Master Plan Executive
Summary
This is a text version
of the Master Plan and has been edited to a single-page single-column format by
user groups. Most photos and figures
have been deleted, but captions have been retained. Captions are RH justified
in smaller text.
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2.1
FOREST RESOURCE ASSESSMENT
3.2
Historical Financial Performance
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Chapter 1
INTRODUCTION
Chuck Meek and Daniel Wells enjoy early morning fishing on
Lunker Lake
1.1 INTRODUCTION
County,
The diversity
of recreational opportunities is the obvious strength of the park. The outdoor
experience of
Evidence of the work of the CCC era remains throughout the park in
abandoned structures, foundations, bridges and certain infrastructure. Characterized by stonework quarried from
within the Park, these artifacts are reminders of the early camps, pavilions
and other park structures placed throughout the park by the CCC. The structures
were most often placed at higher elevations that provided spectacular views and
a true back to nature experience. These remaining structures and foundations
will serve as the design theme for improvements proposed throughout the park in
this Master Plan.
Passage of Act
272 by the state legislature in 1967 allowed 43 million dollars in bonds to be
issued for the construction, renovation and development of Alabama State Parks.
Development under this bond issue at
In 2000, the
state legislature passed Act 2000-708 issuing bonds in the amount of 104
million dollars for the renovation and development of Alabama State Parks.
With a
commitment to long-term planning, the Department of Conservation and Natural
Resources (DCNR) entered into a master planning effort with a team of planners,
engineers, architects, landscape architects and biologists led by CDG Engineers
& Associates, Inc.
This document
is the culmination of the planning effort and incorporates the vision of the
DCNR for
Included is a
physical analysis of the overall park and its facilities with an economic
analysis addressing the financial status of the park along with its existing
and potential markets. From these
analysis, the long term plan was created and is summarized in Chapter 4.
An implementation plan is provided in Chapter 5 that prioritizes components and
includes estimates of cost for each component. Finally, the reader may choose
to remove the Master Plan Map which can be located in the back of this document
for use as a companion reference to the text of this Executive Summary. The
comprehensive Master Plan is available for review at the DCNR office.
The plan
provides for the investment of bond funds where buildings, roads, and use areas
will be integrated into the
The plan
evokes opportunities to escape to the outdoors where visitors will encounter a
back to nature experience, breathtaking natural vistas and colorful view-sheds.
Old CCC Camp Office to be restored
Chapter 2
PARK ANALYSIS
Wildlife observers tour
2.1 FOREST RESOURCE ASSESSMENT
The forest
resource on
There are two
significant considerations that shape the forests of mountainous regions:
aspect and position on slope. South and west facing slopes are typically drier
and warmer than north and east facing slopes, favoring conifers over hardwoods.
Ridge tops are typically also dominated by conifers, which are better able than
most hardwood species to cope with the thin soils, hotter fires, and harsher
conditions that occur there. The logging of most of the longleaf forest that
once dominated the southern, western, and southwestern slopes and subsequent
wildfire suppression allowed lighter seeded, more
aggressive species like loblolly pine to seed into the unoccupied sites. These
species are usually followed, in the continued absence of fire, by oaks,
hickories and other hardwoods. As the pines mature and die or are killed by
lightning, insects or disease, they are typically replaced by oaks and
hickories in southern forests.
These species
can live and regenerate under partial shade. Due to the long period without
significant disturbance of the canopy trees and particularly because of the
unnaturally high numbers of deer in the park, the forest is instead being
replaced by species which can regenerate successfully under full shade and
which are not eaten by deer. In the case of
Effects of
these shifts include poor wildlife habitat for almost all species and a steady
decline and loss of biodiversity in the wildlife and plant communities.
Longleaf
forests once dominated an estimated 90 million acres of uplands across the
Southeast. Today, there are less than 3 million acres remaining and much of
that is in poor condition. Mountain longleaf communities are perhaps the most
imperiled of the longleaf forest types.
Mountain
longleaf is unique and is limited to a small area in northwest
Shady canopies prevent regeneration
lose
most of that inherent diversity and threatens the continued existence of
longleaf on the park. Because they are unusually long-lived among pines, there
are still significant stands of longleaf on isolated portions of the park.
However, fuel has accumulated to dangerous levels, making re-introduction of
renewing fire a very risky prospect. The encroachment of
development, including a busy Interstate highway, make smoke management
an even greater concern than fire itself. Still, the highest ridgetops and
harshest sites support a very unique and attractive community of longleaf,
blackjack oak, and lush understory grasses, a legacy of past fires. Northern
and eastern slopes are typically occupied by hardwoods in mountainous terrain
in Southeastern forests. These slopes are typically cooler and moister, burn
less frequently, and are more productive. This is true of
The moist
lower slope cove sites and drains are among the richest on the entire park.
Ferns, buckeyes, grasses, and forbs occupy the lower canopy and understory of
these areas. White and chestnut oaks and yellow poplar are common in the
overstory. Water quality is good and these streams are attractive and generally
well maintained.
In summary,
the composition of the
Prepared by: Rhett Johnson,
Pine needles cover the forest floor Buckeyes flourish in shaded environs
2.2 INFRASTRUCTURE ANALYSIS
Transportation
Visitors enter
The primary
traffic flow into the park travels
Secondary
traffic flow into
There are
currently five asphalt roadways within the park. These roadways consist of
Supplementing
the primary roadway network are several gravel and unimproved mountain roads
providing access to various attractions within the park, including
Currently
seven asphalt parking areas serve the park. These areas are located at the
Demonstration Farm, Golf Course,
Sanitary Sewer
Collection and Treatment System
The existing
sanitary sewer treatment system was installed in 1970 and is comprised of four
aeration lagoons discharging into a tributary of Dry Brook. In order to achieve
compliance with the Alabama Department of Environmental Management regulations
for sewage treatment, chlorine and other chemicals must be added frequently to
each of the lagoons. Many gravity collection and force main lines are made of
terra cotta, a clay material inherently faced with infiltration problems from
groundwater.
Lagoon No.1
serves the facilities located at and adjacent to the Demonstration Farm and
Stable facilities. Primary sewage uses in this area include comfort stations,
floor drains in the facilities complementing the demonstration farms, and
housing for the stable operator. The design capacity of the lagoon is 25,000
gallons and with relatively low flows from the Demonstration Farm and Stables
the waste is treated within acceptable limits.
Discharge of
the lagoon is in a tributary of Dry Brook, which frequently becomes submerged
during high intensity rainfall events resulting in limited discharge
capabilities.
Lagoon No.2
serves the primary Day Use area surrounding
The collection
system consists of terra cotta pipe suffering substantial infiltration and
inflow due to its close proximity to
Lagoon No.3
has a capacity of 25,000 gallons and serves the cabin area around
Due to improper
bedding during installation and close proximity to
Lagoon No.4
serves the campground consisting of 83 sewered camping sites, a Dump Station,
and comfort stations to accommodate the remaining 58 primitive campsites.
Sewage is collected and pumped to the 25,000 gallon lagoon located on the west
of the campground. Although the storage capacity of the lagoon is sufficient
for average flows from the campground the lagoon cannot accommodate peak flow
conditions or future developmental requirements as proposed. Chlorine and other
chemicals are frequently added following weekend usage of the park campgrounds
to meet treatment thresholds.
This
collection and lagoon system suffers inflow and infiltration problems as a result
of terra cotta mains lying adjacent to several major drainage systems of
In addition to
the treatment lagoons, several park facilities are served by on-site disposal
systems or "Septic Tank and Field Line" systems sized according to
standard practices of the State of Alabama Health Department.
The Golf Pro
Shop and Maintenance facilities are collected and are served by a septic tank
flowing to a "community" disposal field located in the golf course
driving range. Facilities in the
Water
Distribution System
The water
distribution system inside the park consists of three independent systems.
These distribution systems, supplying all park facilities, were installed in
1970. No major upgrades in material type or flow capabilities have been made to
the system since this original installation.
Water mains in
various areas of the park require upgrading and storage tanks require
preventive maintenance and painting.
In 1994 the
water supply for the park was converted from an on-site well system to the City
of
The first
distribution system, storing water for the majority of park facilities,
consists of three storage tanks with an overall storage capacity of 200,000
gallons. The second system, serving the Fishing Center area and comfort
stations east of Beaver and Lunker Lakes, originally utilized a well and
storage tank. These were abandoned in 1994 and water is supplied directly to
this area of the park from the City of
Day use areas will embrace the scenic
2.3 PHYSICAL ANALYSIS
An analysis
was made of pertinent existing physiographic and built conditions within
ELEVATION and
SLOPE ANALYSIS
Elevations on
the
Much of the
valley floor falls within the 0% to 10% slope range, which are highly suited
for park development and other uses. The majority of the land in the park has
slope
conditions that fall within the 10% to 30% slope ranges. Recreation development
is feasible in these areas, which are generally located between the gently
sloping valley floors and the steep ridge lines associated with
SOIL
CONDITIONS
The soils in
The Nell,
Nauvoo and Bodine soils, commonly found on steeper hillsides along
The Minvale,
Nauvoo, Townley and Etowah soils are loam soils commonly located between the
ridge lines and valley floors. These soils are the most favorable soils in the
park for development due to their slope characteristics. The Etowah, Quitman,
and
In general,
the soil conditions present in the park have limitations that will increase the
development cost of certain sites more than others. However, with sound engineering
design and construction practices most of the soils outside the 100-year flood
plan and steep rock slopes found along major ridgelines can be developed.
EXISTING
VEGETATION
Forested lands
cover over 80% of the
Existing
wetlands within the park are very limited in number but generally occur
adjacent to the lake areas and along major drainage areas such as Dry Brook.
Because of the limited number of wetlands, minimal restrictions and impacts
from future development are likely to occur.
DRAINAGE
The Park can
be characterized as a ridge and valley system, which controls the direction and
rates of discharge into two major drainage basins: the
Drainage on
the westerly side of the mountains generally discharged through
The primary
drainage area found on this side of the mountains is Peavine Branch that
discharges at the southern boundary of the park and flows into Peavine Creek.
One of the most significant drainage features of the park is
The park
contains four major lakes:
FLOODPLAIN
A section of
the park located along portions of Dry Brook and other tributaries is currently
in the 100-year flood plain. Park officials have documented seasonal flooding
in the park in the past, mostly in the golf course area and in particular the
driving range. Currently, no existing park structures are known to exist in the
defined flood plains areas. The total area of 100-year flood plain in the park
is less than 200 acres in size and occurs for the most part in wooded
undeveloped areas of the park. It is recommended that hydrological analysis
should be conducted during the engineering of new use areas and sites in the
general vicinity of Dry Brook to prevent flooding of any potential structures
and/or improvements.
picturesque look across
PARK USE AREAS
There are a
variety of active and passive recreational uses and use areas within
In general,
use areas are located in various nodes throughout the park along or just off of
As a result
many park visitors drive from one use area to another. This situation suggests
that the master plan should consider potential ways to improve the linkages
between new and future use areas.
VISUAL
ANALYSIS
An analysis
and photographic documentation was conducted to assess positive and negative
visual conditions throughout the Park and identify problems / potentials that
can be incorporated into the master plan. Special attention was placed on the
use areas of the park most frequently visited by the public.
In summary,
the positive visual qualities found in the park greatly exceed the negative
qualities. The park contains beautiful views of lakes, creeks and streams,
waterfalls, mountain top scenery, mountain ridges, natural lands, fern glades,
wetlands, the golf course, historic structures and well-sited building and
facilities.
The master
plan recognizes the scenic beauty of these areas and will avoid developing new
use areas that may negatively impact the park. Efforts will be made to highlight
these areas to enable park users to experience the beauty of areas such as the
scenic overlook on top of
Changing foliage accent this beautiful prk
Many of the
visual problems in the park are found in and around the primary use areas.
These problems include; large expansive parking areas that need screening;
landscaping, poorly sited buildings; poor directional and informational signage
needing replacement; lack of screening of service areas and other undesirable
views; lack of landscaping and color; deteriorating facilities that need
maintenance or replacement; improved grounds maintenance; etc. Fortunately,
most of these visual problems can be resolved by proper planning, improved site
design, improved maintenance and other
recommended changes contained in the Master Plan.
2.4 STRUCTUREs ANALYSIS
The history of
The other
notable period of construction within the park took place in the early-1970s.
The main emphasis during this stage of construction was to build clusters of
buildings in an endeavor to form various use areas throughout the park. The
mentality was to concentrate less on quality per building and more on vast
construction efforts. These two decades of construction represent the backbone
of
These existing
structures and facilities are currently in very average condition. Issues that
are widespread within the park structures include termite damage, decayed wood
and outdated utilities (i.e. Plumbing, Electrical and Mechanical). The
structures built in the early-1970s had exposed wooden rafter tails as a design
feature, all of which have been removed due to decomposition. These structures
were also designed with a "roof-extension" that consists of a steeply
sloped section of roof built atop the more regularly sloped hipped roof. These
rooftop extensions had flat tops that were covered by a
"built-up-roof". This portion of the roof on every building has begun
to leak. In order to combat the leaks over the years, an extra gabled, hipped
roof was added atop the extension onto some of these buildings. The structures
that did not receive these added roofs still have leaks, leaving them in some
disrepair. Those are a couple of the matters that exist
throughout,
and while there are both general and specific concerns for each of these
facilities, the one affliction that curses every structure in the park is age.
The park
design consists of multiple nodes, which form use areas that are located
throughout the park. The following paragraphs are summaries that reveal the
types of facilities and a general synopsis of their conditions occupying these
areas.
This section
of the main day use area hosts the marina, park office, bathhouses and dining
pavilions most notably. The structures in this area expose no major evidence
that would indicate foundation damage. All suffer from rotten, aged wood and
termite damage (fairly substantial in some areas). All buildings typically have
vaulted ceilings that bare no signs of major damage.
All roofs in
this area are in decent condition though in time will need replacing. The plaza
area near the water is plagued by a power shortage. In
general all disciplines (i.e. plumbing, mechanical, and electrical) need to be
updated. With few exceptions, none of the utility equipment has been
updated since these buildings were constructed. The structures in this area are
in average condition overall.
Pavilions and
comfort stations primarily occupy this section of the main day use area. The
foundations of these buildings appear to be in satisfactory condition. Overall
stonework in this area is in good repair with the exception of the caps of
partition walls in the comfort stations. Wood in this area suffers from some
rot but mainly termite damage near the ground. Roof decking for the pavilions
in this area is adequate with some visible rotten areas. Several pavilions have
badly deteriorated shingled roofs while the others will soon follow suit. The
utilities for all buildings need updating. The facilities in this area are in
poor to average condition overall.
The Foothills
Visitor’s center is the site for the
Demonstration
Farm and Stables
The
Demonstration Farm and Stables consists of many facilities that form a support
structure to house the farm animals and the farm management. Most of these
structures have wood problems that range from rotten wood to major termite
damage. These buildings are quickly deteriorating due to age, lack of use, lack
of maintenance, and weathering. The foundations seem to be in adequate
condition, but exterior/interior woodwork and roofing materials are aging
rapidly. The farm manager’s residence is the only facility in this area that
has received an upgrade recently. Other buildings have received general
face-lifts such as replacing a board or two here and there along with a coat of
paint. Utilities in these buildings could certainly use an update. The
structures in this area are in poor to average condition overall.
Cabin Area
The area labeled
Group Camp consists of ten two-bedroom cabins that are accompanied by a
conference center and an activities pavilion. The setting for this area is in
the valley floor that surrounds
This Day Use
Area’s main attractions are the BMX and RC tracks. There are only two
facilities in this area that support these venues. The comfort station and
pavilion are relatively recent additions and are in average condition. The
pavilion will soon need re-roofing and the utilities need updating. The comfort
station is concrete block and appears to be in good order, although some
upgrades and repairs are needed. The structures in this area are in average
condition overall.
Golf
The Golf
Course is a main attraction in the park, as it exists, but the support
facilities for this area are in very poor to average condition. The Pro Shop is
possibly the most used building in the park; consequently, it is in a worn
state. All of the utilities need updating, and the doors stick, as is the case
throughout the park. The comfort stations/ pavilions located at holes six and
sixteen are in poor condition with rotten wood throughout as well as roofs that
are in poor condition.
The Visitors
Reception and Information locale marks the main entry point to the park, but
the existing support structures do little to emphasize the entrance. The
This area is
arguably the most desirable place to be in the entire park. This area features
several lookout points that offer views for miles. These views, however, take a
back seat to the main attraction,
The remaining
structures in this area are three staff houses built by the CCC, two of which
are still in use. One of them is in decent condition, and the other is in
average to poor shape and quickly deteriorating. The remaining house is
abandoned and in very poor condition.
The
The
Camping
The Camping
venue has a plethora of areas that range from tent sites to RV parks. This
overall area is in average to poor condition as well as being poorly planned as
each campsite is located too close to each other. The facilities that support
this venue include a camp store, comfort stations, and a pavilion. The camp
store is undersized for sales and storage, and is in generally poor condition.
The comfort stations in this area vary between two designs, one of which houses
a laundry space. These comfort stations are in average condition, as they need
a utility upgrade and some patching. The pavilion located in this area is of
relatively recent construction and is in average condition. The major complaint
echoing from this camping area is the lack of laundry space.
Staff Housing
There are four
staff houses in this area including the staff manager’s house. These houses are
generally in average to poor condition. The chief problems are aged appliances,
aged mechanical systems and a ceiling moisture problem. There are rotten boards
on the exterior siding along with some termite damage.
CCC Group
Camps
The CCC Group
Camp area is comprised of four unit sites that each include six sleeping
cabins, a leader’s cabin, a bathhouse and group lodge as well as support
structures such as a dining hall, an infirmary, a craft shop, a central shower,
staff quarters, central shower house, helps’ quarters, storage, garage and a
camp office. This area has been abandoned and not maintained for some years;
therefore, the garage, dining hall, central shower house, staff quarters,
infirmary and craft shop have been completely decimated. Also parts of units
one and three are in ruins, and unit four is completely ruined. Unit two is the
most intact group of buildings, but they are quickly deteriorating.
Prepared by: Seay, Seay & Litchfield, PC
Chapter 3
ECONOMIC ANALYSIS
A foursome takes advantage of magnificent weather by hitting
the links for a round of golf\
3.1 OVERVIEW
Regional
access to
At the local
level,
The diversity
of recreation opportunities at
Enhancing the
complementary nature of activities, either for fee or without fee, within
3.2 Historical Financial Performance
Alabama State
Parks’ financial performance is budgeted to be wholly self-sufficient. At the
individual park level, each park contributes differently toward this goal.
Over the past
several fiscal years (October-September)
The primary
contributors to the recent revenue reduction were golf and golf cart revenues.
The decrease in golf-related revenues (cart and green fees) is significant
given they comprised between 40 and 50 percent of the total annual revenue
between FY1997 and FY2001.
Offsetting the
decrease golf production were gate fees that increased by over 10 percent a
year between FY 1997 and FY 2001, despite static pricing. Examination of annual
park expenditures indicates a 1.4 percent rate of growth that is easily
outstripping corresponding revenue increases. More specifically, steadily
increasing personnel and related labor costs continue to rise by
costs-of-living-adjustments (COLAs) at 2.5 and 3.4 percent, respectively. With
personnel costs representing between 44 and 53 percent of annual operating
costs, this single largest controllable expense item has significant impact on
the profitability of the park.
Repair and
maintenance expenditures decreased by an average of nearly 10 percent per year
between FY1997 and FY2001. This trend is somewhat troublesome as deferred
maintenance, and later the irreparable deterioration of capital assets, become
a potential risk if insufficient repairs are not completed on a regular basis.
Profit from
operations (before special projects, casualty loss, and net equipment
purchases) averaged just over 14 percent of total revenue during the past five
fiscal years. The weakest year was FY 1998 when unusually bad weather affected
the entire park system and a 2.0 percent profit was generated. The best years
among the past five were FY 1998 and FY 1999 when over 19 percent profit was
generated. The most recent year returned 13.3 percent, reflecting the
deterioration of golf revenue.
On a
percentage basis, the golf operation (green fees and carts) represents the
largest revenue component for the park. More recently, park admissions have
garnered an increased share of revenue as golf income decreased. The third
largest revenue percentage is derived from campsite rentals while cottages is
the next largest. Retail sales has decreased steadily
over the past five years as the cost of goods sold continues to increase faster
than prices charged.
Overnight
guests comprise slightly more than 10 percent of total users of the park.
Non-revenue guests represent just over 7 percent of total park users. The
remaining 83 percent of park users generate revenue for the park.
Over the past
five fiscal years, total attendance at the park appears to have stabilized
around 520,000 guests per year.
Though the
park is inundated on several days of the year, normal operations are quite different.
Only two to three days per year attract more than 5,000 paid gate entrants.
While the
impact of these days should not be minimized, a more typical pattern is less
than 2,000 paid entrants. Thus, while these unique days place a tremendous
strain on the resources of the park, planning should continue to focus on a
more typical loading.
The
quantitative relationship between adult and paid children is fairly consistent
and exhibits consistent tendencies for both weekly and monthly patterns. On
average, between 0.12 and 0.15 paid children’s tickets were sold for every
adult admission. The ratio was expectedly higher (0.15 -0.18 children per
adult) during weekends, holidays, and summer months, but not significantly so.
Over the past
two fiscal years, entrance to
3.3 Market and Economic Conditions
The population within the six-county metropolitan
Significantly,
Since 1994,
the effective buying income increased in all six of the counties within the
metropolitan area. Shelby County residents experienced the smallest increase in
disposable income since 1994 but began with, and still have significantly
larger amounts of disposable income than their neighbors do In the six-county
area, the labor force has grown 12.6 percent since 1992, adding over 61,000
jobs. Of the six counties, only
The relative
health of the
These figures,
far below national and state averages, point toward a healthy market overall.
According to Regional Planning Commission estimates, Jefferson and Shelby
counties will add 126,346 new jobs between 1997 and 2025. Of these new jobs, 38
percent will be in
While this job
growth is a positive, the subtleties of these changes are best understood when
considering the income profile of the jobs being created. According to the U.S.
Bureau of Labor Statistics, in 2000 the mean hourly wage for a white-collar job
in the Birmingham MSA was $19.45 ($39,678 annually). The mean government hourly
wage was $19.78 ($40,351 annually), and the mean hourly wage for a service
worker was $11.21 ($22,868 annually). As manufacturing and government jobs are
replaced primarily by service sector occupations, the impact to total earnings
will be softened, possibly diminishing the average amount of disposable income
available for recreation and other discretionary activities.
Several new
developments have been announced that indicates a continued and sustainable
nature of growth into
Overall,
positive economic and demographic trends should continue to place increased
demand pressure on
3.4 Revenue Producing Candidate Uses
ERA evaluated
opportunities for several uses that possessed a combination of market support,
opportunities to complement existing facilities, or identified by park
personnel as potential revenue-producing elements. As ERA’s
efforts were specifically focused on active revenue production (as opposed to
passive revenue generation provided by the gate), these recommendations must
obviously be weighed against the park’s mission, the opportunity to provide a
balanced menu of revenue and non-revenue-producing elements, and the of
availability capital to build.
Several
weighted criteria were utilized to rank the candidates including: market
opportunity, complementary nature of activity, existing management expertise,
land requirement, demand consistency, potential for profit, investment
potential, ability to enhance gate receipts. We note that they have not been
specifically evaluated from a capital cost perspective. And while this report
focuses on new development opportunities for
The weighted
evaluation scores are as follows:
The following points briefly summarize ERA’s evaluation of each of
these revenue-producing opportunities.
GOLF
Expansion and
enhancement of golf activities ranked highest among the identified
revenue-producing activities. Despite the most recent erosion of play at the
course, the review of the market indicated only limited supply of golf
positioned a level that would truly be competitive. Enhancement of facilities
would provide the opportunity to regain market share toward historic highs. The
expansion of golf by either 9-holes or 18- holes would benefit the course by
allowing for simultaneous play by groups and individual golfers. An expanded
facility will require more active marketing toward outings and other groups. If
the decision to expand play is approved, the impact of timing should be
carefully measured to ensure minimal interruption of operations.
Camping --
ERA’s evaluation of
A couple reads one last green
before darkness reigns couple reads one last
green before darkness reigns
demand
could be truly accommodated without fundamentally altering the operating
strategy. This does not suggest that many more sites should be built under the
current configuration. If, however, an alternative site was identified, say
more adjacent to the entrance that could indeed capture more demand seeking a
convenient location to overnight from the highway (much like the KOA), then the
demand fundamentals do shift. This assertion would be further bolstered should
the Birmingham South KOA close due to the development of the adjacent retail
center. The new campground should be of sufficient size to eliminate economic
inefficiencies; a minimum of 75 to 100 sites should be considered.
Cottages
Review of the
cottage performance would indicate that additional market support is available.
As with camping, expansion of the cottages would likely capture unaccommodated
peak season demand. At all other times, the incremental performance would
necessarily rely on those attracted by the newness or variety that the new
supply would provide. Siting of these cottages is important and will affect the
marketability and operating efficiency of the product.
Catering/Banquet
The local
market has demonstrated some capacity to absorb additional catering/banquet
supply. Investment risks should, however, be mitigated through a
cross-utilization of conference space and existing/unused facilities, such as
the facility adjacent the animal rescue and the beach food and beverage
facility. Attraction of this business should occur through third-party vendors
willing to assume operating risk. Profitability will be limited to facility
rental income and any negotiated fees from preferred catering providers.
Executive
Conferencing/Lodging -Executive conferencing or an overnight facility for small
corporate groups is a destination strategy that would leverage existing uses,
including golf and equestrian activities. This activity complements current
utilization patterns as it is, by nature, weekday oriented. By definition,
destination lodging must attract their demand from outside of the immediate
market, as it will not be "driving by the front door." The type of
management required to successfully create the destination appeal is quite
specialized. As such, ERA would recommend exploration of 3rd-party alternatives
to reduce operating and investment risk.
Sport Field
Complex
It was noted
during the course of ERA’s fieldwork that the park lacks large open field
spaces. While new field areas would be positively received, it must be noted
that fields do not possess revenue potential, and in fact are more likely a net
expense generator.
ERA’s review
of the regional supply of skateboard parks indicated that these private
businesses tend to be highly seasonal (to school year activities), evening and
weekend oriented, and dominated by sole proprietors. Considering that State
Parks close at night, this would limit market potential to weekends. This
limitation, in combination with the other market factors, indicates the
activity would not likely produce additional net income.
An alternative
development scheme currently employed by public sector developers of skate
parks could be considered. The unstaffed, free use skatepark could be examined,
after considerations by the State’s risk manager. This would serve to expand
the park’s amenity base that would, in turn, generate a limited amount of
additional gate traffic.
Skeet/Trap/Sporting
Clays
ERA’s
evaluation of area skeet/trap/and sporting clay venues indicated a minor net
operating income opportunity. Several factors could, however, easily outweigh
this relatively minor financial opportunity. These include the potential
negative gate impact from families, off-road bikers, and other back-country
users. Given that parks often represent a safe haven for outdoor recreation,
careful consideration should be given when introducing firearms that could have
a detrimental effect. While arguments have been presented regarding the fencing
off of shooting areas, we note that the large land area would be prohibitively
expensive to enclose relative to the profits generated.
Absent
internal allocation of expenses or provision of services-in-kind, positive net
operating income would likely not occur.
Most aviaries
have an existing visitor or population base significantly larger than
Aviaries are
expensive to build ($5 million +) and expensive to operate as new butterflies
must be constantly purchased and specific building conditions must be
maintained. Given this operating profile, ERA would not recommend such a use to
enhance the Park’s financial performance.
Other Existing
Uses
ERA has
considered opportunities related to the operation of the stable operations and
the Demonstration Farm. While we recognize that these activities provide a
unique attraction that diversifies the experience at
While this reports focuses on activities that in themselves can produce
additional revenue, improvement of existing facilities, expansion of
programming, or any activity that brings additional people into
Lastly,
periodic reevaluation of gate fees should occur to ensure that the ever-increasing
expense of operating the park are in line with
revenues and that the Park’s financial goals are met.
In a
hypothetical demonstration of this revenue opportunity, ERA examined the impact
of a $0.25 increase on adult admission in 2001. Assuming the park maintained
full attendance, the additional revenue from adult gate fees would have been
$74,185. Assuming the price increase resulted in 10-percent decrease in
attendance, adult gate receipts would still be $66,766 above 2001 levels.
Similarly, a 20 percent decrease would still yield $59,348 more revenue.
Alternatively,
ERA examined a $0.25 price increase on just weekend and holidays periods. This
increase would have yielded additional revenue of $50,445 with full attendance,
$44,500 with a 10-percent attendance decrease, and nearly $39,556 more with a
20-percent decrease. What this analysis demonstrates is that gate revenue could
be easily increased with only a modest price increase. What this does not
measure is any corresponding decreases in other revenue producers or the impact
on the efficiency of the gate transaction.
Net Income and
Cash-on-Cash Return Potential Delivery of recreation opportunities embodies the
notion that certain activities will be provided at a fee in order to offset
non-profitable activities. Alabama State Parks embraces this concept on a
system-wide basis whereby less profitable parks are supported by the most
profitable.
During the
course of the master plan development, several activities were identified that
presented the best opportunity to generate new sources of net income. The
following table summarizes those uses, their range of net income potential, and
their relative investment value.
Prepared by: Economics Research Associates
Estimate of
Incremental Net Income Potential and Cash on Cash Return
Chapter 4
THE PLAN
An orienteering member plots a course along Peavine Falls Trail
4.1 Forest Resource Management
The deer herd has reached its limitation and starves the forest
of diversity
The management
of forests and forest resources can usually be linked directly to the
manipulation of light and growing space. The allocation of light determines
which plants can grow and regenerate themselves, because different species can
tolerate and even thrive under different levels of shade. Growing space is
necessary for plants to acquire not only sunlight, but the soil resources
(water and nutrients) required for growth. Virtually all of the sunlight in
most of the forest at
It is not
unlikely that the deer herd has reached or neared its peak size. The deer herd
has exceeded the forest’s carrying capacity and that carrying capacity is
declining because of both the deer herd and advancing succession. The deer herd
is likely to be self-limiting today. Deer undoubtedly disperse off the park
into surrounding developments, because they provide better habitat and nutrition.
Deer that remain on the park are probably in poor physical condition, making
them less productive and more prone to diseases. Still, the effect of the deer
herd on the park’s resources continues. It will be difficult to remedy the loss
of diversity on the park without addressing the deer herd. The only viable
solution is removal of a portion of the herd on a regular and systematic basis
by lethal harvest. The case for this harvest may be made from several
perspectives: including the health of the overall herd, the declining health
and loss of diversity in both the forest and in the plant and wildlife
community it supports, and the effect of the deer herd on surrounding private
property. Target harvest quotas and methods of achieving them should be set by
wildlife professionals in the Department of Conservation and Natural Resources
using all available data on the current deer herd. Public involvement in this
effort is critical to gain acceptance. The Nature Conservancy, the Alabama
Wildlife Federation, and the Alabama Natural Resources Council are potential
allies in this effort.
Neighborhood
Homeowners Associations are also potential supporters. If the effort could be
couched in terms of helping the deer herd and the forest return to a healthy
state, perhaps most opposition could be avoided or muted.
Opening up the
forest canopy will be necessary to begin to recover some of the bio-diversity
lost over the past 100 years. Creating small permanent openings from one to
five acres in size along roadways and scattered across mid-slopes could be
valuable wildlife amendments, particular for turkey broods, edge-loving
songbirds, and small mammals. Deer will also be attracted to these areas for
viewing. Attracting deer to selected openings with supplemental foods is an
option. Plantings for deer are typically annual and, if pursued, must be done
cautiously to prevent erosion and soil damage. Feeding with a prepared food at
peak viewing times might be a preferable alternative. The intention of the
feeding program should be specifically to attract deer to be viewed, not an
attempt to increase the nutritional plane of the deer herd.
The openings
will require periodic mowing or treatment with selective herbicides to be kept
open. Prescribed fire is also a possible tool to maintain these openings.
Seeding these
areas with native legumes or other plants valuable to wildlife is also an
option. Openings on both sides of the main roads would allow both morning and
afternoon viewing opportunities as the sun moves across the sky. Placement of
these openings on the slopes should strive for maximum visibility from the
roadways.
Selection of
these sites might be done best by a landscape architect familiar with these
concepts.
While creating
these openings, it might be possible to begin to thin the canopy of the
adjoining forest. Targeting less desirable hardwood species, like maples and
hickories, for removal will favor the oak component and allow sunlight to
filter into the midand understory. This thinning should be done in patches of
10 to 40 acres at a time. Maples, hickories, and beeches, although of little
wildlife value, are wonderful producers of fall color and add to the appeal of
the park and some should be retained in the thinnings. Over time, larger
openings might be created and either allowed to seed in with early successional
species or planted with pines or other desired species to add diversity. An
approach to this timber harvest plan which might gain acceptance by the general
public is to perform the harvest, at least initially, with animal logging.
These operations are not particularly cost-effective, but they are low-impact
and can actually generate a great deal of interest as a part of our heritage.
The wood from
the early harvests can be marketed to provide limited funds to offset some
costs or used as firewood on the park itself. Selection of trees for harvest
should be done by experienced foresters to ensure desirable residual forest
conditions. The small patch clearcuts for regeneration should be limited to south
and western slopes. The thinnings and canopy release cuttings should also be
done on these slopes and the upper slopes of northern and eastern aspects.
Areas immediately surrounding the walking, biking, and horseback trails should
probably be left as they are to lessen visual impact and safety hazards.
The cove sites
are richer than the surrounding areas, are fairly well developed ecologically,
and should be protected to preserve aesthetic appeal and water quality. The
lower eastern and northern slopes are of lower priority.
They are
typically occupied by hardwoods and will provide fall color, hard mast, and
diversity if the park’s forest is restored to historical composition.
Finally, the
longleaf forest on the park is in serious need of restoration. The existing
longleaf is still present only because it is so long-lived. The most effective
tool in longleaf ecosystem restoration is prescribed fire. Re-introducing fire
to this system will be very difficult for at least two reasons. The primary
reason is the control of the smoke generated by the fires.
It reduces
fuel loads, clears the forest floor to allow new germinants like grasses,
wildflowers and legumes, and enhances successful longleaf regeneration.
Fire should be
re-introduced to the existing longleaf patches very carefully. The fuel loads
are very high and damage to existing trees is as great a danger as escape.
Damage to
feeder roots and girdling of the stem of even large mature longleaf is common
in the fuel conditions that exist at
A fine-scale
inventory of the park’s forest resource would be desirable early in the process
of managing the forest.
Accompanying
inventories of both plant and animal communities would enable monitoring of the
effectiveness of the employed strategies in achieving management goals and
allow for adaptations in the management plans. It should be noted that the
current conditions did not happen overnight and it is unlikely that immediate
results will occur when management is applied. For instance, understory
recovery after canopy opening may be very slow in occurring because the seed
bank may be severely depleted.
Prepared by: Rhett Johnson,
4.2 Infrastructure
Nicole Pearson rounds the curve on Findlay Drive
Transportation
Improvements
The present
access points into
A new gatehouse and double lane entry staging
area is planned at the West Entry to make access into the park much quicker in
busy seasons.
The main park entrance road will be re-routed
producing a defined entry to the park and more desirable connection to the
popular day use areas. As a result, access to
New entrance signage is proposed for
installation at both entrances to the park. Made of native stone, these new
signs will blend into the CCC architecture prevalent throughout the park. With
the future expansion of Highway 119 to a 4-lane highway, the North Entry will
serve to balance the park’s access and usage and spread the functions more
evenly over the park property.
Purchasing property at the North entry of the
park is necessary to create a separation from residential areas and to control
the access.
A new entry will be designed and constructed
to pass over the top of the ridge providing an exciting view of both
arrival
into
Proposed improvements enhancing the
experience include landscaping, new signage, a roundabout, a double lane entry
staging area, and a new gatehouse.
A new bridge across the existing spillway is
proposed, improving safety, allowing traffic flow during inclement weather, and
motorhome access from Highway 119.
Roads
throughout the park will tie activities and park attractions together,
providing unity for visitors.
Backtracking
on dead end roads will be eliminated, with roads looped together for easy
access and traffic flow.
Asphalt
parking areas serving the park require rehabilitation. These include parking at
the Demonstration Farm, Golf Course,
These parking
areas will be improved with resurfacing and landscaping, making arrival at the
facilities more appealing.
Other
attractions popular with visitors to Oak Mountain, including Peavine Falls, the
North Trailhead, and various day use facilities are all comprised of gravel or
unimproved parking areas. As part of continuing improvements made to the park,
these parking areas will be surfaced, landscaped and lighting will be added,
making these attractions more accessible and more serviceable for park
personnel.
Sanitary Sewer
Collection and Treatment System Improvements
The existing
sanitary sewer treatment system was installed in 1970 and is comprised of four
aeration lagoons discharging into a tributary of Dry Brook. In order to achieve
compliance with the Alabama Department of Environmental Management regulations
for sewage treatment, chlorine and other chemicals must be added frequently to
each of the lagoons. Many gravity collection and force main lines are made of
terra cotta, a material inherently faced with infiltration problems from
groundwater. The park has several facilities served by traditional septic tank
and disposal field systems including the Golf Pro Shop and comfort stations,
the facilities in the
Improvements
to the sanitary sewer system throughout the park will include de-commissioning
the old sewage treatment lagoons and septic tanks and providing a gravity and
pumped closed sewage system discharging to the
Initial
infrastructure improvements to the sanitary sewer system put the necessary
gravity sewer lines, force mains, and pump stations in place making future
development cost effective while minimizing disturbances to the park
environment.
When improvements to the Trail System are
implemented, the North Trailhead and future Equestrian Campground will be tied
to the park sewer system. The
As part of the North and West Entry arrival
improvements, on-site sewage disposal systems are to be installed at both
entrances.
Sewer lines from the existing golf course
will be extended to facilitate the expansion of the golf course and new club
house.
Sewer line extension from
Extending the park’s main sewer system from
the facilities at
Effluent from Fishing Center Day Use and
Beaver Lake Day Use Areas will directly feed to the
Sewer mains will be provided to accommodate
new scenic cabin construction at
Renovations at the North Campground will tie
every campsite to the park’s main sewerage system.
Effluent from the Demonstration Farm and
Stable Area is proposed for disposal in mains extended from the initial sewer
improvements.
The new Park Lodge and
Finally, an on-site sewage disposal system is
recommended for use at the New Scenic Cabin construction at higher elevations.
Initial
improvements to the sanitary sewer system at
Water
Distribution System
The water
distribution system serving the park consists of cast iron piping installed in
1970. The existing system is not adequate for some of the current uses of the
park and therefore inadequate for any proposed development.
New water
mains are proposed where necessary to provide potable water and fire protection
for existing facilities and to new activities throughout the park.
Before
re-development of the water system in 1994, all park water was supplied by
on-site wells.
The plan eliminates the last well serving
staff housing on
As part of the initial water system
improvements, the water storage tanks that serve the majority of the park’s
water system will be painted to help extend their serviceable life.
Additional fire protection is needed in the
park and as initial improvements are made, new fire hydrants are planned for
installation.
The existing
water distribution system and the initial improvements to that system shall
make future development more cost effective and minimize disturbance of the
park environment. As new phases of development are realized the water
distribution system will grow to meet future demand.
The
Connections to the existing water
infrastructure are proposed to facilitate the Golf Course Expansion and New
Club House and the CCC Group Camps will receive water and fire protection when
they are renovated and restored.
Water connections made near
Connections directly fed from the
In conjunction with the New Tranquility Lake
Scenic Cabin construction, new water lines and fire protection are planned for
this construction.
The redevelopment of the existing North
Campground will provide each campsite with its own water service.
New water distribution with fire protection
will be installed at the Demonstration Farm and Stable Area.
The new Park Lodge and
Finally, water system improvements are
planned to provide service to the New Mountain Top Scenic Cabins.
Enjoying a cool drink af Enjoying a
cool drink after a grueling day of play ter a grueling
Initial
improvements to the existing water distribution system at Oak Mountain provides
maintenance to the existing system and extends the life of the basic
infrastructure, supplying a network capable of expansion to meet future
development.
Measuring over
fifty miles in length, the existing trail system is one of the most unique and
valuable assets of
The
significance of
4.3 Trails
Bill Johnson and members of B.U.M.P. speed down Double Oak
Trail
IMPROVE
EXISTING TRAILS
Most of the
existing off-road trails in the park are in relatively good condition and are
properly maintained by both park staff and user groups. Some trails are
designed to take users from one point to another while others, like the red
mountain bike trail forms a loop that return users to their starting point.
Off-road trails are generally unpaved and approximately 5 feet in width, though
paved trails do exist in certain day use areas of the park. Some trails are
located on steeply sloping terrain that requires ongoing general maintenance to
manage minor soil erosion and drainage problems. Other ongoing trail
maintenance will include trimming of trees, removal of fallen trees and limbs,
efforts to detour new trails blazed throughout the park, and other minor
maintenance issues needed to improve the existing trail conditions.
There are
numerous locations where the existing trail system crosses roadways in the
park. These crossing points are poorly identified for vehicles, thus making the
crossing potentially hazardous to trail users. Improved vehicular signage,
crosswalk marking on the pavement and other devices will be installed to
improve safety at trail crossing throughout the park.
Trail signage
in the park is adequate; however improvements to the signage system are
recommended to improve the user’s experience as well as make the trails system
safer. Recommended signage improvements include a trail wayfinding system at
trailheads and key trail intersection points. These signs will provide point
identifiers and a trail system map illustrating the various trail types,
lengths, level of difficulty, etc. Contained on the map would be symbols used
to identify trail facilities and other activity areas along the trail system.
Other important information such as the trail rules and regulations, trail safety
and emergency information, and a narrative and pictorial description of the
trail and park resources will be displayed on a relatively small signage system
used consistently throughout the park. Other recommended signage improvements
include the upgrading of directional signs and trail markers to clearly
identify trail routes and linkages. In addition, the development of
interpretative signage is proposed along the trail system and other key areas
of the park. Interpretive signs should provide onsite information or stories
related to specific sites, natural features, wildlife, resource management
issues, etc. at remote, unstaffed locations.
These signs as
well as the others in the signage system will be created and maintained to
blend with the natural and wooded environment.
The
implementation of parking improvements at several trailhead locations within
the park is recommended. For example, a new parking lot will be constructed at
the North Trailhead. This paved parking lot will be relocated and constructed
in conjunction with the proposed
TRAIL RELOCATION
The existing
trail system will be impacted by new park development that includes the new
park entrance roads, a scenic touring trail, an 18-hole golf course expansion,
the new west campgrounds and other proposed improvements. As a result, the
relocation of existing hiking, mountain biking and horse trails is required at
several locations. The proposed new trails have been design to re-link impacted
trails and will provide improved connections between the existing and proposed
park use areas. Trails have been laid out to minimize impacts on the park’s
flora and fauna, provide several levels of trail difficulty, minimize soil
erosion and impacts on the park’s drainage system and provide a variety of
attractive and interesting views of the park. Efforts will be made to limit the
removal of existing vegetation during the course of trail construction.
Several new
trails have been proposed for construction in the park. These new trails
include a scenic touring trail, horse trails, on-road trails, hiking trails,
and mountain bike trails.
SCENIC TOURING
TRAIL
A scenic
touring trail has been developed, in an effort to provide greater access to
existing use areas and key features in the park such as
HORSE TRAILS
One of the
major new trails proposed for the park is the orange horse trail that will
extend from the stables located at the southwestern end of the park to a new
primitive horse camping area in the northern part of the park, adjacent to the
existing campground. This new trail will generally follow Dry Brook and the
drainage way on the northwest side of the existing golf course. This new trail
will increase the total number of miles of horse trails in the park to over 15
miles. This horse trail will be on very flat terrain, unlike other areas of the
park where the terrain is frequently steeply sloping. Horsemen who find some of
the park trails quite physically challenging for both horses and novice riders
requested this type of flat horse trail. In addition, this proposed trail links
with the existing trail that currently terminates at
ON-ROAD TRAILS
An on-road
biking trail system has been developed in recent years along
Currently, the
on-road trail system does not extend to the northern entrance to the park due
in part to the water crossing the main park road at the spillway to the upper
lake. To remedy this condition, a new bridge will be constructed across the
spillway that will be designed to accommodate vehicles, pedestrians and
bicycles. It is also recommended that the existing on-road trail system will be
extended from the existing North Trailhead to the Fishing Center Day Use Area.
BIKING &
HIKING TRAILS
Several new
mountain biking and hiking/walking trails are proposed for the park. Extended
biking and hiking trails are proposed to link into the proposed new North
Trailhead as well as other existing and proposed use areas in the park. These
changes will extend the total length of mountain biking trails to over 16 miles
and the hiking trails to over 25 miles.
Hiking /
walking trails are also proposed as part of the improvements to the existing
day use areas. These trails will improve pedestrian linkages along the lake to
the various existing and proposed uses. These trails will serve to improve the
physical separation between vehicles and pedestrian and improve the visual
conditions in the day use areas. In some instances, existing roads along the
lake will be converted to trails that are sufficient in width to also
accommodate park service vehicles.
Trails will be
designed to be approximately twelve feet wide and in some areas will connect to
the propose beach area boardwalk and other pedestrian walkways from parking
areas and along
4.4 Golfing
Prepared by: Dale Fritz & Associates, Inc
Most golfers
in the Birmingham Metropolitan area have probably played golf at
During the
renovation process, it is recommended that the views from the building be
improved; that building finishes and functions be updated; and that
improvements be made to the overall appearance of the building fa ade and surrounding grounds and parking areas. During the
course redesign and construction, it is recommended that measures be taken to
preserve many of the beautiful tree stands on the course as well as enhance the
course’s beauty by planting new trees and landscaping that adds color and
interest throughout the seasons.
ADDITIONAL
18-HOLE GOLF COURSE
Economic
studies have determined that expansion of the golf facility to 36-holes will
greatly expand the market opportunities for
Charles Alvey and Donna
Findling line up a putt on Oak Mounttain 18th
hole
The proposed
course expansion will require construction of a new clubhouse with pro shop,
offices, concessions, restrooms with changing
facilities, golf cart storage and rental, and other uses. The new facility will
be sited along the existing ridgeline to capture the impressive views of the
lake and surrounding park. Golf cart paths will serve to connect the new
clubhouse to the renovated existing course. Surrounding the clubhouse will be
practice greens, a driving range, lush landscaping, and screened parking and service
areas. The architectural style of the clubhouse will be consistent with the
Civilian Conservation Corps theme, which incorporates natural materials such as
wood and stone. It is recommended that the clubhouse be sited in close
proximity to the proposed park lodge and conference facilities to encourage
group play and accommodate individuals seeking to enjoy the golf course and
other recreational opportunities in the park.
Prepared by: Dale Fritz & Associates, Inc
The fourth hole of the golf course boasts a dramatic water hazard
4.5 Day Use
Double Oak
Lake Day Use Area along
with the Swimming and Marina Area receive the largest number of day use
visitors to the park due to the beautiful lake, proximity to the main west
gate, and the large number of use or activity areas. This use area includes
marina / boat rental; picnic pavilions; picnic tables with barbecue grills;
restroom facilities; fountain / lake plaza area; park administration building;
concession buildings; beach pavilion / bath house; tennis courts; old BMX track
and associated building; boat ramp; playground and open play area; parking lots;
family walkways and bike trails; wildflower area; Tree Top Nature Center and
trail; and storage building.
Many of the
structures and facilities in these use areas have served the public very well
since their construction thirty years ago. A close inspection of the area has
revealed the need to improve, upgrade and repair the area to better serve the
public s needs. Many ideas and concepts for improving the area have been
considered during the master planning process. In summary, improvements
recommended for this day use area includes:
Relocate the existing marina building, boat
docks, and surrounding grounds.
Improving the picnic areas,
picnic pavilions, picnicking equipment and general picnic grounds.
Redevelop the beach area and beach pavilions
to reflect the character and charm of an old country swimming hole with slides,
swings and other new furnishing.
Remove portions of the large paved areas and
stonewalls adjacent to the fountain area to develop a greener more natural park
area with picnic pavilions, boardwalks along the lake, large shade trees and
improved views of the lake.
Create a continuous trail linking the various
uses surrounding the lake by installing walkways and boardwalks.
Convert roadways along the lake to pedestrian
paths that avoid existing conflicts with vehicular circulation.
Develop a large open play / multi-use event
area for informal play and large festivals and events by leveling and
landscaping the old bmx track area and associated
building.
Remove the old playground equipment and
replace with new equipment that appeals to children.
Renovate the existing park office into a open air pavilion or multi-use facility that could
accommodate weddings, corporate retreats and other large family or group
events.
Renovate restrooms and buildings in the use
area. Replace existing deteriorated site furnishings with new furnishings (i.e.
barbeque grills, picnic tables, trash receptacles, etc.).
Improve directional, informational and
interpretive signage.
Install landscaping to screen views of
parking lots and service areas from main roadways and use areas.
Improve the existing parking lots by repaving
the old asphalt, installing shade trees in planter islands.
Improve the overall appearance of the use
area by installing deciduous, evergreen and flowering trees and landscaping to
add color and interest.
Tranquility
Road Day Use Area is
located near the center of the park along
Site and building improvements in this day use area will include
the following recommendations:
Widen the entrance route to the use area –
currently the access road is very narrow.
Improving the picnic areas,
picnic pavilions, picnicking equipment and general picnic grounds.
Renovate the existing restrooms and provide
new sewer service.
Replace existing deteriorated site
furnishings with new furnishings (i.e. barbeque grills, picnic tables, trash
receptacles, etc.).
Improve directional, informational and
interpretive signage.
Redesign the existing parking areas,
resurface the old asphalt roadways and parking areas, and install shade trees
in planter islands.
Improve the overall appearance of the use
area by installing deciduous, evergreen and flowering trees and landscaping to
add color and interest.
The Fishing
Center Day Use Area is located on
One of the
Department of Conservation’s goals is to improve and expand the existing day
use area at
Redevelop the existing boat dock and fishing
pier area.
Renovate the existing picnic pavilions to
reflect the character and charm of the Civilian Conservation
Corps buildings in the
park.
Create new picnic pavilions and picnic areas
on the proposed new day use area.
Construct a new roadway and parking lots in
the proposed new day use area, the roadway will be design to take advantage of
beautiful lake views while not encroaching on the passive recreational space
adjapcent to the lake.
Create a continuous multi-use trail system
linking the existing fishing center area,
Develop additional open grassy play areas in
the pro posed day use area.
Remove the old playground equipment and
replace with new equipment that appeals to children.
Construct a new fishing center with
concessions to serve both Lunker and
Renovate the existing restrooms near the
fishing center and construct new restrooms in the new day use area.
Replace existing
deteriorated site furnishings with new furnishings (i.e. barbeque grills,
picnic tables, trash receptacles, etc.), where feasible.
Improve directional, informational and
interpretive signage.
Install landscaping to screen views of
parking lots and service areas from main roadways and use areas.
Improve the existing parking lots by repaving
the old asphalt and installing shade trees in planter islands.
Preserve many of the quality trees in the
proposed new day use area by selectively clearing the land.
Improve the overall appearance of the use
area by selectively installing deciduous, evergreen and flowering trees and
landscaping to add color and interest.
Prepared by: Dale Fritz & Associates, Inc
Wes Osmer and Platt Boyd overlook
4.6 Camping
G.W. & Anne Woolard from enjoy a campfire at
New West
Campground
It is
recommended that the new West Campground be located on the re-routed west entry
road into
Located in the
125 site campground will be comfort stations and kiosks for useful amenities
such as vending, drinks, food, and supplies. The campground will house areas
for laundries, garbage disposal, showers and changing rooms, arcades and
different playgrounds to really make the
The new
campsites will be "full hook-up". Each individual site will have its
own receptacles for water, sewer, power, even cable TV and telephone jacks can
be added, giving the visitor many options for their stay in the park.
North
Campground Improvements
The existing
North Campground will see a major redevelopment leaving the campground much
more attractive for visiting campers to
The open field
camping area will be re-used as terraced playfields with landscaping and
picnicking areas. This area would be large enough to accommodate large events
hosted by
Playgrounds
will be built near the lake with access from the playfields and the campground
areas.
The campsites
will be redeveloped and reduced in number from the existing 141 sites to 125.
This will allow sites to be placed in scenic locations with views of the park.
More campsites will be added around the lake, which is a popular location for
many visitors. The campsites will be spread out to maintain a sense of seclusion.
As at the West
Campground all campsites will be "full hook-up" each with their own
water, sewer, and power receptacles.
Horse Camping
A new 40-site
campground is planned for the area southwest of the Demonstration Farm and
Horse Stables for an Equestrian Campground. The campground will be designed for
pull through truck/horse trailer combinations. Each site will be provided with
water and the campground will be equipped with bathhouses and comfort stations.
The existing stables will be reworked and expanded and the horse area, stable,
and fields will be screened from the road with landscaping.
Destination
primitive campsites for horseback riders will also be introduced within the
park. The campground locations will focus on a rider’s level of expertise on
horseback, while providing a campsite, with a comfort station provided for the
rider’s convenience.
Development of
a new campground, renovation of the existing campground, and the implementation
of horse camping will provide a wide variety of options for visitors to
4.7 Lodging
The old CCC Dining Hall served four Group Camps from a central
location
Guests can
enjoy the many amenities that
Currently the
lodging consists of ten cabins adjacent to
CCC Group camp
During the
Civilian Conservation Corp (CCC) occupation in the 1930’s there was established
a group camp for the Boy Scouts and other overnight use organizations. These
building were sited to be at higher elevations and look down over valley or
lake areas. Cabin groupings are far enough apart to be secluded and the
individual cabins do not look directly into other cabins but out over the
vistas.
The original
ideals behind the CCC era planning of long term investment in lasting materials
and siting to take advantage of the best areas of the park for visitors are
some of the principals that we are following in the addition of more lodging at
Currently
there is only one group camp that could be salvaged and adaptively restored for
overnight usage. In the remaining three camps and ancillary structures the only
part left are the stone foundations, some fireplaces, and partial floors. As a
part of the master plan, the group 1 camp will be restored with modern
bathrooms and amenities. The other three camps, dining hall, infirmary, and
camp office will be redeveloped on the original stone foundations with
facilities that would serve a guest’s needs for kitchen, bathroom, and
gathering spaces.
These
facilities would function well for group retreats, camp-like outings, or
individual rental with separate lodging, dining, and meeting areas.
Park Lodge and
A new park
lodge is planned for the area near
During the
week the conference center would cater to a more corporate crowd for
professional retreats and golf outings. On the weekends and holidays it would
be geared more to the recreational user, thus ensuring a steady stream of usage
without wild peaks or lulls of activity. As part of the lodge, a Nature and
Scenic Cabins
There are many
locations throughout the park that offer incredible spots to locate cabins with
scenic views and seclusion. The new locations would have to balance an
intrusion into the landscape while keeping the natural elements of the park
intact; working with nature rather than against what the park stands for. The
new cabins would be in locations that offer significant view sheds by
selectively cutting trees and siting cabins at higher elevations.
One of the
planned locations for additional cabins is between the CCC group camps and the
current overnight cabins with the new cabins sited to overlook
Prepared by: Seay, Seay & Litchfield, PC
Stone is an enduring material that the CCC used to mold their
finely crafted buildings
Chapter 5
PLAN IMPLEMENTATION
Hikers find their way along the path after visiting Peavine
Falls
5.1 Master Plan Overview
1.
The
Almost
one-half of the park will be designated as a protected
area described on the park map as Double Oak Mountain Conservation Area. The
conservation area will be created by state regulation as a managed forest area
in which the construction of buildings will be prohibited and the area
preserved for the enjoyment of park visitors.
The area will
contain 4,300 acres and managed as a healthy, vigorous forest capable of
regeneration and sustainability while providing improved habitat for a wider
range of wildlife species.
Wildlife
viewing areas with timed feeding stations will be created at several upslope
locations, or newly created meadows, throughout the park to allow visitors to
experience the
Adequate
parking and viewing platforms will be created to enhance the experience.
2
Infrastructure Improvements
The
installation of a park-wide sanitary sewerage system will be made to allow
3. Trail
System Improvements
Improvements
will be made throughout the
4. Scenic
Touring Trail -
A 13.7 mile
scenic touring trail system will be constructed in a loop throughout the park
to provide automobile access to the remote scenic parts of the park that are
presently inaccessible to many park visitors who are physically unable to hike,
bike or horseback ride the existing trails. The initial segment of the loop
will be a two-lane asphalt roadway from the Day Use Picnic Area to the Peavine
Falls Trailhead. The Touring Trail will include stopping points at scenic
overlooks with informational kiosks related to the park. In addition to use by
controlled automobile users, the touring trail will also function as a road
bike trail.
5. North Entry
Arrival Improvements
With the
future expansion of Highway 119 to a 4-lane highway, a new entrance in the park
on the north end will serve to balance the park’s access and usage and spread
the functions more evenly over the park property. Purchasing property at the
North entry of the park will be necessary to create a separation from the residential
area and to control the access. The new entry will be designed and constructed
to pass over the top of the ridge providing an exciting view of both
6. West Entry
Arrival Improvements
The existing
West entry will be reworked to have a more defined entry to the park that would
include landscaping, new signage, a round-about, double lane entry staging
area, and a new gatehouse. The main park road will be rerouted to
A directional
sign will be donated to Oak Mountain Amphitheater at the turn to the facility
to minimize misdirected traffic flow into the park.
7. Golf Course
Enhancement
The existing
golf course will be improved and enhanced to correct inferior course
conditions. The activities proposed by DCNR include improved course drainage;
improved turf grass on tees, fairways and greens; irrigation improvements; cart
path improvements; course layout and detailing and course landscaping. The
existing pro shop will be renovated with new finishes and functions to continue
to serve as a pro shop as well as to be easily converted to a rental pavilion
at such time a new clubhouse is built with the golf course expansion. The
secondary golf structures would be re-done in keeping with the park theme.
8. Golf Course
Expansion
An expansion of the golf course would include 18
additional holes sited on the hilly terrain between
Approximately
240 acres have been reserved adjacent to the existing course for design by a
qualified golf course architect under contract with DCNR. A new Club House will
be constructed to include pro shop, offices, concessions, bathrooms with
lockers, golf cart rental, decks with eating space, sandwich shop, and open
lounge / waiting area. Cart paths will be constructed linking the new and
existing golf courses. The course will also include pavilions and comfort
stations at the turns.
Included
concurrently with the expansion will be the alteration of the existing pro shop
into a more open building with views out to the course for group rental.
The facility
would include bathrooms, refreshments and the rented gathering space.
9.
The day use
area adjacent to
10.
The character
of the waterfront day use area would be changed to be more contextual and blend
with the natural concept of the rest of the park. The primary park swimming and
boating area will be redeveloped to reflect the character and charm of an old
country "swimming hole" with slides, swings and other new
furnishings. In the old fountain area, motion sensor activated water play
features for small children will be added. Restroom and bathhouse buildings at
the beach will be renovated. The large paved areas and stonewalls adjacent to
the fountain area will be partially removed to develop a greener, more natural
park area with picnic pavilions, boardwalks along the lake, shade trees and
improved views of the lake. The existing marina building will be replaced and
the boat docks and surrounding grounds will be redeveloped. The marina will
become a place to have a snack, drink a coke, and watch the kids on the
paddleboats or canoes. A sense of place will be created with air-conditioned
viewing or alternatively views from a deck.
Parking lots
will be improved by resurfacing and installing shade trees in planter islands.
The view across
11. Scenic
Touring Trail -
The second
phase of the 13.7 mile scenic touring trail system will be constructed in a
one-lane one-way loop from the Peavine Falls Segment along the historic
12. CCC Group
Camps 1 & 2 Restoration
Group camp 2,
which is currently in fair shape, will be historically restored to the original
CCC design except with the addition of bathrooms. Group camp 1 will be
redeveloped with bathrooms and modern amenities on the existing stone foundations.
The unit lodges will house group meeting space along with kitchen facilities.
These
facilities will be used for church, family, scout, and corporate functions with
the option to rent individual cabins or groups of cabins with the lodges. These
two groups are nearer
13. New West
Campground and Park Office
A new 125-site
campground will be developed near the west end of the park that will provide
more convenient access to transient campers traveling along Interstate-65.
The campground
will be strategically located immediately west of the
A new Park
Office will be constructed at the intersection of
14.
Located on
15.
A new day use
area will be developed on the southeast lakefront of
Small parking
areas will be developed throughout while the overall appearance will be
protected by careful, selective removal of existing trees.
16. New
Tranquility
The existing
cabin area will be expanded to the west with the construction of six new cabins
situated to take advantage of the incredible views overlooking
Minimal
selective clearing will be performed to achieve long-range views. A great deal
of landscaping will be added to the existing cabins to provide a sense of
seclusion and shelter.
17. North
Campground Renovation and Outdoor Center
The North
Campground will be renovated to accommodate 125 sites, each with full utility
hook-ups. New campsites be constructed in scenic locations and spread out to
maintain a feeling of seclusion. New campsites could be added around the lake
in scenic locations. The open Campground B will be converted to a large open
play field.
A new
18.
Demonstration Farm and Equestrian Campground
A new 40-site
campground is planned for the area southwest of the Demonstration Farm and
Horse Stables for an Equestrian Campground. The campground will be design for
pull through truck/horse trailer combinations.
Each site will
be provided with water and the campground will be equipped with bathhouses and
comfort stations. The existing stables will be reworked and expanded and the horse
area, stable, and fields will be screened from the road with landscaping.
Destination primitive campsites for horseback riders will also be introduced
within the park.
The
demonstration farm will be reworked so that it will function along with the stables
and overnight horse camping. This area will be screened from the main road and
will function more toward the developing future uses of
19. CCC Group
Camps 3 & 4
Similar to the
work on group camp one these two camps will be redeveloped on the existing
foundations of the CCC cabins. These cabins, group lodges, and other structures
will also be available for group or individual rental. They will link to the
lake and other lodging areas through a trail system. With the full development
of these four group camps and other support structures
20. New Park
Lodge /
A new Oak
Mountain State Park Lodge will be developed to include 200-250 rooms with
views, banquet facilities with catering, dining area, fitness facilities with
pool, communal gathering areas with a lodge feel, decks and porches overlooking
scenery, a grand hall and other smaller conference rooms. The Lodge is sited
with access to the golf course within a reasonable distance from the Club
House, as well as to the Swimming and Marina Area and the Day Use Area. Views
will be provided over
The
New cabins
will be situated to take advantage of the incredible mountain top views
overlooking the valley. The CCC vernacular design will be used for 2 bedroom/ 2
bath; 3 bedroom/ 3 bath and mini conference lodges (4-bedroom/ 4 bath with
community room). All cabins and lodges will be sited with views and nice
exterior amenities. Minimal selective clearing will be performed to achieve
long-range views. The cabins will be secluded in the woods, constructed right
below the
22. Top of the
A new park
destination will be created at the Top of the
Prepared by: CDG Engineers & Associates, Inc
5.2 IMPLEMENTATION COSTS
