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THE ABCs of Cap (Lid) Parks APA National Conference, Atlanta, GA April 28, 2014
WHAT WE WILL COVER
Introduction & Positioning Getting Started with a Cap Park Vision & Concept Stage
Following Through – Implementing & Maintaining a Cap Park
Part 1:
Part 2:
Part 3:
INTRODUCTION
What is a “cap” or “lid” or “deck” or “freeway deck” park?
• A park that is built on top of a deck or lid that spans over a recessed freeway
Amber Hawkes, AICP Melendrez Urban Design & Landscape Architecture 617 South Olive, 11th Floor Los Angeles, CA 90014 [email protected] www.melendrez.com 213.233.2832
Michael Nilsson, AICP CTP Mobility Planner City of Glendale Community Development Dept. 633 East Broadway, Room 300 Glendale, CA 91206 [email protected] www.glendaleca.gov 818.937.8164
Mark Banta Executive Vice President & COO Piedmont Park Conservancy PO Box 7795 Atlanta, GA 30357 [email protected] www.piedmontpark.org 404.875.7275
• Led the design team for Space 134, early concept phase cap park in Glendale, CA. Has managed creative urban design and far-reaching streetscape visioning throughout the US.
• Oversaw the planning and design process for Space 134. Manages many of Glendale’s long-range mobility projects.
• Past president of Klyde Warren Park in Dallas, TX. Instrumental in making many of decisions on how the park was developed, operated, and designed. Currently COO of Piedmont Park in Atlanta.
YOUR SPEAKERS TODAY
INTRODUCTION
A Full Spectrum of Cap Park Types
210 Freeway Cap Park, La Canada Flintridge, CA
From the Small…
5th Street Bridge, Atlanta, GA Freeway Park, Seattle, WA
Enhanced Overpass, San Diego, CA 5th Street Bridge, Atlanta, GA
INTRODUCTION
Mercer Island, Washington
To the Big.
Margaret T Hance Park, Phoenix, AZ
A Full Spectrum of Cap Park Types
INTRODUCTION
HIGH-COST SOLUTION?
MANY CHALLENGES
Early on • High initial costs • Selling it to the public can be tough • Balancing what people want the space to be • Designing on thin deck / evolving technology • Need to maintain freeway circulation & access
Later on
• Major coordination challenges • Need self-sustaining maintenance operations
budget • Programming – eyes on the park
SO… WHY SO POPULAR?
Why are Cap Parks becoming so popular?
• Limited space available in dense central city cores
• Urban land is expensive & valuable
• Cap Parks don’t take anything out of the tax base
• Quantifying benefits of park space
BENEFITS
Benefits • Demand for new development
• Increased rents and property values
• Increased retail sales
• New jobs to central city
• Increase in tourism
• Increase in quality of life
BENEFITS
Economic Benefits…
BENEFITS
Willoughby Street Plaza, Brooklyn, NY
Economic Benefits…
BENEFITS
Economic Benefits…
BENEFITS
Health Benefits…
GETTING STARTED
The Vision and Concept Stage
Part 2:
GLENDALE CAP PARK
Background on Glendale, CA • Inner-ring suburb of Los Angeles
• Population of 194,000
• After years of being considered "built out” a new development wave occurring
GLENDALE CAP PARK Why a Cap Park for Glendale?
• Park space near non-existent in urban Glendale (1/3 acre per 1,000 residents)
• Available vacant land hard to assemble & expensive (up to $10 million/acre)
• When available, vacant land often developed as high-density residential
GLENDALE CAP PARK Why a Cap Park for Glendale?
• Cap over 134 Freeway creates flat, easily-accessible open space where needed most
• Can provide connections to regional open space & transit resources
GLENDALE CAP PARK Start of Space 134 Vision
• Huge demand for more park space
• Grant funding received (MPO, 2012) to explore cap park along 134 Freeway to satisfy open space & other City goals
GLENDALE CAP PARK Developing a Vision in a culture of restraint
• City of Glendale faced significant deficits and workforce reductions
• Unconventional strategy developed for Space 134
• Local University Students • Internal City design Staff • Early coordination with regional
agencies • Briefings with City Executives
& Council members
GLENDALE CAP PARK Phased Strategy for Space 134
• Tiered phasing strategy – focus on obtainable yet significant projects
• 5-year, 20-year & 40-year visions were developed
• All phases were tied to the larger vision for Space 134
5-year Vision
20-year Vision
40-year Vision
GLENDALE CAP PARK Unveiling the Space 134 Vision Plan
• As Draft Plan was developed, the plan was promoted through:
• Social Media, local blogs • Space 134 Website • Space 134 Video – www.space134.net • TV & newspaper coverage
GLENDALE CAP PARK
Success of Vision/Lessons Learned
• Support for Space 134 was overwhelming, how did it happen?
• Obtained outside funding sources
• Early coordination with regional agencies
• Collaboration with City Staff, Executives, & Elected Officials
• Focus on phased strategy to deliver short-term
improvements while relating to larger vision for project
• Vision incorporates multiple City goals
GLENDALE CAP PARK
Design-related Lessons Learned
• Need eyes on the park
• Air quality concerns
• Design to be income-generating
• Long and linear
• Thin deck
• Think about parking requirements
• Consolidate on- & off-ramps?
GLENDALE CAP PARK
FOLLOWING THROUGH
Implementing & Maintaining a Cap Park
Part 3:
KLYDE WARREN PARK
• 5.2-acre “deck park” over Woodall Rodgers Freeway • Essential link: Uptown, downtown & Arts District
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• Funded through public, private partnership with City of Dallas & State – The City of Dallas: $20 M – TxDOT: $20 M – ARRA (stimulus): $16.7 M – Private: $38 M – Final phase of the
capital campaign: $16 M
• Total: $110 M
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FUNDING STATS
• City’s contribution capped at $20 million • Woodall Rogers Park Foundation (WRPF)
responsible for all other project costs, through private fund-raising & grants from other non-City government sources
• WRPF is responsible for funding planning & design • City retains ownership of Park & all improvements
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DEVELOPMENT AGREEMENT
• WRPF responsible for operation of Park • 50-year term, four 10-year renewal options • Revenue generated by Park will be utilized by
WRPF to fund the operation, maintenance, capital improvement & repair of Park & provide permanent endowment
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USE AGREEMENT
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33
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SITE PLAN
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TREE TROUGHS
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Botanical Gardens
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The Groves
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Children’s Garden
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Children’s Gardens
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Great Lawn
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Great Lawn & Muse Family Performance Pavilion
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Harwood Plaza Terrance
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Café & Pavilion
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Pearl to Olive
Pearl to Olive
CONSTRUCTION ASPECTS & CHALLENGES
• Full design & funding had to be set before approval • Fire safety impact to budget & schedule • Beam trench system & traffic clearances • Unique highway construction & impact on schedule • Utility bridge relocations & unforeseen conditions • Very limited space for underground MEP and vaults • Project Delivery required by TxDOT & coordination • Managing new ideas
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TAKEAWAY ADVICE
• During design charrette, involve programing partners for possible support & programs
• Use local Land Grant University experts • Don’t be a "Guinea Pig" • Engineered soils are an Achilles heel • Don’t forget about maintenance/servicing needs • Horticulture/Agronomy/Arboriculture challenges are
real. Think about park operations! • Major wear & tear from foot-traffic
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“Make no little plans; they have no magic to stir men's blood and probably will themselves not be realized. Make big plans; aim high in hope and work, remembering that a noble, logical diagram once recorded will not die.” - Daniel Burnham
www.space134.net www.theparkdallas.org Urban Freeway Cap Parks Policy Briefing Paper (2010) Clement Lau, AICP, University of Southern California PARK 101 District Governance Analysis White Paper (2012) Southern California Association of Governments (SCAG) Park 101 District Feasibility Study (2010) SCAG, AECOM US-101 Freeway Cap, Preliminary Feasibility Study (2008) Summary Report prepared for the City of Ventura, SCAG
RESOURCES
THE ABCs of Cap (Lid) Parks APA National Conference, Atlanta, GA April 28, 2014
Amber Hawkes, AICP Melendrez Urban Design & Landscape Architecture 617 South Olive, 11th Floor Los Angeles, CA 90014 [email protected] www.melendrez.com 213.233.2832
Michael Nilsson, AICP CTP Mobility Planner City of Glendale, Community Development Dept. 633 East Broadway, Room 300 Glendale, CA 91206 [email protected] www.glendaleca.gov 818.937.8164
Mark Banta, Executive Vice President & COO, Piedmont Park Conservancy, P.o.Box 7795 Atlanta, GA 30357 [email protected] www.piedmontpark.org 404.875.7275
