HomeMy WebLinkAbout113-84 RESOLUTION•
RFSOLITPION NO• 113-84 '.
A RESOLUTION APPROVING A MASTER PLAN FOR COMBS
PARK.
BE IT RESOLVED BY THE BOARD OF DIRECT:IRS OF THE CITY OF FAYEITEVILLE,
ARKANSAS:
That the master plan for Combs Park attached hereto marked Exhibit
"A" and made a part hereof is hereby approved.
PASSED AND APPROVED this 2 day of October , 1984.
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APPROVED
BY:
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Mayor
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Combs Park.
Master :Plan
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Fayetteville, AR
9/1/84
CITY OF FAYETTEVILLE, ARKANSAS
FAYETTEVILLE PARKS AND RECREATION DEPARTMENT
COMBS PARK MASTER PLAN
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Submitted by:
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MERLIN E. SEAMON, ASLA
ALFRED E. EINERT, ASLA
September 1984
INTRODUCTION
The Combs Park site consists of a linear land parcel of slightly less
than 80 acres situated adjacent to the present Fayetteville Industrial
Park. It lies along the western bank of the west fork of the White River
with its northern boundary immediately south of the old water pump station
and its present southern boundary approximately 1000 feet south and east
of Commerce Drive. The site is on the flood plain of the White River
and therefore lends itself most logically to a park with open active
recreational spaces and unstructured free -play as well as passive park
areas such as walking, nature study and picnicing.
Existing landforms and vegetation patterns of the site present three
distinct major spaces suggesting development of compartmentalized park
scheme utilizing existing natural features for separation by "green belts"
between activity areas. The site is also in close vicinity of the Babe
Ruth baseball facility and future connection between these land parcels
seems appropriate.
The White River is a significant attribute of the site, serving as
an inviolate east boundary and suggesting possibilities for future recre-
ational uses. The river bank is lined with many large shade trees,
understory blooming woody plants and herbaceous perennials. An existing
pathway along the River suggests a "river walk" which can be created with
only minor alteration of existing features.
The Combs Park site lends itself to a development concept that will
afford active and passive recreation yet assure the preservation of most
natural landforms, vegetation and existing wildlife. A Master Plan
development with these aims is presented in this document.
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SITE ANALYSIS
1. General
Combs Park is located adjacent to the west bank of the West Fork of
the White River in the Fayetteville Industrial Park area. The northern
boundary of the park is immediately behind the city owned residence
accompanying an old city municipal water pump station. The southern
boundary is approximately defined by a large drainage ditch and hedgerow
of trees with accompanying fenceline. The entire park site is currently
under agricultural management for cattle grazing by a private leasee. A
multi -strand barbed wire fence encloses most of the entire tract. A site
analysis map is provided.
Primary park access is provided by Commerce Drive, a paved roadway
terminating near the west edge of the site. Secondary access is provided
via Pump Station Road, a gravel road extending from Armstrong Avenue and
terminating at the old pump station and residence at the north end.
The park site can easily be served by water and sewer with conspic-
uous fixtures (sewer manhole and water hydrant) located near the park
boundary in the vicinity of the terminus of Commerce Drive. Utilities
(water, electricity and sewer) are present at the old pump station site.
2. Landforms
The parkland is almost entirely flood plain of the White River,
with most of the land below the 100 year flood elevation limit of 1193
feet. A small land portion at the northwest corner of the park lies
above the flood elevation. The open, grassy areas of the site, which
appear level, .generally slope toward the River at about 1% on the average.
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The site is generally divided into three major parts of open grassed
meadow. Each open space is separated by a E -W headgerow of native trees.
This compartmentalization appears to have occurred through agricultural
management with present hedgerows being previous fence lines. The E -W
hedgerow which extends across the property generally in line with Commerce
Drive is native vegetation that has occurred along an abandoned railroad
trackway which crossed the property and the River. This trackbed is
conspicuous by being raised above the surrounding land and this condition
makes a very effective division between the south 20± acres and the rest
of the parkland.
A major water drainageway exists at the northwest "corner" of the
site. This drainageway is composed of several ditches that connect with
a major channel that runs N -S and empties water into the River near the
old pump station. The network of drainage ditches lies under tree cover
and separates a small meadow -area at the northwest boundary of the park
from the major open space. The main ditch presently has one serviceable
ford for vehicular crossing during dry weather. Pedestrian traffic and
year around park service vehicle access would require bridges.
Two significant land form depressions occur in the southeast
vicinity of the park site. One is roughly circular and has the general
appearance of originating from a former River oxbow. It is now wooded
and gives the romantic impression of a sunken garden with several very
large trees. The other low area (more densely wooded)is linear (N -S)
and was muddy even during late July.
The open meadow areas of the site appear to be well drained with
adequate soil stability to accommodate sport playing surfaces. The
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wooded areas provide ample firm surface to accommodate walking paths and
light vehicular movement.
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3. Hydrology
The principal water feature of the site is the White River, which
flows north along the east boundary of the park. The river channel is
extremely deep (20 feet ±) with sheer banks for most of its length. There
are several points where the landform permits convenient access to the
water. Significant bank erosion is occurring in several places and
considerable natural debris (stumps, tree limbs) has accumulated in places.
It appears that sufficient water flow occurs year around to allow small
boat (canoe) navigation in this portion of the River.
The drainageways previously described, appear to carry a tremendous
volume of water during rainy seasons and appear to contribute most to
seasonal flooding of the parkland. It seems that flooding of the site by
a
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the River and other drainageways can be significantly reduced by removal
of the remnant of the concrete dam, previously providing impoundment for
the pump station. Regular clearing of debris along the river would also
reduce flooding.
4. Wildlife
The meadow areas of the park site contain limited wildlife because
of the agricultural management (grazing, regular "brush -hogging") which
now exists. The wooded areas appear to be home to considerable native
bird populations. Frequent sighting of woodpeckers occurred. All wooded
areas contained an abundance of dead trees (standing and fallen) that
provide forage sites for woodpeckers.
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The primary habitat for wildlife appeared to be the River. An
abundance of turtles and frogs were sighted. Several water snakes were
also seen. Frogs, and snakes also resided in the drainage ditches. The
primary mammal of the site (at least in terms of impact on the site) is
the beaver. While no beavers were seen during site visits, fresh feeding
scars on trees were detected. Beaver damage to many large trees valuable
to the park, is extremely severe and this animal must be controlled to
assure preservation of existing trees.
A detailed inventory of wildlife should be conducted on the site.
An adequate assessment of herbaceous plants was not possible because of
extensive grazing by cattle and the seasonally dry weather
day examination period.
during the 90
5. Vegetation
An inventory of significant woody plants was made The major woody
plants are located along the river and drainage ditches. The predominant
tree species is the southern hackberry, Celtis laviegata. Except for the
oaks, hackberry and ash, mostof the large native trees are rapid growing,
short-lived species common to flood plains and river banks. A small
population of pawpaw (Asimina triloba) exists in the circular land depres-
sion and several large pecan trees (Carya illinoensis) occur at the
southern part of the site. The pecan were planted by Nathan Combs, a
member of the family for which the park is named.
There is an abundance of dead wood and fallen trees in the wooded
areas. A considerable portion of this must be removed if pedestrian
circulation is desired in the tree shelter belts. It is important, how-
ever, to allow a significant amount of dead wood to remain for wildlife,
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provided such wood does not constitute a hazard to people.
Poison ivy is rampant in several wooded areas along the river and
ditches. The poison ivy vines have invaded tree canopies and one vine
trunk was measured to be 3'A inches in diameter. Removal of poison ivy
must occur before these areas are available for public use.
All the existing sound trees on the site were deemed important to
the park when developed. Many large trees have severe beaver damage and
some will most probably die from this damage. Control of the beaver
should begin immediately to preserve existing trees.
No endangered plant species were detected on the site.
A listing of significant woody species on the site is given.
Significance is defined as plants in large number, of relatively large size
or of particular value (or problem) for a public use site.
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SIGNIFICANT WOODY PLANTS ON PARK SITE
Common Name
TREES
1. Ash (white)
2. Basswood
3. Boxelder
4. Birch (River)
5. Cherry (wild black)
6. Elm (slippery)
7. Hackberry (Southern)
8. Hickory (shagbark)
9. Hickory (black)
10. Honeylocust
11. Mulberry (red)
12. Maple (silver)
13. Oak (black)
14. Oak (Northern Red)
15. Oak (wild pin)
16. Oak (post)
17. Oak (chinkapin)
18. Osage -orange
19. Persimmon
20. Pawpaw
21. Pecan
22. Plum (wild)
23. Redbud
24. Sycamore
25. Walnut (black)
26. Willow (black)
SHRUBS AND VINES
1. Beautyberry (American)
2. Greenbrier
3. Grape (wild)
4. Gooseberry
5. Multiflora Rose
6. Poison ivy
7. Sumac (smooth)
8. Virginiacreeper
Botanical Name
Fraxinus americana
Tilia americana
Acer negundo
Betula nigra
Prunus serotina
Ulmus rubra
Celtis laevigata
Carya ovata
Carya texana
Gleditsia tricanthos.
Morus rubra
Acer saccharinum
Quercus velutina
Querus rubra
Quercus palustris
Quercus stellata
Quercus muehlenbergii
Maclura pomifera
Diospyrus virginiana
Asimina triloba
Carya illinoensis
Prunus americana
Cercis canadensis
Platanus occidentalis
Juglans nigra
Salix nigra
Callicarpa americana
Similax lanceolata
Vitis spp.
Ribes spp.
Rosa spp.
Rhus toxican
Rhus glabra
Parthenocissus quinquefolia.
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MASTER PLAN REVIEW
1. PARK SERVICE HEADQUARTERS - Consideration should be given to the reuse
of the existing pump station building and house as a replacement of the
park service facility currently located in Wilson Park. The structures
appear to be in relatively good condition, and the location is secluded
yet convenient. Plenty of room is available for offices and shops, and
unlike the facility currently located in Wilson Park, room for future
expansion is readily available. Use of this area as a service center
should not interfere with the use of the park. A vegetation screen should
be located between the public parking lot and the service area. Planting
of this screen should take place as soon as possible in order that it
will be established before heavy use of the facility begins. Adaptive
reuse of this facility will provide a cost efficient way to solve the
problem created by the existing service center in Wilson Park.
2. RIVER ACCESSAREA - The proposed river access area is intended to
provide a convenient location where the public can reach the river to
launch a canoe or go fishing. A small floating dock should be located in
this area to provide a fishing spot while making the launching of canoes
much easier.
3. PICNIC AND PASSIVE RECREATION AREA - The picnic and passive recreation
area should have 10 picnic tables, restrooms, and unprogrammed open space.
Restrooms should have a floor elevation above the flood plain and should
be in a location easily visible from the parking lot. This area is best
suited for passive use because of its natural beauty, natural sensitivity,
easy access from the parking areas, and the numerous trees which provide
shade. The picnic area is centrally located between the other land uses
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in the park because of it's compatibility with all types of recreational
uses.
4. PRACTICE SOFTBALL FIELDS - A total of four regulation size softball
fields are included in the park plan. One of these fields is also
designed to serve as a regulation size practice soccer field. Some of the
natural vegetation buffer located at the south end of the fields, will
have to be removed in order to allow adequate space for this number of
fields. If the existing buffer is removed a replacement should be planted
to separate the ballfields from the model airplane area. Perhaps the
existing vegetation could be saved if two of the fields could be smaller.
This location was selected for the softball fields because the size and
shape of the clearing was well suited to the size and shape of the ball -
fields, and because of this end of the sites close proximity to the
existing Babe Ruth Park. The pedestrian path and service drive could
possibly be linked to Babe Ruth Park to allow easy access for both service
vehicles and park users. For the exact dimensions of the fields refer to
the softball and soccer field details included in this report.
5. PRACTICE SOCCER FIELDS - A total of two regulation size soccer fields
of the limited
are
provided in the park.
Because
area
of the park,
one
of these fields share it's area with a softball field. As the soccer
field detail illustrates, these fields are designed to each contain two
youth size fields. These locations were selected for soccer because the
fields can be sited with proper directional orientation, within the
existing clearing. It would be desirable to provide more space for
soccer fields, however adequate space is not available unless the area
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located to the southeast which is illustrated on the alternate plan, is
made available by the Industrial Park.
6. MODEL AIRPLANE AREA - The model airplane area provides plenty of
space for the Model Airplane Club to develop a facility which will suit
their needs. This area was selected for model airplanes because the
separation of this area from the rest of the site will minimize conflicts
between the different uses in the park. If additional space should
become available this use should be relocated to the south to allow
additional soccer fields to be provided.
7. CANOE TRAILS - Canoe trails could be contained within the bounds of
the park or they could be allowed to continue and connect to other narks.
Such a trail could be identified with markers or could simply exist by
providing easy access and launching for canoes. It appears that at
least within the areas adjacent to the park there is plenty of water year
around. The existing impoundment dam ruin should be completely removed
to reduce park flooding and allow more river access by small crafts.
8. SERVICE DRIVE AND PEDESTRIAN WALK - A gravel or chip seal service
drive/walkway should be provided with easy access to all areas of the
park. These functions can be combined with little conflict because of
the relatively low maintenance which the faility will require. This
service drive can avoid the need for a bridge across the drainage swale
by reconstructing the existing ford located approximately where the swale
crossing is shown.
9. RIVER ACCESS HIKING AND NATURE TRAIL - This trail traverses the most
scenicareasof the site to allow users to appreciate its natural beauty.
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The trail will provide an excellent site for nature study and bird watching.
Easy access to the riverbank area is provided along an old railroad right
of way. This right of way has been abandoned for many years, but it still
provides relatively clear, level access to the scenic areas. If adequate
funding is available an excellent handicapped accessible trail could be
developed. Some small foot bridges will be needed to extend the nature
trails over small drainage ditches.
10. PARK ACCESS AND PARKING - Separate access points at both Commerce
Street and Pump Station Road should be provided. A loop drive is purposely
not provided to allow easier control of the park area, and to reduce costs.
Parking lots are provided in close proximity to all nark facilities. A
total of 70 spaces are illustrated, however more spaces could easily be
added along the access roads, if needed. Parking areas and drives should
be gravel or chip seal in order to keep costs low. Bollards with a cable
should be used
and pedestrian
parking areas
the fields.
to keep unauthorized vehicles from using the service roads,
trails. Bollards, and cable should also be used around all
to keep vehicles from parking on the grass, or vandalizing
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ALTERNATE PLAN REVIEW
An alternate Master Plan is also included in this report. This
alternate solution is provided to illustrate what could be done if the
small tract southeast of the park could be obtained from the Industrial
Park. The addition of this tract to the park allows for substantially
increased use of the site. While the Master Plan for the presently set
park boundaries, makes efficient use of the space available, the alternate
plan is able to provide more unprogrammed open space, as well as allowing
more space for buffers between conflicting land uses.
The major change which the alternate plan allows is the relocation
of the Model Airplane area to the southeast corner of the enlarged site.
This location is particularly well suited for use as the model airplane
field because it is removed further from other facilities, allowing room
to insure complete safety for park users. Relocation of the Model Air-
plane Area to the south would allow the soccer fields to be placed in
the center of the site. Adequate room for four regualtion fields, or
eight youth size fields is readily available. The length of access roads
to parking lots is significantly reduced in the alternate plan because
the Commerce Drive Access point becomes a central location for a parking
area due to the addition of the acreage.
Efforts should be made to obtain this parcel for use as a part of
the park. Acquisition of this additional acreage allows the park land
to be used in a much more efficient, and desirable manner.
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