E
S T E R
N B
O U
L E V A
R D
1
2
3
1
1
22
3
3
Open up the grove and the meadow with select building demolition
Restore the Meadow and the Grove
Prepare select buildings to be used by partners and apply revenue that results from the partnership to park operations, maintenance and programming
A. Analyze and upgrade site utilities prior to further building rehabilitation at the Valley and the Ridge
B. Develop a maintenance plan supported by the eff orts of a stewardship corps for the park’s restored landscapes
Phase B (130 Acres)Boundless Landscapes and a Promenade Loop
PHYSICAL IMPROVEMENTS
PLANNING FOR FUTURE GROWTH
State Farmers Market
NCSUSpring Hill
Governor Morehead School
Central Prison
PullenPark
Fuller Heights
0 400’ 800’
N
Existing Building to Demolish
Existing Building to Rehabilitate
Build-out, Current Phase
Build-out, Prior Phases
Existing Road to Remain
Neighbor/Park Partner
KEY
L A K
E
W H
E E
L E
R
R O
A D
W E
S T E R
N B
O U
L E V A
R D
0 400’ 800’
N
1
2
3
4
1
2
3
44
A. Potential early building rehabilitation at the Ridge as development of utility infrastructure and park partnerships allows
Phase C (45 Acres)Uniting the Site with the Cultural Link
The Valley Theater becomes a major regional draw and a source of revenue park
The Grotto Garden adds new landscape spaces and views
The elevated trestle walk unites the site across the railroad and creates the park’s cultural link
2 Downtown Gateway parcels are released to park partners for improvement; apply revenue that results from the partnership to park operations, maintenance and programming
PHYSICAL IMPROVEMENTS
PLANNING FOR FUTURE GROWTH
State Farmers Market
NCSUSpring Hill
Governor Morehead School
Central Prison
PullenPark
Fuller Heights
Existing Building to Demolish
Existing Building to Rehabilitate
Build-out, Current Phase
Build-out, Prior Phases
Existing Road to Remain
Neighbor/Park Partner
KEY
L A K
E
W H
E E
L E
R
R O
A D
W E
S T E R
N B
O U
L E V A
R D
0 400’ 800’
N
1
2
3
Open up the hospital complex with selective building demolition and rehabilitation and the introduction of a new series of civic gardens and plazas
Invite proposals from partners to use and lease upper fl oors of Hilltop buildings; identify and ensure ground fl oor uses contribute positively to the life of the park and include such public amenities as exhibit and event spaces, bathrooms, and food and drink concessions
Release the fi nal Downtown Gateway parcel to park partners for improvements; apply revenue that results from the partnership to park operations, maintenance and programming
PHYSICAL IMPROVEMENTS
11 2
3
Phase D (30 Acres)A Public Destination on the Hilltop
Walled
State Farmers Market
NCSUSpring Hill
Governor Morehead School
Central Prison
PullenPark
Fuller Heights
Existing Building to Demolish
Existing Building to Rehabilitate
Build-out, Current Phase
Build-out, Prior Phases
Existing Road to Remain
Neighbor/Park Partner
KEY
Park Funding OverviewTypes and Strategies
PUBLIC FUNDING
SOURCES
SOURCES
CONTRIBUTED INCOME
• GENERAL FUND
• BONDS
• TAX CREDITS
• DONATIONS AND GRANTS
• MEMBERSHIP PROGRAMS
• CORPORATE SPONSORSHIP
SOURCES
SOURCES
VALUE CAPTURE
• CONCESSION SALES
• RENTALS AND USAGE FEES
• GROUND LEASE REVENUE
• VALUE INCREMENT ON NEW AND EXISTING DEVELOPMENT
EARNED INCOME
Capital Improvements NeedsOne-time Design and Construction
PUBLIC FUNDING
CONTRIBUTED INCOME
General Fund
General Obligation Bond/Debt Financing
Tax Credits
Hotel/Motel Tax
Grants
DonationsVALUE
CAPTURE
Municipal Service District
Synthetic TIF
• Capital improvements proceed
as funding is secured and park
administration capacity develops
• Earned income funding is not
anticipated to be a source for
capital improvements
Operations and MaintenanceFunding Precedents Public Funding Co
KEY
Public Funding Contributed Income
Public Funding Contributed Income Earned Income Va
Public Funding Contributed Income Earned Income Value Capture
FRIENDS OF WATERFRONT SEATTLE SEATTLE, WA
O&M FUNDING, ESTIMATE
Friends is the City’s non-profi t partner
helping build and program this future park,
and the City is committed to providing
ongoing funding support.
CENTRAL PARK CONSERVANCY NEW YORK, NY
O&M FUNDING, 2016
Fundraising, contributions and special
fundraising events generate the bulk of the
Conservancy’s operations funding.
33%
To
tal P
ark
O &
M
80%
To
tal P
ark
O &
M
PUBLIC FUNDING CONTRIBUTED INCOME
31%
To
tal P
ark
O &
M
70%
To
tal P
ark
O &
M
SHELBY FARMS PARK MEMPHIS, TN
O&M FUNDING, 2016
Bike and boat rentals, food and beverage
outlets, and multiple event venues create
signifi cant revenue streams for the park.
THE PRESIDIO SAN FRANCISCO, CA
O&M FUNDING, 2016*
Value capture derives from the reuse of
historic structures as boutique hotels and
mixed-use districts.
*Refers to 1,200 acres, operated by Presidio Trust, where buildings and programming are located.
EARNED INCOME VALUE CAPTUREPUBLIC FUNDING CONTRIBUTED INCOME EARNED INCOME VALUE CAPTURE
• Examples below are how other successful parks in the US
meet their annual O&M funding needs
Next Steps and Looking Ahead to January 7, 2019
Dix Park Presentation to City Council, 3 of 3
1. Partnership Models and Criteria
2. Further Information on Funding, both Capital and O&M