PARK SITE MASTER PLANS Queen Creek Road to the north, Ocotillo Road to the south, Sossaman Road to the west, and Hawes Road to the east. The land adjacent to West Park is either inactive agricultural land or residential. The northwest portion (referred to as the panhandle) of the park site is surrounded by residential properties that are within a County Island and fall under the jurisdiction of Maricopa County. The properties adjacent to the west and east of the park are currently being developed as residential subdivisions. No other development plans are known for the open lot south of the park site. The Queen Creek Wash flows southeast to northwest, dissecting the northeastern corner of the site. The portion of the site that is separated by the wash consists of a mitigation area that was established during improvements made to the Queen Creek Wash in 2004. This area is designated to remain undisturbed. West Park is one of two active community parks identified in the PTOSMP (Figure 5). Included in the Master Plan is a general description of each of the five park sites as well as pertinent information obtained during each phase of the master planning process. A general description of the site, site conditions (i.e. topography, historic/cultural features, environmental issues, etc.), site opportunities and constraints, alternatives developed, final master plan developed, cost evaluations, and conditions and issues identified that had major impacts on the development of the master plans are described. WEST PARK West Park is comprised of three parcels, totaling approximately 78 acres. The park site is located in the center of Section 17, which is bounded by Figure 5 13
Site Conditions Location: The Park is to be located within the northwest ¼, southwest ¼, and the southeast ¼ of Section 17, Township 2 South, Range 7 East. of 36,000 square feet and R1-43, which allows for residential lots of 43,000 square feet. The properties to the east are zoned R1-12, which allow for residential lots of 12,000 square feet. The properties to the north are Unincorporated Size: The site is 78 acres. Approximately 6.5 acres of this site are included in the area allocated for the flow channel and bank protection of the Queen Creek Wash and 2 acres are dedicated as an environmental mitigation area. There are approximately 9 acres in the panhandle area. Topography: The site consists of inactive agricultural land with scattered desert vegetation. The Queen Creek Wash traverses the northeastern corner of the site. A northwestsoutheast trending linear depression extends across the southeastern portion of the parcel at the same angle as the former agricultural rows. County or zoned PAD, which is a planned area development overlay district. The park site itself is zoned R1-43. Historic/Cultural Features: A records review was conducted to identify any prior cultural resource surveys or recorded archaeological and historical sites within 1 mile of the project area and to assess the potential for the project to affect cultural resources. The site lies at an average elevation ranging from approximately 1,370 feet in the northwest to approximately 1,380 feet in the southeast. The site slopes from the southeast down to the northwest, with approximately 5 feet of topographic relief. Surrounding Land Uses/Zoning: The park site and the adjacent properties are zoned for residential uses. The properties to the south are zoned R1-35, which allows for residential lots The northeastern edge of the West Park site had been previously surveyed; however, there are no recorded archaeological or historical sites on West Park. Refer to Appendix E: Cultural Records Review, for a full explanation of the cultural review. Environmental Issues: Approximately 2 acres of land in the northeastern corner of the site, on the east side of the Queen Creek Wash, is designated as an environmental mitigation area and is to remain undisturbed, including extensive restrictions to maintenance activities. Additionally, areas of the wash have been improved for flood control and should not be altered. 14
northeast to the Queen Creek Wash, which is a major regional drainage corridor. Site Access: The most feasible access to the park site is from the west, on a 110-footwide dedicated easement directly south of the Appleby Road easement. Appleby Road is the mid-section alignment and it is bounded by existing residential homes to the north and a subdivision that is currently under construction to the south. The developer of this subdivision has dedicated a 110-foot-wide right-of-way for access into the park site from Sossaman Road. Properties to the north of the roadway are within Maricopa County and currently have access via a 25-foot-wide access and irrigation easement. Geology/Soils: The surficial soils of West Park generally consist of Holocene alluvial fan, terrace, and ephemeral stream channel deposits. According to the National Resource Conservation Service (NRCS), the surficial soils at the proposed West Park are classified into two categories, Gilman Loam (Gm) and Gilman Fine Sandy Loam (Gf). Gm is a silty and sandy loam that is well-drained, with moderate water infiltration rate, and yields very little probability for water ponding. The Gm deposit is generally located west of Sonoqui Wash. Gf is a silty and fine sandy loam that is well-drained, with moderate water infiltration rate, and yields very little probability for water ponding. The Gf deposits are generally adjacent to the wash. Refer to Appendix F: Initial Geologic Evaluation, for a full explanation of the geology/soils review. As development occurs, 196th Street (the north-south mid-section alignment), may be an alternative access point to the park. Currently, there is no roadway right-of-way on 196th Street; acquisition or dedication would be required. Vegetation: Native vegetation was removed from the site when the land was put into production. The park site is currently supporting non-descript weed and volunteer species, including a variety of grasses and sedges. These plants are sustained on natural rainfall and have established within the area after agricultural activities ceased. Queen Creek Wash runs east and north of the site, resulting in limited access from the north and east. Drainage Conditions: The area is relatively flat, with even grades across the entire park site. Surface flows follow the natural grade to the northwest, for approximately 80 percent of the site. The eastern portion of the site, approximately 20 percent of the site, drains Views: The foreground and middle-ground views toward the east from this site, include the Queen Creek Wash and environmental mitigation area located in the northeast portion of the site and residential properties, which surround much of the site. Short-range views from the panhandle 15
and other areas of the site include large-lot residential, many of which have equestrian properties. The distant and skyline views include the San Tan Mountains to the southwest and the Goldmine Mountains to the south and southeast. These mountains are visible throughout the and they contribute to the identity of the Town. There are more distant views of the Red and Superstition mountains to the north and northeast. These mountains are much farther away, resulting in less detail being visible. However, they still contribute to the skyline views from the site. Infrastructure and Utilities Water: Existing water lines are fairly accessible to the park, as the site borders several residential properties. Existing water facilities are owned and operated by the Queen Creek Water Company. There is an existing 6-inch water line along Appleby Road from Sossaman Road to 194 th Street. Additionally, an existing 6-inch water line bisects the site along the 196 th Street alignment. Water service for park amenities can be provided through the middle, at the north finger, or along the west side of the site. residential properties in the direct vicinity of the park use septic tanks for sanitary disposal. The does own an existing 24- inch gravity sewer in Sossaman Road that has an 8-inch sewer stub in Appleby Road. Roadways: The existing arterial roadways within the vicinity of the park include Sossaman, Ocotillo, and Hawes roads. These roads are 2- lane and 26 to 28 feet wide, with a posted speed limit of 45 miles per hour. The General Plan, 2002, classifies these roads as principal arterials in the ultimate build-out. This classification requires 5 to 6 lanes and a half street right-of-way width of 70 feet. Currently, there are no immediate improvements planned by the Town for these roadways. Appleby Road is an existing 24-foot-wide unpaved local roadway located entirely within the County Island. There is a 25-foot-wide irrigation, road, and utility easement along the roadway, from Sossaman Road to 196 th Street. The Lucia at Queen Creek Subdivision, which is currently being developed adjacent to the west boundary of the park site, has provided a 110-foot dedicated right-of-way from Sossaman Road to the park s western property boundary. Other Utilities: Irrigation There are several privately owned concretelined irrigation ditches throughout the West Park site. Specifically, there is a ditch in the center of Sewer: The sanitary sewer infrastructure is limited near West Park, as many of the 16
the park site that turns at the northern boundary of the site. This system serves an Irrigation District that comprises the County Island and the undeveloped parcel north of Queen Creek Wash and south of Queen Creek Road. The ditch through the site is actively used by this Irrigation District and will need to be piped underground with the West Park improvements. In addition, there is a concrete-lined irrigation ditch, which conveys water along the west property line of the Arroya de la Reina Subdivision from Ocotillo Road to the southern property line of the West Park. This irrigation line could feed a basin or pond in the southeastern corner of the park site. There are two concrete-lined irrigation canals located on the site that are still in use and provide irrigation to active agricultural fields directly south of the park site. One of the irrigation canals runs north and south along the east side of 196 th Street, and the other canal runs east/west along the north side of Appleby Road. The has recently completed a study for future use of effluent water. When park development occurs the status of the effluent distribution system should be researched and, if available, considered for use for park irrigation. Refer to Appendix G: Utility/Roadway Access Report for a full explanation of utility analysis. Site Opportunities and Constraints Site features and conditions have been identified during the data collection and site analysis phase that have influenced the design of the park (Figure 6). Site Opportunities: Due to its gentle grades and limited vegetation, the majority of the site is conducive for a variety of recreational uses. Skyline views of the San Tan Mountains to the south and southwest, the Goldmine Mountains to the south and southeast, and the Superstition Mountains to the northeast are visible from anywhere on the site and offer unique focal elements. The Queen Creek Wash and environmental mitigation area provide a natural buffer to residents adjacent to the east of the site. Recent improvements to the wash have included the placement of rock rip rap to reduce bank erosion and the planting of various desert plants to mitigate the bank improvements. These flood control improvements also have provided a paved connection from the park site to the multiuse trail adjacent to the east side of the wash. This trail provided a connection to the regional trail network. The site is located in an area of Town that has established residential neighborhoods along with newly developed subdivisions. The site is convenient for many existing Queen Creek residents. The designated environmental mitigation area provides a buffer for the newly developed residential areas adjacent to this portion of the site and establishes a small habitat area for wildlife. Site Constraints: The long, narrow peninsula is challenging from a design perspective, both because of its configuration and its close proximity to existing residents. The amenities for this portion of the site should be limited to passive park elements that are more conducive to the configuration and will abate impacts to the adjacent neighbors. The newly dedicated 110-foot right-ofway south of the Appleby Road easement is currently the only public access route 17
Figure 6 18
identified for the park site. Other possible access routes include 196 th Street, which would provide access from the south, and Twin Acres, which would provide limited access to the north. To establish additional access, the Town will want to acquire right-ofway or an easement agreement, respectively. In order to maintain this park and other proposed parks and trail corridors identified in the Master Plan, a maintenance yard is requested to be accommodated on the site. The designated environmental mitigation area that comprises the northeastern corner of the park site is to remain undisturbed. This rules out access into this portion of the site. The Queen Creek Wash has been improved for flood control purposes and should not be altered. Recreational Facilities Program Recommendations from the PTOSMP and the Committee: Primary amenities for the West Park site were identified in the PTOSMP. During the planning process the PTOS Committee participated in refining the items outlined in the PTOSMP and identified the following amenities for possible inclusion in the West Park Master Plan: Skate park Dog park Water/splash pad Adult softball fields (four-plex) Level 2 trailhead Covered play grounds Lake/water feature with canoe/kayak/boat access Youth baseball fields Youth soccer fields Large recreation center (50,000 square feet) Frisbee golf course Walking/hiking trails Maintenance facility Recommendation from the Public: Public participation was an essential part of the planning process. There were several opportunities for community members to participate in the planning process. Comments received helped identify issues and recreational preferences for the park. Many of the comments received corresponded with items outlined in the PTOSMP and identified by the Committee. In general, all types of playfields (baseball, softball, football, soccer, etc.) were desired amenities for this park site, along with ramadas/picnic areas, playgrounds, water feature/splash pad, and trails. There also were a number of recommendations to incorporate a recognition feature on the site, to honor the military veterans. Additionally, there was support for a lake or pond feature for passive use and possible non-motorized boating and fishing opportunities. Master Plan Alternatives Through the combined efforts of the Committee and the planning team, three design alternatives were developed for the park site. These alternatives incorporated recommendations from the public, the Committee, and items outlined in the PTOSMP. The alternatives developed were at a conceptual stage of design and were intended to illustrate major concepts and facilities programmed for the site. The alternative park designs were presented to the public during a public open house. The open house provided an opportunity for the community to give their opinions and offer feedback on the alternatives developed. The intent of the park designs was to provide multiple active use fields, courts, and other activeuse amenities, while accommodating passiveuse areas, such as open turf, ramadas, and trails. A description of each of the three alternatives and the advantages and disadvantages identified through the public participation process and subsequent Committee meetings are included below. 19
Alternative A Primary Features (Figure 7): Baseball/softball fields (four-plex) Four multi-use fields (football/soccer) Skate park Large recreational center (50,000 square feet) Splash pad area A 5-acre lake for recreational use and to serve as an irrigation reservoir Natural stream in the panhandle Recognition feature Disc golf course in the panhandle Basketball courts Sand volleyball courts Children s play areas with shade canopy Large and small ramadas Level two trailhead Multi-use trail throughout the park Exercise trail in the panhandle 1/2-acre maintenance yard. The plan also shows a main boulevard through the site from Appleby Road to 196 th Street Advantages: There are a number of advantages associated with the configuration of the park amenities in Alternative A. The recreation center is oriented to the southwest in order to take advantage of views from within the center looking over the lake and to the San Tan Mountains in the distance. The lake feature not only offers a number of recreational opportunities, such as fishing, canoeing, and kayaking for park users, it also provides a buffer to adjacent residents from active-use amenities which are primarily Figure 7 20
concentrated on the east side of the park. The lake flows into a stream that crosses under the western entrance drive and meanders north through the panhandle where it terminates into a pond where there is a recognition feature located on a small island. Other amenities identified for the panhandle include a disc golf course and an exercise trail around the perimeter. Each of these amenities is considered passive-use and minimizes impacts to the adjacent residents. The locations of the parking lots, throughout the site, have been situated so as to allow for shared uses between the various active- and passive-use amenities. The parking lot, adjacent to the recreation center, can serve as overflow parking during softball tournaments. The parking lot west of the multi-use fields can be used to accommodate those using the fields or those using the basketball courts, volleyball courts, or skate park to the west. The parking lot adjacent to the wash can serve both the multi-use fields and the ballfields. The equestrian parking lot is separate from the other parking areas in order to provide safe conditions for loading and unloading horses. In addition, the close proximity of the equestrian parking lot to the wash allows for easy access to the existing trail system within the wash. This also allows trail users to stop at the trailhead restroom facility while they travel along the trail corridor. Disadvantages: The lake feature is viewed as more of a passive-use element, and having active-use facilities, such as the skate park, basketball courts, and volleyball courts in such close proximity would create excessive noise and negatively impact those using the lake and surrounding open turf areas. The recognition feature, located in the northern portion of the panhandle, is only accessible from the trail located around the perimeter. There was some concern that users would not be able to walk to the recognition feature, because it is too far north, and noted that parking should be made available closer to the feature or that the recognition feature be moved closer to proposed parking. The equestrian parking lot is adjacent to the ballfields and there is a concern of a potential conflict between the two uses. The maintenance yard, as shown on the alternative, is too small to accommodate equipment needed to maintain not only this park but other convenient parks and portions of the Queen Creek Trail. Alternative B Primary Features: Alternative B includes many of the same primary features as Alternative A; however, the features have been arranged differently in this alternative. In Alternative B the recreation center is oriented in the center of the site at the end of the secondary access road (196 th Street). The ballfields (fourplex) are located in the southeastern portion of the site and the four multi-use fields are located near the southwestern boundary. A pecan orchard lines each side of the panhandle where there is an elevated grass mound at the northern end, with an overlook area facing south towards the park (Figure 8). Advantages: There are a number of advantages associated with the configuration of the park amenities in Alternative B. The recreation center is in a more centralized location and acts as a focal point as one enters the park from the west or south. A bridge crossing over a 5-acre lake accentuates the view to the recreation center as one enters the site. The recreation center is oriented to the south taking advantage of views from within the center, looking over the lake and bridge feature and to the Goldmine Mountains in the distance. The locations of the parking lots throughout the site have been situated so as to allow for shared uses between the various active- and passiveuse amenities. In addition, park amenities such as the lake and recreation center are located adjacent to the main boulevard to minimize the 21
Figure 8 amount of parking located along the main drive through the park site. The pecan trees around the perimeter of the panhandle provide a buffer to adjacent residents. Other amenities identified for the panhandle include a lawn mall, elevated grass mound, and meandering trail. Each of these amenities is considered passive-use and minimizes impacts to the adjacent residents. The maintenance yard, as shown on the alternative, will be able to accommodate equipment used to maintain not only the West Park site but other smaller park sites in the area. This would eliminate the need to dedicate area for maintenance yards at the smaller parks, allowing them to maximize usable park space. Disadvantages: There is no additional buffer provided to the residents adjacent to the west and south from the multi-use fields, ballfields, and parking lots. Active-use fields are separated by passive -use elements, such as the lake. There is a concern that excessive noise from the active-use areas would negatively impact those using more passive park elements. There is no recognition feature incorporated into Alternative B. The bridge adds cost to the project that is more of an aesthetic appeal and does not increase recreational opportunities. 22
Alternative C Primary Features: Alternative C includes many of the same primary features as Alternatives A and B, however, the features have been arranged differently in this alternative. In Alternative C, the recreation center is located in the center of the site, similar to Alternative B, however, it is oriented southwest to northeast. The ballfields (four-plex) are located in the southwest portion of the site and the multi-use fields are located in the southeastern portion of the site, same location as in Alternative A. The multi-use field closest to the wash has been replaced with a 2-acre maintenance yard. The lake is located to the northeast of the recreation center and wraps around the southeastern portion of the building. There is a large open turf area adjacent to the northeastern side of the lake that also abuts the Queen Creek Wash (Figure 9). Advantages: There are a number of advantages associated with the configuration of the park amenities in Alternative C. The recreation center is in a more centralized location and acts as a focal point as one enters the park from the west or south. The recreation center is oriented to the northeast, overlooking the lake, open turf area, and the Queen Creek Wash. These elements provide more of a buffer for residents to the north and northeast of the park site. The arrangement of the lake, open turf area, Queen Creek Wash, and the mitigation area combines the primary passive-use elements. This establishes a significant area of the park where the users can relax in the setting of the park and be away from the high-levels of activity associated with the sports fields. Figure 9 23
This park configuration provides large parking areas that are geometric in shape. This allows for an efficient parking lot layout maximizing the number of spaces in the smallest area. The simple use of disc golf and an exercise trail in the panhandle provides very low-impact uses adjacent to the residents in this area. This configuration of the ballfield, in relation to the recreation center, provides a direct and relatively short distance from the ballfield concession building to the main entry of the recreation center. The equestrian trailhead and trailer parking are located in an area with immediate access to the trail corridor of Queen Creek Wash. This area of the site also will be comparatively quiet, which will minimize the risk of the horses getting startled. The maintenance yard, as shown on the alternative, will be able to accommodate equipment used to maintain not only the West Park site but other smaller park sites in the area. This would eliminate the need to dedicate an area for maintenance yards at the smaller parks allowing them to maximize usable park space. Disadvantages: The simple recreational uses indicated in the panhandle do not effectively use the space and maximize the value of the park area. The park entry drive is lined with parking, limiting the experience of driving through a park setting. The orientation of the ballfields are not north/ south. The location of the field will cause the lights to impact the existing and future residents south and west of the site. Ballfield noise also will impact these residents. The geometric parking lots appear to be typical for a shopping center rather than a park setting. The play area on the peninsula in the lake could create a potential unsafe condition for youngsters wandering away from their parent s observation and having access to the lake. The court games are removed from the recreation center, which increases the difficulty of managing those facilities. The recreation center is in close proximity to the residential properties just north of the site. Preferred Alternative Site Plan Of the three alternative plans presented to the public, one was identified as the preferred alternative (Figure 10). Public comments were reviewed with the Committee, which then came to a consensus on which of the alternatives to move forward with as a base for the preferred alternative site plan. The Committee also provided direction to the planning team on modifications to be made to the preferred plan based on the public s comments. A final master plan was developed, presented to the public,and reviewed with the Committee for final adjustments prior to finalizing the Master Plan. Alternative A was identified by the public and agreed upon by the Committee to use as the base for the preferred alternative site plan for West Park. Description of Primary Features: The final master plan for the West Park site includes the same primary features as Alternative A with the following modifications: The recognition feature has been relocated next to the lake just south of the west entry drive (Figure 11). The lake provides an aesthetic backdrop for the recognition feature. The evaporation from the lake also creates a microclimate, cooling the adjacent recognition plaza making the area more comfortable during the summer months. The recognition feature also is in close proximity to parking making it easily accessible to users. 24
Figure 10 25
The skate park was removed from near the lake and relocated adjacent to the promenade northeast of the recreational center (Figure 14). In this location the skate park is highly visible, easily accessible from the parking lots, and space is provided for spectators. There is an enclosure proposed around the skate park to help control access and close it during off hours. Figure 11 A re-circulating stream system with deep pools (4 feet to 6 feet) has been incorporated into the panhandle area (Figure 12). A ½-mile multi-use trail and exercise loop meanders around the stream feature with exercise stations staggered around the perimeter. Riparian species would be planted in the area surrounding the stream. The stream (and the lake) could accommodate fish and are intended to be included in the Urban Fishing Program managed by the Arizona Game and Fish Department. An accessible fishing pier with an individual ramada is located adjacent to a large pool at the northern end of the site. Parking is provided off of Twin Acres, at the northern end. The parking lot located on the east side of the park has been reconfigured to extend north and wrap around the ballfields. The equestrian parking lot and node area has been relocated southeast of the newly reconfigured parking lot. This provides a buffer between the ballfields and the equestrian area and provides riders with direct access to the Queen Creek Wash. The play area and splash pad has been removed from near the lake and re-located in front of the recreation center. A graphic illustrates how the play area and splash pad The size of the lake has been reduced to provide more open turf around the lake. The overall surface area of the ponds in the stream area and the lake are close to 5 acres (Figure 13). It was expressed that the lake and the adjacent area should be passive and provide an opportunity for quiet relaxation. Therefore, the volleyball and basketball courts have been removed from near the lake. The courts have been relocated to the east side of the ballfields near the ceremonial plaza. The basketball courts are intended to serve as an extension of the plaza area during ceremonial events. Figure 12 26
A number of seating areas are located at the edge of the play/splash area, with a sidewalk around the entire perimeter for those who wish to bypass the play area altogether. There are also separate entrances on either side of the play/splash area that could be designated as senior or youth entrances. Cost Evaluation The cost evaluation was prepared using current cost standards based on present market conditions. Costs are subject to change. (Figure 16) Figure 13 could be integrated within the entrance of the recreation center (Figure 15). The entire area is approximately 180-feet in diameter, with the splash pad area, approximately 40-feet by 80-feet, set off to one side. It is intended that the entire area is to be shaded using canopy structures that are integrated into the architecture. The front of the play/splash area has a 4-foot-high glass rail that acts as a barrier so that children do not wander off but allows visibility into the area and recreation center. Figure 14 27
Figure 15 28
Figure 16 29