North Iredell Park Master Plan Iredell County, North Carolina Acknowledgements Iredell County Board of Commissioners Sara Haire Tice, Chairman Robert G. Williams (Godfrey), Vice Chairman Stephan D. Johnson Marvin Norman Ken Robertson County Staff Joel R. Mashburn, County Manager Susan Blumenstien, Deputy County Manager Tracey Jackson, Assistant County Manager Robert Woody, Recreation and Parks Director North Iredell Park Planning Committee David Holcomb, Co Chairman Kevin Hope, Co Chairman Ted Hawkins, Vice Chairman Cindy Holcomb, Treasury Pam Christopher, Ex-Officio Deanna Williams Priscilla Holmes Iredell County Recreation Advisory Committee Mike Heintz, Chairman Kevin Smith, Vice Chairman Pam Christopher W.A. Benfield Roger McLelland Bob Howell Larry Johnson David Rothwell Matt Madison Barbara Thorson Godfrey Williams, Ex-Officio Planning Consultants Site Solutions 2320 West Morehead Street Charlotte, North Carolina 28208 (704) 521-9880 North Iredell Park Master Plan Site Solutions Project History/Overview The Iredell County Recreation Department purchased fifty-seven acres of land to develop a new community park in its northern area. The site is located in the central northern portion of the County just west of Interstate 77. Bussell Road, a branch of the Little Rocky Creek, and adjacent agricultural land generally border the property. North Iredell High School is located just south of the site with no physical connection but close enough to allow joint use of park and school facilities. Soybean fields cover much of the site. Former primary property owners farmed the land for many years; one of the many possible crops was soybean. Currently, the site is undeveloped. In 2004, the County formed a Park Planning Committee led by citizens to begin planning the park. This committee held public meetings in an effort to form a concept of the park. In the summer of 2005, the Iredell County Recreation Commission selected Site Solutions to assist in developing a plan for park development. Site Solutions assisted the County with designing a master plan, which will provide guidance in developing the park, in the fall of 2005. The main goals established for park development are to: Meet active and passive recreation needs for the community. Provide sports facilities to attract tournament play. Preserve the natural character of the site. Site Analysis The following natural/manmade features were considered in the development of the Master Plan. Please refer to the site analysis plan at the end of this report for additional information. Topography The property contains a moderate 5-10% slope across the majority of the site with steeper slopes at 10-15% and greater in the wooded area along the creek. There is one primary drainage feature subdividing the site. This drainage swale directs the surface flow from the center of the property to the creek. The topography is suitable for active and passive recreation although grading will be required for field development. 1 North Iredell Park Master Plan Site Solutions Soil The soil survey of Iredell County, prepared by the USDA Natural Resources Conservation Service, indicates that the site consists of the following soil types: CfB2: Cecil fine sandy loam, 2-6% slopes, eroded. Cecil soils are generally well drained and often used for agricultural production. They are low in organic matter and acidic. CmC2: Cecil sandy loam, 6-10% slopes, eroded. CsE: Cecil soils, 15-25% slopes. LfB2: Lloyd fine sandy loam, 2-6% slopes, eroded. Lloyd soils are generally well drained and have medium fertility. They are moderately permeable and acidic. LfC2: Lloyd fine sandy loam, 6-10% slopes, eroded. LfD2: Lloyd fine sandy loam, 10-15% slopes, eroded. Lo: Local alluvial land. These soils are composed of local alluvial soils that are washed into drainage areas. They are typically very well drained and highly permeable. Mn: Mixed alluvial land, wet. This soil is typically poorly drained but high in organic matter. We: Wehandkee silt loam. This soil has a high water table and is high in organic matter. The site includes soils that are suitable for recreation and soils that are very limited; however, the site limitations can be overcome or minimized by special planning and design. While the general soils investigation indicates that soil can limit development, a more extensive geotechnical exploration is recommended for areas where buildings, roadways, parking, or other structural areas will be developed. Vegetation Vegetative communities fall into two categories. These include open agricultural fields and mixed hardwoods. Open fields with weeds and grass or open fields with remaining crop cover the majority of the site. The entire road frontage is open with a paralleling roadside ditch that is grassed. These areas have the least value from an ecological standpoint. The northern border of the site contains a wooded stand of vegetation Mature hardwoods along the creek. running the entire border. These mature trees add value to the property and should be preserved. This area is comprised mainly of dense upper and under-story mixed hardwoods with sporadic evergreen trees and shrubs. This community includes gum, oak, pine, and other scrubby hardwoods. Development in this area should be limited. Hydrology The site is drained by a central natural drainage swale that bisects the site from north to south. This swale collects into a creek that runs through a small wetland pond before outletting into Little Rocky Creek. Portions of the creek and pond within the site likely fall 2 North Iredell Park Master Plan Site Solutions within the jurisdiction of the U.S. Army CORP of Engineers. A streamway and wetland delineation is recommended to determine if the drainage areas are jurisdictional. Limited floodplain information can be found for this area. According to the Iredell County Mapping Department, the site is not in a watershed nor is it located in the 100-year or 500- year floodplain. A topographical survey will be needed to verify these preliminary findings. Natural Communities As noted above, the combination of hydrology, soils, and vegetation have created some natural community systems along the drainage features. These areas are environmentally interesting and should be preserved, enhanced, and maintained. Wetlands The existing pond in the central northern border of the site contains wetland communities. A wetland determination will be needed to verify the extent of the jurisdictional area. Site Access The site has access from Bussell Road fronting the southern side of the property. This road is currently a dirt road section and will need to be upgraded to accommodate the heavier vehicular traffic generated by the park. The Bussell Road frontage has a straight alignment and offers good site distance and provides immediate access to the park. The site is in close proximity to Interstate 77 by way of Tomlin Mill Road. Utilities Northeast view of site from Bussell Road. Water is available at the intersection of Friendship Road and Bussell Road. A water line will need to be extended down Bussell Road to the site. A second option will be to drill individual wells for buildings and irrigation systems. The neighboring property has a well approximately 600 feet deep. A septic system will need to be constructed to service the restroom buildings. Power is in close proximity to the site. Zoning The property is located within the Iredell County ETJ. The site is zoned RA (residential agricultural district). Parks are permitted within this zoning classification. The adjacent properties are zoned RA and are single-family residential use on large agricultural parcels. Recreational Needs Iredell County recognizes the need to develop recreational opportunities for its citizens. The population growth of Iredell and the growing demand for youth sports has created a strong demand for the development of a multi-field sports complex serving Iredell County’s 3 North Iredell Park Master Plan Site Solutions northern population. This northern park is part of a plan to build recreational facilities in the four quadrants of the County. The County has recently completed Stumpy Creek Park in its southern quadrant. A series of public meetings (see other sections of this master plan) were held for this park. Through the public meeting process, the formation of a park planning committee, and input from park staff, many of the facility needs were identified. Development of this park will meet many of the current facility deficiencies in this community and provide a community park for the area. Program Description The Master Plan for North Iredell Park proposes significant park development. As described in the site analysis section of this Master Plan, portions of the site have open fields with moderate slopes. These areas are suited for athletic fields. Likewise, there are interesting drainage features, vegetation, and natural features which make a wonderful setting for trails, picnicking, and other passive recreation opportunities. The placement of amenities in the park was determined by locating sports fields in the large open fields and passive activities near the creek and desirable vegetation. The design provides a combination of both active and passive recreation experiences that will appeal to user groups of all types and ages and is sensitive to the natural site features. The Master Plan for North Iredell Park proposes the following facilities: Basketball – 2 full courts Soccer Complex – 4 full size fields Baseball/ Softball Complex – 4 fields Fenced Dog Park Tennis Courts – 2 Courts Small Amphitheater Walking Trails – 1.5 miles Park Infrastructure Playgrounds Picnic Shelters Sand Volleyball Courts Outdoor Educational Facility Disc Golf Course – 18 hole The Northeast Park Master Plan proposes a community park with an emphasis on attracting local and regional tournament play to the park. Physical Needs Based on the findings of site analysis and park program, the guiding physical needs of the park should include: 4 North Iredell Park Master Plan Site Solutions Develop a central park entrance from Bussell Road. A network of roads and trails is needed on site for vehicular and pedestrian circulation. Water, sanitary sewer, and power will need to be extended through the park to serve restrooms, irrigation systems, and lighting systems. The site is bordered by residential property on the eastern and western boundaries. Park development should be sensitive to adjacent property owners by minimizing development along common property lines. Ditches, berms, fences, landscaping, or a combination of barriers should control site access. The proposed park requires new construction. There are no existing facilities or infrastructure on site. Clearing, grading, and storm drainage systems need to be developed to serve the park amenities. The site has drainage features subdividing the site. Park development should be sensitive to these areas unless jurisdiction delineation determines otherwise. The baseball and soccer complex will be developed in open fields. New landscaping is needed to create shade in pedestrian areas. Public Involvement The public has been an active participant in the planning of this park. Public participation began in 2004 when the County held its first public meetings. At this time the planning committee and an early concept for the park were formed. The Master Plan for North Iredell Park has gone through an extensive public participation process. Two meetings were held with the citizen-formed planning committee and an additional open public meeting was held. All meetings were well attended with over sixty Public meeting held on February 2, 2006. citizens attending the open public meeting. The community was heavily involved from programming the park to deciding where to locate ball fields and other amenities. Public support for the park has been unanimous. Plan Implementation The park will likely be developed in phases as funding becomes available. To make the project economically practical, a multiple phase development approach could be used. One development strategy may include the following phases: Phase One development may consist of the park entrance from Bussell Road, all soccer fields along the southern boundary of the site, restrooms, playground, shelter, trails in the southwestern corner of the site, associated parking, and infrastructure. 5 North Iredell Park Master Plan Site Solutions Phase Two development may consist of the baseball complex, restroom building, picnic shelter, trails, tennis and basketball courts, associated parking, and infrastructure. Phase Three development may consist of the remaining parking and park drive from Bussell Road, the multi-purpose picnic complex, educational area, outdoor amphitheater, and infrastructure. Phase Four development may consist of the dog park, additional large and small picnic shelters, frisbee golf course, and the remaining trail. These minor park elements can be developed in multiple phases as funding is available or as one final phase. 6 North Iredell Park Master Plan Preliminary Cost Estimate - February 28, 2006 Final Master Plan Site Work Item Item Unit Estimated Unit Sub-Total No. Quantity Price 1 Mobilization ls 1 $50,000.00 $50,000.00 2 Tree removal / clearing & grubbing ac 4 $2,400.00 $8,400.00 Earthwork 3 Bulk Grading cy 240,000 $3.00 $720,000.00 4 Fine Grade Roads/ Parking sy 12,400 $0.70 $8,680.00 5 Topsoil Stripping 6" stockpile and re-sprea cy 16,000 $2.50 $40,000.00 6 Erosion Control ls 1 $80,000.00 $80,000.00 7 Seeding ac 12 $2,500.00 $30,000.00 Paving 8 Asphalt pavement - Light duty sy 6300 $16.00 $100,800.00 9 Asphalt pavement - Heavy duty sy 6100 $23.00 $140,300.00 10 Asphalt trails - 6 sy 6500 $7.50 $48,750.00 11 Concrete sidewalks, 4" d sy 4700 $33.00 $155,100.00 12 *Curb and gutter, 1'-6" lf 6370 $14.50 $92,365.00 Probable Site Work Costs $1,474,395.00 *Curb & Gutter all pavement edges. Amenities Item Item Unit Estimated Unit Sub-Total No. Quantity Price 1 Landscape Plantings (internal) ls 1 $75,000.00 $75,000.00 2 Landscape Plantings (side buffer ls 1 $35,000.00 $35,000.00 3 60x60 play area / equipmen ea 1 $45,000.00 $45,000.00 4 30x30 play area / equipmen ea 1 $25,000.00 $25,000.00 5 Signage ls 1 $10,000.00 $10,000.00 6 Access Gates ea 2 $2,750.00 $5,500.00 7 Bike Racks / Flag Poles / Misc ls 1 $10,000.00 $10,000.00 8 18- Hole Frisbee Golf Course ls 1 $30,000.00 $30,000.00 9 (2) Fenced and Lighted Tennis Courts ls 1 $80,000.00 $80,000.00 10 (2) Asphalt Basketball Courts ls 1 $36,000.00 $36,000.00 11 Restroom/Concession bldg., 1600 s ea 2 $240,000.00 $480,000.00 12 Picnic Tables-STD. ea 8 $900.00 $7,200.00 13 Picnic Shelter-20'x24' ea 2 $20,000.00 $40,000.00 14 Picnic Shelter-20'X64' ea 1 $52,000.00 $52,000.00 15 Fenced Dog Park ls 1 $10,000.00 $10,000.00 16 Trash Receptacles ea 12 $750.00 $9,000.00 17 Split Rail fence along Frontage lf 1680 $15.00 $25,200.00 Probable Amenities Cost $974,900.00 Storm Drainage / Utilities Item Item Unit Estimated Unit Sub-Total No. Quantity Price 1 Catch Basin / Yard Inlets / Manholes ea 32 $2,100.00 $67,200.00 2 Detention Outlet Structure ea 1 $8,000.00 $8,000.00 3 Storm drainage RCP 24" Avg lf 4400 $29.00 $127,600.00 4 Riprap ton 120 $35.00 $4,200.00 Utilities 5 Restroom Building wells & pump ea 2 $10,000.00 $20,000.00 6 Irrigation wells and pump ea 2 $10,000.00 $20,000.00 7 2 1/2" Domestic lines lf 150 $8.00 $1,200.00 8 Septic Tank and Drainage fields ea 2 $42,000.00 $84,000.00 9 Sewer Line - 4" PVC lf 1100 $16.50 $18,150.00 Probable Storm / Utility Cost $350,350.00 *Site will be on well water. Estimates are not guaranteed. Water capacity is unknown. *Water line may exist in Friendship road 1400 LF away. (Size unknown at this time) (4) 225'x360' Soccer Fields Item Item Unit Estimated Unit Sub-Total No. Quantity Price 1 Sprigging-bermuda sf 372,400 $0.08 $29,792.00 2 Soil Amendments: Sand, 1" depth cy 1000 $14.00 $14,000.00 3 Soil Conditioner: 1 1/2" depth cy 1500 $18.00 $27,000.00 4 Fine Grading sy 36,000 $0.60 $21,600.00 5 Irrigation ls 1 $60,000.00 $60,000.00 6 Goals ea 8 $2,000.00 $16,000.00 7 Lighting-30 ft-c ea 4 $65,000.00 $260,000.00 Probable Fields Cos $428,392.00 (4) Ballfields - (2) 320' grass infields / (2) 275' skinned Item Item Unit Estimated Unit Sub-Total No. Quantity Price (2) 320' Fields 1 Backstops-Traditional, aluminized wir ea 2 $7,500.00 $15,000.00 2 Fence-10ht.,aluminized, 9 ga lf 160 $11.00 $1,760.00 3 Fence-8ht.,aluminized, 9 ga lf 360 $10.00 $3,600.00 4 Fence-6ht.,aluminized, 9 ga lf 2,000 $7.50 $15,000.00 5 Service gate-6' ht.x12'w ea 4 $500.00 $2,000.00 6 Infield Mix-6" depth, 60/40 clay/sand cy 1,000 $16.00 $16,000.00 7 Turface-infield and warning track ton 16 $210.00 $3,360.00 8 Sprigging-bermuda sf 162,000 $0.08 $12,960.00 9 Soil Amendments: Sand, 1" depth cy 2100 $14.00 $29,400.00 10 Soil Conditioner: 1 1/2" depth cy 3150 $18.00 $56,700.00 11 Fine Grading sy 18,000 $0.60 $10,800.00 (2) 275' Fields 12 Backstops-Traditional, aluminized wir ea 2 $6,500.00 $13,000.00 13 Fence-10ht.,aluminized, 9 ga lf 160 $11.00 $1,760.00 14 Fence-8ht.,aluminized, 9 ga lf 360 $10.00 $3,600.00 15 Fence-6ht.,aluminized, 9 ga lf 1,600 $7.50 $12,000.00 16 Service gate-6' ht.x12'w ea 4 $500.00 $2,000.00 17 Infield Mix-6" depth, 60/40 clay/sand cy 1,000 $16.00 $16,000.00 18 Turface-infield and warning track ton 32 $210.00 $6,720.00 19 Sprigging-bermuda sf 118,000 $0.08 $9,440.00 20 Soil Amendments: Sand, 1" depth cy 2100 $14.00 $29,400.00 21 Soil Conditioner: 1 1/2" depth cy 3150 $18.00 $56,700.00 22 Fine Grading sy 13,200 $0.60 $7,920.00 Complex 23 Foul Pole, powder coated finish ea 8 $400.00 $3,200.00 24 Spectator Bleachers (4 row x 27')w/o pa ea 8 $5,600.00 $44,800.00 25 Bases ea 4 $700.00 $2,800.00 26 Team Benches ea 8 $1,200.00 $9,600.00 27 Concrete pads sy 3,140 $25.00 $78,500.00 28 Irrigation ea 4 $15,000.00 $60,000.00 29 Scoreboard, wireless ea 4 $7,875.00 $31,500.00 30 Signage ls 1 $2,000.00 $2,000.00 31 Trash Receptacles ea 8 $750.00 $6,000.00 32 Lighting-50/30 ft-c ea 4 $63,200.00 $252,800.00 33 Grassing Maintenance ls 1 $10,000.00 $10,000.00 Probable Fields Cos $826,320.00 *Fence is based on permanent installed fence. Project Summary Site Work $1,474,395.00 Amenities $974,900.00 Storm Drainage / Utilities $350,350.00 Soccer Fields $428,392.00 Ballfields $826,320.00 Total $4,054,357.00 Contingency-10% $405,435.70 Preliminary Construction $4,459,792.70 Design, testing, Permitting, Survey-12% $535,175.12 Total Project $4,994,967.82 *Numbers are based on recent construction budget numbers from 2004-5 Bid projects.
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