ABC's of Cap Parks
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Learn what it takes to create and build a freeway cap park in the presentation made at the American Planning Association National Conference on April 28, 2014.
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ABC's of Cap Parks
- 1. THE ABCs of Cap (Lid) Parks APA National Conference, Atlanta, GA April 28, 2014
- 2. 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:
- 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
- 4. Amber Hawkes, AICP Melendrez Urban Design & Landscape Architecture 617 South Olive, 11th Floor Los Angeles, CA 90014 ahawkes@melendrez.com 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 mnilsson@glendaleca.gov www.glendaleca.gov 818.937.8164 Mark Banta Executive Vice President & COO Piedmont Park Conservancy PO Box 7795 Atlanta, GA 30357 mbanta@piedmontpark.org 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
- 5. INTRODUCTION A Full Spectrum of Cap Park Types 210 Freeway Cap Park, La Canada Flintridge, CA From the Small… 5th Street Bridge, Atlanta, GAFreeway Park, Seattle, WA Enhanced Overpass, San Diego, CA 5th Street Bridge, Atlanta, GA
- 6. INTRODUCTION Mercer Island, Washington To the Big. Margaret T Hance Park, Phoenix, AZ A Full Spectrum of Cap Park Types
- 7. INTRODUCTION
- 9. 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
- 10. 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
- 11. 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
- 13. BENEFITS Willoughby Street Plaza, Brooklyn, NY Economic Benefits…
- 16. GETTING STARTED The Vision and Concept Stage Part 2:
- 17. 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
- 18. 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
- 19. 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
- 20. 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
- 21. 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
- 22. 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
- 23. 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
- 24. 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
- 26. 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
- 27. FOLLOWING THROUGH Implementing & Maintaining a Cap Park Part 3:
- 28. KLYDE WARREN PARK • 5.2-acre “deck park” over Woodall Rodgers Freeway • Essential link: Uptown, downtown & Arts District 28
- 29. • 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 29 FUNDING STATS
- 30. • 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 30 DEVELOPMENT AGREEMENT
- 31. • 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 31 USE AGREEMENT
- 32. 32
- 33. 33
- 34. 34 SITE PLAN
- 35. 35 TREE TROUGHS
- 36. 36
- 37. 37
- 39. 39 The Groves
- 42. 42 Great Lawn
- 43. 43 Great Lawn & Muse Family Performance Pavilion
- 46. 46 Pearl to Olive Pearl to Olive
- 47. 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 47
- 48. 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 48
- 49. 49 “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
- 50. 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
- 51. 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 ahawkes@melendrez.com 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 mnilsson@glendaleca.gov www.glendaleca.gov 818.937.8164 Mark Banta, Executive Vice President & COO, Piedmont Park Conservancy, P.o.Box 7795 Atlanta, GA 30357 mbanta@piedmontpark.org www.piedmontpark.org 404.875.7275