0BLSJEHF'BSNUIF.BDLIPNFTUFBENBTUFSQMBO Shawnee Mission Park - Johnson County Park and Recreation District
Accepted by the Johnson County Park and Recreation District August 15, 2007
prepared for the
by the Patti Banks Associates Consulting Team Acknowledgements
Board of Park and Recreation Commissioners Nancy Wallerstein, Chair James R. Azeltine, Vice Chair Dr. Marvin E. Wollen, Secretary Gary K. Montague, Treasurer Anthony L. Adams, Assistant Secretary George J. Schlagel, Assistant Treasurer Paul E. Alvarado, Jr., Board Member
Johnson County Park and Recreation District Michael D. Meadors, Director of Parks and Recreation Bill Maasen, Planning and Development Manager Bill Cobb, Superintendent of Parks & Golf Courses Jill Geller, Superintendent of Recreation Mike Ray, Superintendent of Park Safety and Interpretation Megan Merryman, Park Planner Cliff Middleton, Landscape Architect Grant Evans, Shawnee Mission Park Manager
Steering Committee Tony Adams (Board Member) Sean Cairns (Earth Riders) David Seibel (JCCC Life Science Professor, Doctorate in Ornithology, Nature Photographer) John Leavens (Friends for Parks and Recreation) Ben Holmes (KC Trail Runner) Jim Koenigsdorf (Friends for Parks & Recreation) Elaine Giessel (Kanza Sierra Club & Park Naturalist) Naomi Lopez (Oakridge Stables Horse Boarder)
Consultants Patti Banks Associates • Susan Richards Johnson & Associates Olsson Associates • PROS Consulting LLC Contents
Introduction Goals ...... 1
Site and Planning Context Utilities ...... 3 Site Features ...... 5 Natural Resource Evaluation ...... 6 The Mack House ...... 8 History of Oakridge ...... 10
Planning Process Overview ...... 13 Planning Schedule ...... 13
Basis for Decision-Making Precedent Guiding Recommendations ...... 17 2006 User Group Meetings ...... 18 Products of the 2006 Charrette Process ...... 19
Master Plan Mack House Future Recommendations ...... 21 Park Master Plan ...... 23 Contents (continued)
Plan Implementation General Summary of Market and Operations Analysis ...... 27 Phasing and Estimate of Probable Construction Costs ...... 27 Capital Improvements Projects for the Mack Homestead and General Park Areas .... 27 Future Improvements ...... 28 Improvements Diagram ...... 29 Opinion of Probable Cost ...... 30
Appendix Additional Oakridge History Public Comment from 1997 to 2005 2007 Master Plan Options A&B
Reports Existing Conditions Analysis Oakridge Farm—Mack Family Estate Oakridge Farm Revenue Plan Oakridge Farm Natural Resource Assessment
Other Resources “What We Heard” Public Meeting Comments List of Age Segments for Park Programming Meeting Minutes Introduction
The Johnson County Park and Recreation of all park users and how they fit with the District’s MAP 2020 Master Action Plan, potential at Oakridge Farm. published in 2001, classifies Oakridge Farm as a “sub-regional park to be part of adjacent regional park” Shawnee Mission Park. MAP Goals 2020 recommended the preparation of The goals of the Master Plan come directly from “a Master Plan that identifies a program MAP 2020, the current and potential users of that provides improved public access while Oakridge Farm, the Steering Committee and preserving the park’s natural, peaceful JCPRD staff as they came together in focus character.” group meetings and public open-houses.
Adjacent to the northern boundary of Shawnee When knitted together, goals from these Mission Park, a 1,236-acre regional park, diverse groups support MAP 2020’s vision Oakridge Farm lies between Midland Drive for the park addition, with the exception and West 79th Street, on the west side of I-435 of one recommendation. The MAP 2020 Highway in Johnson County, Kansas. recommendation that was not supported by the diverse public input was to “remove the The staff team from Johnson County Park existing seven stable buildings and construct and Recreation District (JCPRD), the Patti a new equestrian operation at the Kill Creek Banks Associates consultant team and the Regional Park.” community gathered and developed a Master Plan for Oakridge Farm, a 363-acre tract of A previous attempt at creating a Master Plan for land on the north edge of Shawnee Mission Oakridge Farm followed the recommendation Park. The teams and users came together to remove the stable operation and was to take a comprehensive look at the needs denied approval by the Park Board due to public outcry from horse owners, park users and other individuals. Location map
The MAP 2020 Goals are listed on page 17 of this document under “Precedent Guiding Recommendations.” ,
Horseback riding through Shawnee Mission Park’s open space is a treat unlike other riding alternatives in Johnson County. 1 2 Site and Planning Context
Location of Oakridge Farm in Johnson County, Kansas As a part of Shawnee Mission Park, the site is 79th Street. In 2006, the low water crossing surrounded by recreational amenities including on Ogg Road was damaged by heavy rains a 121-acre lake for fishing and swimming, and remains closed to through traffic pending open/passive play areas, unpaved trails for repair or replacement. A feasibility study hikers/bikers and horses, an archery range for improving the crossing is currently and numerous other outdoor recreation underway in cooperation with the City of opportunities. Tomahawk Hills Golf Course Shawnee. Due to this closure, the site is is adjacent and the Gary L. Haller Trail, only currently accessible from the south, within the Mill Creek Streamway Park, winds through Shawnee Mission Park. through the site’s western slopes. Utilities An emergency access to the Gary L. Haller Water Trail was previously cleared through the There is no potable water service available to trees on the gentler western slopes of the the site west of the stable manager’s residence. existing pasture northwest of the Mack There is an existing well, but the water tested house. This location is ideal for a future positive for fertilizer contamination and is connection between the Gary L. Haller Trail considered non-potable. The consulting and Oakridge Farm’s future recreational team’s engineer proposed to Water One, amenities. on behalf of JCPRD, a water main loop connecting mains at Midland Drive and Vehicular access to the site is provided via Renner Boulevard. This request was denied Ogg Road, a north-south collector between due to a variation in pressure between the Midland Drive and Shawnee Mission Park’s two existing mains. 3 The consultant team proposes approximately proposed activities could employ a larger 900 lineal feet of (dead-end) six-inch line to but similar type of sanitary system at each the park entrance, then a four-inch plastic planned use and meet the demand for on- service line west to serve the park. This site sanitary. line would connect in to the existing main extension within Shawnee Mission Park, As a long-term upgrade alternative, connection follow Ogg Road north to the site’s entry to JCW sewer mains should be considered. drive, and follow the entry drive to the Two existing JCW sanitary sewer mains pass Mack house. Under this scenario, consistent, through the property; one in the northeast year-round demand is needed to keep this corner and one in the southwest corner. The water from stagnating. consultant team recommends a connection to the sewer main in the southwest corner Sewer via low pressure private sewer lines with The site is currently served by the homestead’s grinder pumps at each of the two proposed septic system. With an exemption from west uses, A and B of the Utility Plan. This Johnson County Wastewater (JCW) the will protect the natural condition of the land
Utility Plan
A B
4 in the northeast portion of the site, an area of manager’s residences from Ogg Road along Site Analysis Map delicate ecosystems. From the Mack house, the existing driveway. a connection would require approximately 3,500 linear feet of sewer pipe. Site Features Gravity sewer was evaluated, but costs for The topography is rolling with steep slopes such a system meeting JCW requirements on the west and north. A dominant southeast would exceed $400,000. to northwest ridgeline bisects the site and is mostly untimbered. The slopes and draws are heavily wooded. The drive enters the Electricity property at the high point on Ogg Road and A power easement borders the south property follows the ridge northwest for three-quarters line of the Farm. Additionally, overhead of a mile to the Mack house. Fenced pasture power is brought in to the Mack and stable flanks both sides of the drive.
5 Oakridge Farm’s rural There are two predominate high points up to a break-even endeavor and to assist character is what many visitors find along the ridge that offer wonderful views of in making minor improvements. most attractive. north-central Johnson County. One is found at the stable facilities, near the entrance The stables facilities, located at the proposed to Oakridge Farm. The second is found entrance to this park site, imply a barrier in the first open field north of the Mack to public access at Oakridge Farm via the house and affords one of the best views in entry drive. Signage located approximately the county. one-quarter mile east of the Mack house prohibits public access beyond that point. Oakridge Stables is located adjacent to Ogg Road and currently provides approximately 97 acres of open pasture boarding for 54 Natural Resource privately-owned horses. The District has Evaluation expressed interest in reducing the herd to PBA completed a Natural Resource Assessment 40 horses, a number more in-line with the for Oakridge Farm prior to beginning the carrying capacity of the amount of pasture master planning process. The following that exists. paragraphs are pulled from the full report located in the appendix of this document. Private individuals pay a monthly fee for boarding their horses, and the District Soil Classification presently subsidizes a portion of the stable The soils in Oakridge Farm are predominantly operation to ensure a required and expected within the Sharpsburg-Oska Association. This level of service to its customers. In 2005, association consists of deep and moderately the monthly boarding fee per horse was deep, well drained and moderately well $135, and was increased to $150 in 2006. In drained, moderately sloping soils that have 2007, the monthly rate was raised to $165 a loamy or clayey subsoil; on uplands. Soils per horse/per month. These fee increases within this association are generally used were levied to assist in bringing the business for urban development, with the remainder used for hay, pasture, or cultivated crops. 6 Vegetation (Bromus sp.), Timothy (Phluem pretense), Management of an overabundant Oakridge Farm lies within the mixed tallgrass wild rye (Elymus canadensis), and foxtail deer population is prairie and oak hickory forest part of the (Setaria glauca), and native wildflowers. required as a means Osage Cuestas ecoregion. Presettlement to protect the park’s natural resources prairie vegetation was dominated by plants Some small patches of big bluestem (Andropogon like big bluestem (Andropogon gerardii), gerardii) were noted in the grassy openings wand panic grass (Panicum virgatum), Indian on the northwest side of the property. It is grass (Sorghastum nutans), little bluestem likely that a native plant seed base may still (Schizachyrium scoparium), butterfly milkweed exist in areas like this that have not been (Asclepias tuberosa), prairie blazing star constantly manipulated or disturbed. (Liatris pycnostachya), and more as listed in the full Assessment report located in the Oak Hickory Woodlands appendix of this document. Approximately 254 acres of the farm are in oak hickory forest. Overall, the forest appears Grassland Pastures to be in relatively good condition with little Approximately 109 acres of the farm are in encroachment by invasive species. grassland pasture, approximately 97 of which are being grazed by the horses boarded at The herbaceous understory in most locations Oakridge Stables. The grazed pastures are consists of woodland species of wildflowers fenced so they can be subdivided into smaller including ginger (Asarum canadense), violets areas or larger dependent upon need and (Viola sp.), white snakeroot (Eupatorium condition of the vegetation. Overall, the rugosum), goldenrod (Solidago sp.), wild rye pastures are in reasonably good condition (Elymus canadensis), Pennsylvania sedge with only a few areas of bare soil more likely (Carex pensylvanica), wild bergamot (Monarda due to the horses traveling from one pasture fistulosa), and small patches of northern sea to another rather than overgrazing. oats (Chasmanthium latifolium).
Most of the pasture area consists of cool season grasses fescue (Festuca sp.), brome
7 Watersheds and Riparian Zones need to be managed to maintain and improve Oakridge Farm lies within the Mill Creek the habitats present, maintain the balance watershed. Mill Creek flows south along of wildlife species present, and maintain a the west side of the farm. Little Mill Creek, balance between the natural resources and a major tributary of Mill Creek flows west the recreational opportunities the farm crossing through the northeast corner of can provide. the farm. Small tributaries can be found throughout the northern portion of the For a list of recommendations regarding farm leading to Little Mill Creek. Most of the natural resources at Oakridge, please these tributaries appear to be ephemeral see page NRA-11 of the full report in the or intermittent streams that have little to appendix of this document. no water flowing throughout much of the year. The streambeds appear to be bedrock or boulders with shallow, well-vegetated stream banks. The Mack House Susan Richards Johnson and Associates Wildlife completed an analysis of the Mack Family Numerous species of wildlife, especially Estate as part of the team’s background birds and mammals, were seen throughout research prior to the planning process. the survey. Songbirds (bluebirds, chickadees, The following paragraphs are pulled from woodpeckers, flickers, robins, blue jays, the full report located in the appendix of and nuthatches), red-tailed hawks, and this document. For additional detail, please barred and great horned owls were seen or reference the appended report. heard in all of the habitats surveyed. Most noticeable of the wildlife were the white- When Mr. Warren W. Mack and his wife tailed deer and turkey that could be seen Charlotte moved to the Oakridge Farm, regularly throughout the farm. Deer were their desire was to model their new country often seen browsing in the pastures along home after their previous home in Fairway, side of the horses. The forested areas show Kansas. The house reflects many of the signs of a browse line (tree limbs consistently characteristics of homes in Fairway, with its trimmed up to a particular height) that is massing, shingle siding and roofing, stone the direct result of too many deer in the foundation, and simple Colonial detailing. area. Deer were frequently encountered during the survey. The two-and-a-half story home was designed in the Colonial Revival Style and is in near Natural Resource Conclusions original condition, with little change made Oakridge Farm has a variety of habitat types since its construction. Designed as a six present with the potential for restoration bedroom, five-and-a-half bathroom house, and creation of some additional types like it was not constructed to be high-style or short and tallgrass prairie and oak savanna. flamboyant, but the amount of square footage With proper management and maintenance does imply the graciousness with which this grassland areas can be improved for continued country home was originally designed. use for horse pasture. The farm offers a wide diversity of opportunities for users from the farmhouse, to trails for hikers, bikers, and The home is approximately 5,137 gross square horses. The farm’s natural resources will feet, with the first floor being 2,535 square 8 feet, the second floor approximately 2,012 wine tasting and cooking classes, special square feet and the third floor containing 590 park events, catered events, weddings, Mack square feet. The basement is approximately family history exhibits, watershed/ecological 2,000 additional square feet. exhibits, park education, winter activities (sleigh rides, snow shoeing, sledding, etc.), art Structurally, the house is in very good shows, nature center, holiday celebrations, and condition, with no apparent settling or warming hut/concessions. Other additional shifting. This is due to the high grade of amenity recommendations include: hitching materials and craftsmanship used during posts nearby for the horses, BBQ grills/areas, the construction of the home. nature trails, heirloom or native gardens, public restrooms and drinking water facilities for park users, picnic areas, parking and Public Comments accessible sidewalks around the house and Some interesting suggestions for the home and its adjacent site. surrounding yard include: bed and breakfast/ inn, lodge, restaurant, artist -in-residence program, meeting space, corporate retreat, The Mack House 2006
9 History of Oakridge In spring of 1999, the District held three public forums and site tours allowing the Oakridge Farm was acquired by the Parks and public to visit and tour the site. The purpose Recreation Foundation of Johnson County of these forums was to solicit input from (Foundation) in the 1980’s from Warren W. residents and other interested parties regarding and Charlotte Mack with the Macks reserving their vision for the Farm and Mack home. a lifetime estate interest in the residence. The Additional input was solicited and the District Macks sold the property to the Foundation promised to consider every written opinion to preserve the land in the face of sprawling over the following month. The District staff metropolitan development. JCPRD entered presented its findings to the Board of Park into a lease/purchase agreement with the and Recreation Commissioners that June. Foundation in 1987 and took over the Farm’s Oakridge Stables horse boarding operation as a temporary use. The residence located near Congruently, in 1999 the District commissioned the entrance on Ogg Road continues to serve a Chicago-based firm and a team of specialists as the stable manager’s living quarters. to inventory the District’s existing parks and open space facilities and programs. This team produced MAP 2020, which charted a course Warren Mack passed away in 1987 and the for expanding and managing the District’s home continued as a residence for Charlotte open space and recreational resources through Mack until 1999. The Mack house has been the year 2020. MAP 2020 recommendations occupied since early 1999 by JCPRD staff, were referenced earlier in this text and took which has ensured its upkeep. into consideration the findings of the 1999 forums and public site visits. Oakridge Farm was first master planned in 1979 by the Mack family in consultation A Master Plan for Shawnee Mission Park with the Kansas State University Landscape was approved in December 2003 with noted Architecture/Regional and Community concern from the public about the unaddressed Planning Department. The resulting plan future of Oakridge Stables. More than a dozen recommended a children’s farm concept. members of the public spoke on record at the meeting in favor of the stable operation In 1994, JCPRD hired a consultant to evaluate being maintained at Oakridge. Board of and consider the Johnson County Farm Park Commissioners Assistant Treasurer Mr. Concept Plan. The $7.8 million indoor/ Mark Stingley stated that “even with approval outdoor farming museum failed to come to of the Master Plan, specific projects would fruition when all parties agreed this site was require public hearings and input prior to not the best location for a farm park. final approval.” Board of Commissioners Vice–Chair Dr. Marvin Wollen reminded The District considered, in 1997, extending that “the plan was developed in a way to be the Tomahawk Hills Golf Course into Oakridge fluid and allow flexibility as time goes by Farm, but this idea was met with opposition and can be changed as necessary.” The Park by residents and the Mack family themselves. Board approved the Master Plan for Shawnee Charlotte Mack said “I would prefer anything Mission Park as presented and instructed else than that” indicating she would prefer staff to work with the engineer who authored the Farm be left natural. Shawnee Mission Park’s master plan to consider privatizing Oakridge Stables.
10 In 2004, JCPRD hired the same consulting firm to complete a Master Plan of Oakridge Stables; an effort to reduce the acreage being used by the boarding facility, and in turn, freeing up land for other park development. This plan was met with much opposition by the equestrian community as it meant the horses would no longer be pasture boarded, but placed in dry lots with daily turnout into a small pasture. The capital improvements suggested were to come at an expense passed on to the horse owners through an increase in their monthly board payments. Because of the amount of opposition, the Board of Park and Recreation Commissioners took no action for implementation. The Mack House prior to 1987 transfer of ownership In 2006, JCPRD hired the consultant team of Patti Banks Associates, Susan Richards Johnson, Olsson Associates and PROS Consulting to look at Oakridge Farm as a whole and how it relates to Shawnee Mission Park. This new approach involved producing a feasibility study for the re-use of the Mack house as a park facility. Additionally, this project required the team to both find a way that the stable operation could become incorporated into the park in a balanced, acceptable manner, that offers sufficient pasture for the horses, and an alternate option for the land should the boarding operation be discontinued. Finally, the integration of this site into Shawnee Mission Park requires the Farm be fitted with a more welcoming entrance that does not appear to be private or simply for horse boarders.
11 Uses for the Mack House— Open House Meeting, November 2nd, 2006
Alternative concepts discussed—Open House, November 1st, 2006
12 Planning Process
Overview Charrette Day One - November 1st, 2006: Analysis The Oakridge planning process consisted and Park Programming. of preliminary focus group meetings and a » three-day charrette with an invited steering During the morning, the committee, key JCPRD staff and a Board consultant team and District staff met with the steering member punctuated by daily community committee to review the involvement meetings. Community comments wants and desires of those in relation to the desired uses for the site who participated in the are included throughout the document. user group meetings, The planning process was completed as prepared project goals follows: and brainstormed an Owner wish list. » A Focus Group meeting with senior District Planning Schedule staff was held to discuss Inventory and Analysis - funding and feasibility. September/October 2006 » The Design Team Equestrian User Group Focus brainstormed the Meeting - October 17th, 2006: park’s theme/story and Individuals who board horses uses for the house. at Oakridge Stables and other » Site analysis was mapped equestrian users joined the and summary notes for consultant team for a question the morning meeting and answer forum in which they were prepared. shared their likes and dislikes » Diagrams of both site of the current Oakridge Farm, and house design ideas as well as what they would like were prepared that to see happen with the stables, began to put shape to Mack house and Farm. the ideas and suggestions General User Group Focus of the constituents. Meeting - October 28th, 2006: All » At the end of the day, other park users and neighbors a public pin-up session of the park were invited to this was well-attended and question and answer session during additional insight was which they were encouraged offered by the public for to share their likes and dislikes molding these concepts. as well as what they would like to see happen at Oakridge Farm. A hayride tour of the site Charrette Day Two - November was planned but poor weather 2nd, 2006: Alternative Generation. conditions required cancellation. » The Design Team held Focus Group meetings with the Chair of the Kanza Group
13 of the Kansas Chapter of » Hosted a Public Open House the Sierra Club, Elaine to present the community’s Giessel; Ron Freyermuth, vision of what Oakridge Director of Public Works Farm should be in final and Doug Wesselschmidt, draft form. An additional City Engineer from Shawnee, round of comments was Kansas; and with Bill Cobb, collected on this version of the Superintendent of the plan for use in finalizing Parks and Golf Courses; the concept for the final Bill McGowan, Interpretive steering committee meeting Program Manager; and and Park Board approval. Grant Evans, Shawnee Mission Park Manager. Oakridge Master Plan Final » The consultant team Review Session—January 31st, presented the product of 2007: Steering Committee day one’s public pin-up Review. In this session, the session to the staff and consultant team met with the Steering Committee. Steering Committee to review » The team produced the Master Plan and supporting sketches, assimilated documents to ensure the final programming ideas for the product aligned with the Steering Mack house, and refined Committee’s vision for Oakridge. the concepts utilizing the Final input from the Steering community input received. Committee was incorporated into the Master Plan for presentation » A public engagement session to the Park Board in March. elicited additional valuable input and continued guidance Park Board Work Session and toward the preparation Public Meeting—March 28th, of the final draft plan. 2007: At the Committee of the Whole (Committee) meeting prior to the Johnson County Park Charrette Day Three - and Recreation District Board November 9th, 2006: Preferred regular monthly meeting, the Alternative/Public Open consultant team presented to the House. The Design Team: public and the Committee the » Narrowed the design initial proposed Oakridge Farm concepts to one preferred Master Plan. After reviewing the alternative for the site and proposed plan, the board directed buildings and produced staff and consultants to continue sketches to explain the planning process and to the park concept develop alternative uses for the area currently being used for the » Met with the Steering boarding of privately-owned horses. Committee to present the preferred alternative Public Planning Forum—May » Finalized the graphic 1st, 2007: As part of the continued boards for presentation planning process, a Public Planning at the Open House. Forum was held at the District Administration Building on
14 Tuesday, May 1st to develop new ideas for the portion of the initial plan that was designated equestrian boarding. The consultant team subsequently drafted a revised version of the master plan that reflected the input from the planning forum in alternative “Option A and Option B” format. (See appendix for details.) Final Committee of the Whole Public Presentation, Hearing and Approval—May 16, 2007: Prior to the Park Board’s regular monthly meeting, the consultants presented the revised Master Plan in a public open house review. Later that same evening, during its regular monthly meeting, the “Horse User Group” —Focus Group Meeting
“General User Group” —Focus Group Meeting
15 Board voted to accept the revised contract renewal process on plan with both options related January 1, 2008, each boarder to the horse boarding operation is provided a 15-month horse included, agreeing that a decision boarding contract with notice on whether to implement the plan of removal of the “12-month with or without stables would be advance notice of termination” made by the Board at a later date. clause from the contracts. The new contracts provide 60-day contract extensions beginning On August 15th, 2007, at the Park April 1, 2009, and continue until Board’s regular monthly meeting, staff determine the boarding the Board made a motion to adopt facility is no longer compatible “Option B” of the approved master with development of the property plan, which calls for the removal or that it is no longer feasible to of the horse boarding operation, operate the facility at Oakridge making it the official and final plan Farm due to boarder attrition. for Oakridge Farm. The matter is to be returned to the Board when appropriate for Their adoption of Option B came formal action to close the facility. with the following contingencies: As part of the annual boarding
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16 Basis for Decision-Making
Precedent Guiding and create larger prairie areas and improve wildlife habitat; Recommendations Changes to the native plant The following are recommendations and desires community resulting from the from the various constituents expressed during suppression of fires may be the various public input sessions. Included reversed through an inventory, are pointers from the JCPRD strategic plan, assessment and development of a MAP 2020, and wants of the Mack family, restoration and management plan interest groups, staff, neighbors and park for existing natural resources; patrons Future landscape improvements at the park should be located and designed to discourage geese; and Map 2020 Recommendations Reduce maintenance costs by For Shawnee Mission Park converting some lawn areas Map 2020 classifies Shawnee Mission Park to natural vegetation. as a large regional park and an “exceptional resource that possesses a balanced approach to preserving natural areas while providing For Oakridge Farm extensive recreation facilities.” The following The following are recommendations for list of recommendations is for Shawnee Oakridge Farm from MAP 2020: Mission Park as they may apply to Oakridge Farm: Prepare a Master Plan that identifies a program that Integrate Oakridge Farm provides improved public access and Tomahawk Recreation while preserving the park’s Complex into Shawnee Mission natural, peaceful character; Park (e.g. Oakridge Farm at Rehabilitate the existing historic Shawnee Mission Park); residence for administrative Provide a large group shelter; offices and for revenue-producing facilities that could accommodate Comments welcomed- Increase the size of the park meetings and conferences; Open House Meeting, through land acquisition; November 2nd, 2006 Return a substantial Improve parking areas and add portion of the shade trees to reduce heat; existing pasture Inventory natural resources to prairie; and create a restoration Remove the and management plan for existing seven selected areas of the park; stable buildings Limit new tree and shrub plantings and construct a to native species, thus preserving new equestrian the landscape character and operation at natural history of the region, the Kill Creek Regional Park; 17 Connect Oakridge Farm to the full record of notes taken during the user Mill Creek Streamway trails; group meetings is included in the appendix of this document. Identify Oakridge Farm as a portion of Shawnee Mission Park and not as a separate park; General User Group: 1. Currently not enough access Improve those portions of for the public to Oakridge Ogg Road under the District’s 2. Need parking on-site jurisdiction to improve access to the site; and 3. We like the horses and stables operation Restore prairie areas and 4. We want more unpaved trails woodlands on the site. 5. The less development the better 6. Multi-use and separate 2006 User Group trails desired Meetings 7. We need shelters The Design Team compiled a list of the top 8. We could stage events and most-voiced concerns and desires from the mountain bike races with user group meetings. That list follows. A enough miles of trails that loop appropriately. 9. Trails need to be “Public Pin-up”— Open House Meeting, mapped and signed November 1st, 2006 10. Need drinking water 11. Need restrooms
Horse User Group: 1. We are here because of the pasture (finding pasture boarding in this area is increasingly more difficult as time passes) 2. Keep things simple and affordable and family-friendly 3. Fix the fences – remove abandoned fences and wire Pasture board is one of the main reasons the 4. We need a better bathroom boarders are there. 5. Trails are great, but they need signs and marking 6. Improve communication between the District and the Boarders 7. Separate the sick pen water from the rest of the horses 8. Store/wrap the hay to prevent mold 9. Manage the pastures better. Rotational grazing program should be managed closely 18 Products of the 2006 Charrette Process Through the three-day charrette, the Design Team gathered input and opinion from various A Vision for constituents and assembled the following vision and program for Oakridge Farm. Oakridge
Design Principals for Creating a Oakridge Farm: A jewel tucked into north Successful Park: central Johnson County where you can get 1. Place 8-10 experiences away without getting lost; where history, within the Park ecology, and serenity meet to create endless 2. Create a level of cost possibilities. recovery to each element 3. Target a length of stay An inviting place for families to explore nature; of 2-3 hours providing ways to connect to the living earth, 4. Serve 10 of 14 age segments protecting virgin forests, streams and wildlife while expanding education and recreation. 5. Provide low touch development 6. Embody environmental responsibilities 7. Connect people to nature, history, culture and each other 8. Create symbiotic relationships
Park Program The House: » Shared Experience “Public Pin-up”— » Meeting of Minds Open House Meeting, November 1st, 2006 » An Inn » Warming Hut » Private Concession – beer and wine would be nice Multi-use More trails Expand horse operation to more people Provide for: » Watershed Management Education » Environmental Education » Historic Education » Cultural Education » Environmental Art
19 Perspective View of the Proposed Mack House South Lawn
20 Master Plan
The completed Master Plan is an aggregation of a new entry ramp as depicted on the of the input gathered in the focus group, Proposed First Floor Plan. steering committee, staff and public open house meetings. The Design Team completed the The Sun Room would need to be ADA Draft Master Plan in May 2007 and finalized accessible from the exterior, as the addition it after the regular meeting of the Johnson of a ramp on the interior would require too County Park and Recreation District Board much square footage. Access to the Sun of Park and Recreation Commissioners on Room would be accommodated by a new th August 15 , 2007. A map and summary of sidewalk from the Rear Porch location. The the final plan is on the following pages. basement, second and third floors would not be ADA accessible without the addition of The recommended Master Plan offers an elevator. These floors would not require Shawnee Mission Park patrons access into ADA accessibility, as long as the first floor some of the most beautiful views of nature accessibility is accomplished. and the surrounding valleys available. It balances active and passive park use with The addition of a new ADA compliant restroom land preservation while providing a way located adjacent to the new ramp in the multiple user groups can come together in existing Garage is proposed as the existing one park with minimal conflict. First Floor Bathroom cannot be upgraded to accommodate ADA required clearances. Mack House Future Additional ADA accessible restrooms could also be located in the detached Garage Recommendations Outbuilding, as this building has grade The Mack house was designed as a single access. family residence. Any possible adaptive re- use of the house for public purposes will The existing residence could comfortably bring to light a set of issues related to access, serve several meeting spaces: the Living programming of the floor plan layout and Room could hold approximately 15-20 people mechanical issues for which this home was in seated chairs; the Dining Room could not originally intended to serve. comfortably dine 10 people; the Breakfast Room could seat 6 people; and the Library Because the Mack house will likely be open could comfortably seat 8 people. The Sun to the public, it will be necessary to upgrade Room, the smallest of the existing rooms, the home to provide ADA accessibility, could comfortably seat a small party of 8 The first floor is elevated approximately 16 people. Several recommendations for meeting inches above exterior grade, necessitating spaces included enlarging the existing Sun the construction of a new ramp for first Room in order to accommodate larger groups floor access. Though best-suited for the of up to 30 persons. front entry, the addition of a ramp would deter from the historic design of the front In an Inn or Bed and Breakfast scenario, the entry of the home and be out of context in upstairs bedrooms and bathrooms could its residential setting. The existing attached easily be rented as they are configured, with Garage is recommended to be the location 21 Mack House First Floor Plan Mack House Second and Third Floor Plan
22 Heirloom Gathering Space Garden with Water Feature only minor renovations. A first Floor (Refer to Sketch Page 21) Suite could be created by combining Concession/ Kitchen the Library with the First Floor
Bathroom and Storage Closet NORTH in order to accommodate an ADA accessible suite. Mack House The detached Garage Outbuilding could also be converted to include ADA accessible accommodations in a unique setting.
Summary Open The property overall is in very good Lawn condition. The amount of intact historic fabric is remarkable and speaks clearly to the care with which this fine home was maintained by the Mack Family.
The historic importance of this property cannot Mack House be overlooked, as it is truly representational Bench Site Plan of a by-gone era. There are many potential reuses this property could develop for future participants. Since this estate is over fifty years in age, there is the potential of listing Memorial Overlook the property on the National Register of The Master Plan includes the following Historic Places, which in turn would open elements: the door for the use of Federal and State Rehabilitation Tax Credits. This property represents a valuable asset to all of Johnson Mack House and Site Renovations County within its Park System. The highlight and central focus of the farm, the Mack house, will be renovated to be ADA compliant on the first floor, including Park Master Plan the addition of a ramp in the existing garage As heard from the public, Oakridge Farm and an ADA compliant restroom between has some of the most beautiful and serene the existing dining room and garage. The land in north-central Johnson County. The intent of the Master Plan is to create a multi- mix of woodlands and open grasslands have use space for meetings up to 30 persons in become home to a diverse family of wildlife. size, weddings, potential overnight stays in The intent of the Oakridge Farm Master Plan the upper-floor bedrooms, and a location is not only to maintain the farm’s beauty, to display pictures and artifacts from the but to celebrate it. The park will be kept beautiful park and farm, as well as other as natural as possible while still providing events. The existing garage outbuilding will safe trails and amenities for park patrons. be renovated to include a catering kitchen, warming hut, and concession area for park 23 and trail users. The garage’s second floor possible nature stairs and small could be used as a park office. bridges to interesting areas. Small stopping points will be designed for The site surrounding the Mack house will be resting and wildlife observation. renovated to function as a space for outdoor ADA Accessible Hiking Trails – gatherings for weddings, receptions, and A four-foot wide ADA accessible other events. The south lawn will include hiking trail made of limestone additional landscaping, a patio, a trellis at the screenings circles the wildflower Mack family memorial overlook, an heirloom meadow below the Mack house. garden, picnic areas, and open grass areas This trail will snake in and out for tents. Renovations to the site at the front of the woods as existing grades of the house will include the addition of allow for an ADA compliant design landscaping and a circle driveway. A 50-car and to give the trail interest. asphalt parking lot with an ADA walkway Equestrian Trails – Some to the house has been added to the east of equestrian trails currently exist the house. It is located on a lower plateau within the park. These trails to help screen it from the house site. will be adjusted to provide safe and maintainable trails that Park Entry are coordinated with the other The park entry will be beautified by adding trails planned in the park. The landscaping and park signage. equestrian trails will be one-horse width with a natural surface and will be signed for horses only. Trails To better experience the park’s natural beauty, Tri-Use Trails – These trails are many trails are planned throughout the park. approximately 2 foot in width Trail types will include nature hiking trails with a dirt surface designed for (some ADA accessible), equestrian trails, use by mountain bikers, hikers, tri-use trails, and hard surface trails. The and runners. They are located in areas that can support the uses intent of the Master Plan is to provide a and maintenance of the trails. The general location for each of the trails and tri-use trails on the Oakridge Farm how they relate to one another. When the property are an extension of the trails are constructed, their final location existing trails located to the south. will be determined in the field to minimize natural resource impacts and to create the Asphalt Trails – Asphalt trails best experience for trail users. All of the will be constructed to connect individual park elements, the Mack trails will be adequately signed for their house, and parking areas. A 10 foot intended use. Following is an explanation of wide trail will connect the Mack each of the trail types planned for Oakridge house to the Mill Creek Streamway Farm. Trail located along the western Nature Hiking Trails – These edge of the property and secondary trails are located in the northeast loops will be constructed 6 feet portion of the park and will be wide. The secondary loops will be signed for hikers only. The hiking designed to meet ADA accessible trails will be a two-foot wide dirt requirements where possible and surface. They will be located to meander back and forth from take advantage of the natural woodland to prairie providing the characteristics of the site with most enjoyable environment. 24 25 Park Amenities Oak Savanna – The open grassland A new gravel parking lot (20 car, 6 truck/ west of the Mack house is an trailer, 7 trailer only) will be constructed excellent location to develop an as a trailhead for equestrian and general Oak Savanna. All, or a portion public trail users. A large mowed-turf area of this field could be converted creating a transition from woodland north of the entry drive will be maintained to savanna, then to prairie as for multi-use park activities. you walk from the house. The area shown at the midway point on Wildflower Meadow – The the entry drive to the house is another wildflower meadow shown opportunity for patrons to enjoy the park. south of the Mack house will The area includes off-street parking for create a beautiful view from 20 cars, a playground, a small park shelter the house’s south lawn. The with restrooms, picnic tables, park signage/ field will be planted with regulations, and connections to the trails. wildflowers that will bloom This area’s design fits within the style of the throughout the growing season. farm, including the design of the shelter and Native Prairie Restoration construction of the playground, incorporating – The other fields will be natural/rustic-type elements. converted to short grass or tall grass native prairies. These will not only be beautiful, but will Prairie Restoration reduce maintenance and enhance The master plan recommends the conversion stormwater filtering prior to the of the existing pasture grasslands to native water entering the lower streams. prairie grasslands or savannas. Those not grazed can be used as demonstration native gardens, and all restored areas provide natural stormwater management.
The wide-open vistas in green fields are a natural draw to Oakridge’s visitors.
26 Plan Implementation
General Summary of to develop other recreation opportunities that could be on site which would increase Market and Operations visitor usage and increase operating revenue, Analysis while keeping with the passive “low touch” experience. A number of amenities were PROS Consulting, a member of the PBA team, discussed with the group. A full listing of was invited to sit through two work sessions these amenities and their relative cost benefit with the park designers and steering committee analysis is included in the full Revenue members to evaluate alternative uses of the Plan Report, present in the appendix of site for other recreation purposes beyond this document. equestrian use, and to bring in additional revenue through greater use by creating a wider age-segment of users at the site. In discussions with the steering committee and from public open houses held by the Phasing and Estimate of design team, the community desired a “low Probable Construction touch” experience, which would continue to Costs allow horses to be pastured on site and be transported in via trailers for trail riding, A phasing plan is recommended to facilitate as well as allow mountain biking and small the development of the Master Plan. A group gatherings of 30 people or less at the diagram illustrating which improvements are Mack house (approximately 5,000 square included in each of the phases follows, along feet) for meetings and business retreats. with an estimate of the cost of construction in 2007 dollars. The challenge of this “low touch” use is the Park District is currently operating at a break-even income/expenditure level from pasture rents and hay sales from the current Capital Improvements use on site, but the infrastructure cost to Projects for the Mack improve the Mack house and site (estimated House and General Park to be $966,000), add public restrooms, and to maintain trails is very costly and Areas will require appropriate levels of operating revenues to support this level of investment. Phase 1 - 2007 ($250,000) It is understood by PROS that the Friends CIP Budget Items for Parks and Recreation Organization has 1. Construct utilities: designated the Mack house renovation as a. Water – Installation of water one of its primary development goals in the service to the Mack house. coming year which would be a great benefit b. Septic System – Upgrade to the District. septic system at Mack house c. Electric - Upgrade electrical Work discussions were held with the design service at the Mack house team, staff and the steering committee
27 d. Plumbing - Reconstruct Future Improvements plumbing to floor one 1. Restore 56 acres of prairie and two of Mack house 2. Construct shelter/restroom/ playground park facility Phase 2 - 2008 ($500,000) 3. Resurface West 2000 linear feet CIP Budget Items existing entry road with 24 foot 1. Resurface East 2,150 linear wide asphalt, no curbs. This feet existing entry road with length resurfaces the road from 24 foot wide asphalt, no park feature G to the Mack house. curbs. This length resurfaces 4. Construct asphalt parking lot the road to the new nose-in and driveway near Mack house parking at park feature G. 5. Construct gravel trail 2. Install park gate head parking area 3. Install park monument sign 6. Construct concrete patio 4. Construct nose-in parking with cover (gathering at picnic shelter/restroom/ space) at trail head playground park facility “G” 7. Construct 10’ wide asphalt 5. Construct a 10 foot wide asphalt trail from Mack house trail connection from the Mack parking lot to Mack house House to the Gary L. Haller Trail. 8. Construct 6’ wide asphalt 6. Construct Tri-use, hiking only, trail from parking lot around equestrian and asphalt trails south prairie and to park shelter area “G” and on to the 7. Install trail signage nature observation point 8. Provide general and monument 9. Construct 6’ wide asphalt sign landscaping woodland trail around northwest meadow. 10. Construct 4’ wide soft surface ADA-accessible woodland trail around wildflower meadow 11. Renovate garage/outbuilding a. Add ADA-accessible restrooms to attached shed b. Construct catering kitchen c. Construct warming hut/concessions area open to the public
11. Renovate Mack house. a. Add ramp for ADA- accessible first floor. b. Remove/reconstruct sunroom for large gatherings. c. Add ADA-accessible restroom.
28 Improvements Diagram
Phase One
Phase Two Future Improvements
d. Miscellaneous cosmetic c. Miscellaneous new hardscape repairs (interior & exterior). (patio, walkways, plazas, etc) e. Furnish entire house. d. Construct new small f. Miscellaneous site water feature additions (heirloom 13. Restore 8.5 acre field south of garden, landscape, etc.) Mack house to wildflower meadow 12. Renovate Mack house site 14. Provide general site a. Landscape seeding/landscape b. New overlook/pergola structure (for weddings/ special events)
29 Opinion of Probable Cost
Item Description Quantity Unit Cost
Phase 1 - 2007 CIP Budget General Site Work
Misc. Contractors Costs Mobilization, Const. Staking, Permitting (8% of total) 1 LS$ -
Demolition / Clearing & Grubbing / Erosion Control 1 LS$ - Sub-Total$ -
Utilities
Water Main (6") from within Shawnee Mission Park 900 LF$ 31,500.00
Water Service Line through Park 3600 LF$ 54,000.00
Sanitary Sewer Septic Tank 1 LS$ 20,000.00
Upgrade Electrical Service at the Mack House 1 LS$ 25,000.00
Reconstruct Plumbing to Floor One and Two of Mack House 1 LS$ 20,000.00
Cable/Phone 1 LS$ 4,000.00 Sub-Total$ 154,500.00
SUB-TOTAL$ 154,500.00 CONTINGENCY (20%)$ 15,450.00 TOTAL (with contigency)$ 169,950.00 TOTAL$ 169,950.00
Phase 2 - 2008 CIP Budget General Site Work Misc. Contractors Costs Mobilization, Const. Staking, Permitting (8% of total) 1 LS$ - Demolition / Clearing & Grubbing / Erosion Control 1 LS$ - General Landscaping Allowance 1 LS$ 33,750.00 Sub-Total$ 33,750.00
Park Infrastructure Park Road from Entrance to Park Feature "G" 24' wide asphalt, no curb - at existing road location 2145 LF$ 187,687.50 Park Gate 1 EA$ 2,500.00 Park Monument Sign / Landscape 1 LS$ 62,000.00 Parking nose-in parking at park feature "G" 1 LS$ 20,000.00 Sub-Total$ 272,187.50
Trails Tri-Use Trail 5 MILE$ 7,500.00 Hiking Only Trail 2.5 MILE$ 3,750.00 Equestrian Trail 3.9 MILE$ 5,850.00 Trail Signage small directional signage 1 LS$ 7,500.00 Asphalt Trail (connector: Mack House to Gary L. Haller Trail) 10' Wide, 4" Thick, 6" Rock Base 2400 LF$ 120,000.00 Sub-Total$ 144,600.00
SUB-TOTAL$ 450,537.50 CONTINGENCY (10%)$ 45,053.75 TOTAL (with contigency)$ 495,591.25 TOTAL$ 495,591.25
NOTE: CIP Phase 1 and 2 costs provided by JCPRD Staff
30 Opinion of Probable Cost
Item Description Quantity Unit Cost
Future Main Site Improvements General Site Work
Misc. Contractors Costs Mobilization, Const. Staking, Permitting (8% of total) 1 LS$ 198,975.20
Demolition / Clearing & Grubbing / Erosion Control 1 LS$ 35,000.00 Sub-Total$ 233,975.20
Park Infrastructure
Entry Drive 24' wide asphalt, no curb - at existing road location 800 LF$ 70,000.00
Entry Drive 24' wide asphalt, no curb - new location 1200 LF$ 144,000.00 Gravel Parking Area At Trail Head 6267 SY$ 125,340.00 Sub-Total$ 339,340.00
Mack House / Site / Garage / Outbuilding
Grading 1 LS$ 15,000.00
Parking Lot 4300 SY$ 193,500.00
Parking Lot Drive 550 SY$ 27,500.00 Garage / Outbuilding Renovation 1 LS$ 130,000.00 House Site Work 1 LS$ 200,000.00 Renovate Mack House 1 LS$ 350,000.00 FFE 1 LS$ 50,000.00 Sub-Total$ 966,000.00
Park Improvements Park Shelter & Restroom Combo 1 EA$ 350,000.00 Gathering Space ConcretePatio with Cover at Trail Head 1 LS$ 12,000.00 Playground 1 EA$ 60,000.00 Sub-Total$ 422,000.00
Trails Asphalt Trail from Parking "C" to Mack House 10' Wide, 4" Thick, 6" Rock Base 1635 LF$ 81,750.00 Asphalt Trail 6' Wide, 4" Thick, 6" Rock Base 7550 LF$ 302,000.00 Soft Surface ADA Woodland Trail 4' Wide, 5" Thick 2500 LF$ 45,000.00 Sub-Total$ 428,750.00
Landscape General Site Seeding 8 ACRE$ 20,000.00 General Landscaping Allowance 1 LS$ 160,000.00 Native Prairie Restoration Burn + Herbicide, then seed & 3yr Maintenance 56 ACRE$ 100,800.00 Wildflower Meadow Restoration Burn + Herbicide, then seed & 3yr Maintenance 8.5 ACRE$ 15,300.00 Sub-Total$ 296,100.00
SUMMARY
SUB-TOTAL$ 2,264,165.20 CONTINGENCY (20%)$ 452,833.04 TOTAL (with contigency)$ 2,716,998.24 DESIGN / ENGINEERING (1$ 407,549.74 TOTAL$ 3,124,547.98
Note:
The above Opinion of Probable Costs is calculated in 2007 numbers and based on Master Plan program elements as we understand them. This cost estimate is for budgeting purposes only and is in no way intended as a guarantee of construction costs at the time of bid.
31