Look Park Master Plan update 2004F-?
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FRANK NEWHALL LOOK
MEMORIAL PARK
UPDATED MASTER PLAN REPORT
FEBRUARY 2004
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FF) A ~A IT/i n-I1-.tiIt 7 n t r r-
Frank Newhall Look Memorial Trust - Board of Trustees
Westo~ampson
E N G I N E E R S, I N C.
UPDATED MASTER PLAN REPORT
FOR
FRANK NEWHALL
LOOK MEMORIAL PARK
NORTHAMPTON, MASSACHUSETTS
Ray A. Ellerbrook
Executive Director
Board of Trustees
Edward Etheredge
Chairman
Sharianne Walker
Richard Covell
William Brandt
Nancy Reeves
Robert Ostberg
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E N G I N E S, I N C.
ESTABLISHED
5 CENTENNIAL DRIVE
PEABODY, MASSACHUSETTS 01960
February 2004
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FRANK NEWHALL LOOK MEMORIAL PARK- Updated Master Plan Report
TABLE OF CONTENTS
EXECUTIVE SUMMARY
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BACKGROUND
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GENESIS OF THE MEMORIAL:
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MAJOR FINDINGS
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ALTERNATIVES FOR MAINTENANCE/OPERATIONS AND LAND USE
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RECOMMENDATIONS
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COST-PHASING-IMPLEMENTATION
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APPENDIX NO. 1 - Photographs
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APPENDIX NO. 2 - Concept Drawings
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EXECUTIVE SUMMARY
INTRODUCTION
Frank Newhall Look Memorial Park, established in 1928 as a trust from Mrs. Fanny Burr
Look, is comprised of one hundred twenty-eight acres of land reflecting the "...beauty and
quietness of the apparently undisturbed landscape in the City of Northampton.
Developed in a manner conceived by Robert Washburn Beal, a Landscape Architect of
that period based in Boston, the Park has become a fitting memorial to Mr. Frank Newhall Look,
providing a "country park with recreational facilities" to a distressed regional population on the
fringe of the Springfield-Holyoke Standard Metropolitan Statistical Area (SMSA). This fact
alone indicates the vulnerability of the site to overuse by multitudes of urban residents seeking
respite and a change of scenery.
The success of Look Park, due to its immense popularity in the Western Massachusetts
region and its enonnous visitor draw from throughout the New England area has been its greatest
challenge; to ensure sustainability while attempting to attract visitors to generate revenue
sufficient to maintain its endowment.
h Charged with developing an updated Master Plan, Weston & Sampson Engineers, Inc. has
a identified the fact that the most significant work to be done to preserve a well designed and
plamied "country park" will be carrying out necessary modifications in the programs and policies
presently in force at Look Park to concentrate intense activities. The "Beal Plan" intended
decades of non-intensive land-use and recreational opportunities, only to be challenged by urban
sprawl, increased urban population, and the 20`x' century's most popular invention, the
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FRANK NEWHALL LOOK MEMORIAL PARK - Updated Master Plan Report
automobile. Our objective should be to maintain the automobile's movement within areas not
environmentally sensitive, and to control and channelize both vehicle and pedestrian accessibility
in areas that are being challenged environmentally i.e. those that are experiencing high visitation
and wear.
Not only do the potential damages caused by any intrusion of the automobile challenge nature's
capabilities to develop viable ecosystems, but the added ease of access to the multitudes serves to
increasingly burden nature's processes, going beyond nature's abilities of regeneration and
revitalization.
Through the updating study, discussions, observations, reviews and re-study, it is reassuring to
note that the general park foundations set forth by Beal and the Trustees are recommended to be
reinforced in most instances; that the majority of recommended improvements may be achieved
by establishing administrative policies and programs which maintain and restore the existing
infrastructure while supplementing this with direct or incidental revenue-generating facilities
located in compatible areas.
The unique attractions of Look Park; its naturalized "open space" areas contrasting with such
(I "entertainment" features as the Zephyr, the Zoo, pedal-boats, mini-golf, bumper boat lagoon,
picnic pavilion, wet spray areas, and court and athletic field facilities, and service facilities such
as the Picnic Store concession, make it essential that access and use, through controlled
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visitation, be carefully orchestrated. The scale of Look Park must be recognized as having a
limited capacity, requiring "rest and recuperation" on occasion for its limited resources. Iii this
mauler, one also eliminates the abuse or over-use, of the "natural" setting.
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The initial concept, adopted in 1980, that many problems of abuse and intrusion could be solved
with a one-way directional circulation system has proven successful. The system allowed
"permit" access to remote areas only through controlled access at the main entry's gatehouse.
Further, it provided satellite parking sufficient for "permitted" uses providing safe and proper
pedestrian and bicycle access and circulation, while controlling "conflicts" with vehicular traffic,
permitting the enforcement of land use and management practices to allow "natural" areas to rest
and rejuvenate themselves.
The concept took advantage of existing paved areas and already developed use areas or
abused areas by expanding them slightly to achieve a result that would ordinarily have required
"radical" changes to this "country park" concept (Beal). Instead, the physical impact of these
improvements was positive; the physical implementation actually was less disturbing the existing
open space resources than the previous management program.
The Trustees have undertaken a contemporary and manageable administrative and
operations system, resulting in an increased infrastructure requiring less and easier maintenance
for the extent of activities offered, and greater preservation of the environment, and offering
more manageable open space resources. The Updated Master Plan Report (narrative and plans)
supports the comprehensive extent of improvements which might have been anticipated to
further the 1928 vision that the Frank Newhall Look Memorial Park, "for its size and type, will
surpass anything of its kind in the section of the country"... (Beal)
To the Trustee's credit, the park has certainly become a "signature" park for the City, for
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the Western Massachusetts region, and extending into other states and other regions.
Additionally, it has undergone extensive improvements and changes necessary to serve the
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public's demands while serving the Trust's intent and has attempted to be contemporary while
maintaining its traditional "country park" character.
As a result of the 1980 Master Plan, as well as accidental or catastrophic circumstances, the
improvements to the park have been monumental. The Trustees have invested and/or have
obtained grant funding for over $10 million in improvements and infrastructure as follows:
• Loss of the Pancake Cabin at Willow Pond by arson; replacement with Sanctuary Area
Bandshell/Warming Shelter.
• Loss of Maintenance Buildings by fire. Replacement with new maintenance Garages.
• Addition of large storage and equipment barn - Morton Building.
• Vacating of Superintendent's Building due to retirement of previous Superintendent and
naming of a new Executive Director.
• Closing of Pool and Bathhouse - demolition of pool - conversion to zoo and mini golf,
bumper boat lagoon, visitor's center building, and parking area.
• Relocation of Tennis Courts to Lower Pool Road; conversion of fonner courts to mini-
train parking.
• Dredging of Willow Pond and purchase and filling of Maroney property in preparation
for family recreation area.
• Institution of Park Ranger System and Entrance Fee System.
• North End Comfort Station.
• One-way circulation system and vehicle entrance fees. Institution of angle and parallel
parking areas.
• Mill River Bank Stabilization.
• Duck Brook Diversion Structure Replacement and Deer and Duck Brook Restoration;
outlet wall repair.
• Replacement of mini-train and track system.
• Reconstruction of pedal-boat rental area and duck feeding area.
• Reconstruction and retrofitting of men's and women's comfort stations.
• Reconstruction of Park Store area; addition of Change Rooms and Comfort Stations and
Wet Spray Play Area.
• Addition of numerous gazebos, shelters and playgrounds tluoughout the park.
• Conversion of the Bathhouse to the Garden House catering and outdoor party area with
improved gardens and parking.
• Repair and formalization of the flagpole and plaza area; repair of fountain and entrance
walls.
• Construction of park-wide sewer, well-water, drainage and underground electrical
systems.
• Repair and renovation of Pine's Theatre areas and stage.
• Construction of guard-house/permit building.
FRANK NEWHALL LOOK MEMORIAL PARK- Updated Master Plan Report
Appendix No. 1 contains numbered photographs of the park's existing conditions, generally
presenting a tour beginning at the park entrance, continuing around the loop road system, and
finishing at the exit. The numbering of the photographs, however, does not correspond to the
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Appendix No. 2 contains conceptual improvement sketches and drawings, based on the
recommendations of the report and from which the cost estimates were partially compiled.
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BACKGROUND
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In 1928, one hundred and twenty-eight acres of land were deeded to the City of
j Northampton by Mrs. Fanny Burr Look for the development of a memorial tribute to her late
husband Frank Newhall Look. Utilizing the resources set aside in a trust fund for the
~ development and maintenance of the memorial, the trustees of the gift selected Robert Washburn
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Beal, a Boston Landscape Architect, to prepare a master plan for the design and development of
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the memorial. After careful analysis of the location, configuration and natural resource base of
the donated land, Mr. Beal stated in his preliminary report to the trustees that
"...No memorial is finer in character nor more enduring in its essential form than. a public
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park...." (Beal, 1927)
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j It was to this end that Beal's original report and general plan established the theme that was to
guide the initial development and eventual growth of Look Memorial Park.
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Utilizing a piece of property that was almost ideally located with regards to the existing
developed fabric of the city and whose natural resource base provided a sufficient amount of
natural beauty to make an excellent park, Beal prepared a plan for development that was truly
responsive to the recreational and open space needs of a city of 25,000 inhabitants. While
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recognizing that an abundance of far more beautiful scenery was located within a few minutes
drive of Look Park, Beal did not choose to overlook the beautiful natural growth that certain
parts of this land afforded. He carefully weaved a design that protected the beauty and
quietness of the apparently undisturbed landscape..." and at the same time provided the users
with a recreational base that would satisfy all manners of people. Beal chose to call Look Park a
"Country Park with Recreational Facilities", a concept whose time was just arriving.
Since that time, countless visitors have been drawn to the park by the perem-dal freshness
of green meadows and crystal brooks; as well as by the various passive and active recreational
facilities and programs available for their use. Over the years, the Trustees have had the
imagination and adventurous spirit to continuously introduce new recreational facilities and pro-
grams, both active and passive, in an attempt to perpetuate the ideas conceived by Beal. In
general, the many visitors who have enjoyed Look Park have been well served. This service,
however, has distressed many natural areas of the park.
A close examination of Look Park today finds many of the recreation and forested areas
overused or abused. In many areas, the natural understory of vegetative growth and soil cover
has been trampled and seriously disturbed. The soil, which Beal once described as being an
inspiration to "unusually large and luxuriant growth", has been so severely compacted in heavy
use areas that it has become a detriment to the growth of trees. The mature trees, which Beal
once described as being "among the finest I have ever seen", are now being removed from the
park at a rate far beyond any capability of replacement. The understory must be replaced on a
continuing basis; we suggest 50-100 tree seedlings and saplings annually.
In general, the Look Memorial Park envisioned by Mrs. Faruzy Burr Look, as captured by
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Mr. Robert Beal, is challenged by the visitation of the very people for whose enjoyment the land
was originally entrusted. It is most imperative that a balance between use and preservation be
struck. The sustainability of the park, environmentally and operationally, with sufficient revenue
generating activities to allow the Trustees to undertake all manner of infrastructure
improvements, environmental preservation, and recreation services, maintenance and security, is
the goal of this Master Plan Update.
GENESIS OF THE MEMORIAL:
(MR. BEALS' ADDRESS TO THE TRUSTEES, 1927)
"...I believe most sincerely that if the work is carried out substantially as planned
you will produce... a park, which for its size and type will surpass anything of its
kind in this section of the country... It will require considerable time and unselfish
{ effort on your part not only to see it constructed but to attend to those most
important and increasing factors, its careful and proper administration and
upkeep..."
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Robert Washburn Beal's remarks to the Board of Trustees were perhaps the most important
1 aspect of his master plan and the most significant words for the Trustees to embrace.
L..~ Recognizing the deterioration and overuse that was ever so present in the park in the 1970's and
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feeling the additional pressures brought about by being so accessible to a growing metropolitan
area (Springfield-Holyoke Standard Metropolitan Statistical Area-SMSA), the Trustees adopted
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i. a process which led to the restoration and protection of Look Park and its environs as we now
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- view it. 111 1978, Mr. Brian Elliott, Park Superintendent, solicited proposals from several
professional landscape architectural and engineering firms for the purpose of expanding and
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modernizing the Beal plan, establishing a guideline for Look Park to move into the twenty-first
century. The Master Plan addressed long-range programs, operations and planning issues, and
addressed immediate problems associated with the daily administration, operation and
maintenance of the facilities.
The study intended to achieve the following study objectives:
• to understand the site and its related problems, its history, and complete an
analysis and evaluation of its facilities, sei vices, and potential
• to develop a long range capital improvements program
• to recommend replacement or expansion of facilities/offerings related to revenue
production and user attitudes
• to formulate short and long range plans and programs for both physical
improvements and maintenance operations; identify pilot programs/projects
• to identify potential funding sources for project implementation
The Master Plan was undertaken to identify and resolve some of the key issues confronting the
operation of Look Park, setting forth an infrastructure and program to balance the demands of
use and preservation. The plan was intended to guide future decisions regarding land-use and
visitation in the park, and the design and implementation of specific site improvements.
MAJOR FINDINGS
This phase of the study includes a comprehensive inventory of the existing recreational
facilities, natural site conditions and the identification of the existing use patterns presently
experienced at Look Park. Upon analyzing the findings of the inventory, major statements
regarding the impact of the various use patterns were developed. The major findings were as
follows:
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1. Much of the wear and tear and damage to the natural environs occurs because of overuse
of the facilities on peals attendance days. There is a maximum of 3,000 - 4,000 people in
the park on peak Sundays in June or July with an excess of 1200 automobiles. In general,
peals attendance days are Saturday, Sunday and holidays from May through September.
Additionally, special annual or theatre events have drawn upwards of 10,000 people on a
given day.
2. Current attendance is approximately 250,000 visitors annually, of which approximately
200,000 visit the park from May 1 through September 1. This averages approximately
1700 persons daily although the attendance is not evenly distributed on a weekly basis
due to selected peak weekend days. These peals days severely strain the existing system
of access and egress, the control of visitors from origin to destination, the enforcement of
rules, and the dissemination of information and generally, overtax the natural eco-
systems of the park due to vehicle storage and pedestrian activity.
3. Automobile storage is generally inadequate for any given peak attendance day. During
these times vehicles fill the parking lots and force an overflow onto certain roadside
sections, encroaching on open athletic fields and selected grass areas. Roadside parking
in grassed areas has often been extended as much as eight rows deep. However, the
Master Plan update identifies approximately 400 new parking spaces due to proper
delineation, and also addresses overflow grass parking areas.
- 4. The general allocation and distribution of peals parking is ineffective, with some lots only
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half-full during a peals attendance day. The present parking capacity cannot satisfy the
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peak attendance day demands without overflow parking. Parking has been (and should
be) prevented Linder most tree canopies except in already disturbed areas. Parking
beneath trees results in serious soil compaction around tree roots and ultimately leads to
the death of many mature trees. The longevity of mature trees may be extended by
conducting a deep root aeration, fertilization, and watering program, and by adding
crushed stone over root systems, which might prevent compaction and the wear of roots.
5. Some conflicts exist between pedestrian and automobile circulation. Sidewalks and other
pedestrian paths linking key elements of the park are somewhat erratic and many are not
handicapped accessible. Pedestrians and cyclists share the loop road and pathways in
many areas.
6. Existing automobile circulation is generally sensitive to the safety of park users although
drivers continue to speed. Traffic calming controls could provide more safety to
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pedestrians, including speed bumps and signage. Automobiles presently move freely
throughout the park in one directional movement shared by cyclists and walkers. Signage
would certainly aid in pedestrian safety. A safety bicycle lane could be painted on the
pavement for additional safety. However, it would mandate bicycles moving in the same
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7. Deterioration of road edge definitions (curbs) will accelerate deterioration of road edges
and shoulders, thereby accelerating the death of trees and understory growth by
I`-1 increasing soil compaction and erosion. Timber edges are over 30 years old and should
be replaced slowly over the next 10 years. Asphalt berin (Cape Cod type A) would be
suitable since granite curb, vertical or sloped, may be too expensive. The comparison is
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$3.00/11. for Cape Cod berm vs. $30.00/1.f. for granite curb.
8. Existing picnic areas are overused. This is exhibited by the results of foot-traffic on the
root systems. The extreme soil compaction and root wear will lead to the death of many
mature trees. The forest floor should always be covered with pine needles, woodchip
mulch, or crushed stone. Concrete pads should be added beneath grills to prevent ground
cover fires.
9. In general, the resting of wooded picnic or forested gathering areas is essential to save the
mature forested areas. This will require major policy decisions on the part of the park
administration on key issues affecting fees and operating hours.
10. Extensive improvements need to be made to make more facilities wheelchair/walker
accessible, i.e. picnic sites, grills, pathways, curb cuts, signage, etc.
11. Extensive understory tree plantings need to be introduced throughout the mature
forest/picnic areas. These need to be varied in size and species.
ALTERNATIVES FOR MAINTENANCE/OPERATIONS AND LAND USE
Under this section of the study, several operational, program and policy alternatives were
developed for consideration. These basically say "if we want to operate Look Park in a particular
manner, how will we do it, what can we offer, and what will it cost?" The alternatives were
based upon the underlying theme that the park simply carmot continue to accommodate the
manner of use that it presently receives in the same format that is presently experienced. Yet in
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order to be self-sustaining; the Park must attract additional visitors to generate revenue, or
increase fees. The volume of visitors is less disconcerting than the manner of use. Each
alternative was developed in light of its potential effect on user-attitudes, site impact costs, and
the quality of the experience to be offered at Look Park.
The major alteratives identified are:
1. Rotate Picnic Areas - On a rotational basis, maintain the picnicking capacity at the park
by opening and closing sites seasonally, and begin a moderate program of forest
restoration and preservation. Do not strip the forest floor bare, mulch or cover forest
floor, and pave areas beneath each grill to reduce potential of fire.
2. Chaiuzelize Pedestrian Traffic - Due to the fact that Look Park offers waters' edge
activities and extensive activities within "forested" areas, it is essential to create .
pathways, edge stabilization, etc., improvements to eliminate foot-traffic damages to
forest floors, waterway edges and banks, roadway edges, and to channelize the movement
of visitors from origin to destination.
3. Communications/h-iterpretation - Create guiding/advisory and interpretive signage to
war and educate visitors to environmental issues, i.e. staying off banks, staying on paths,
not removing vegetation, controlling fires, collecting animal waste, removing trash, etc.
4. Historic Communications - Who we are/what we do/why your entry fee is worth what
you pay/the endowment and history of Look Park/the fact that the Park is self-sustaining
and not City funded.
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RECOMMENDATIONS
As a result of meetings with staff and field observations, the following recommendations should
be considered:
1. Bridge Road/Rt. 9/Entrance and Exit to Look Park - Re-align entrance to meet relocated
Bridge Road and continue to feature the fountain as the signature of the Park. Fence and
entry features must be re-aligned and strengthened; comlections to the bike trail and
provisions within the Park must be considered. The bike trail should connect to a
widened pedestrian/bike path winding down to the Visitor's Center area, and may also
"share the road" throughout the park. The bike trail will reconriect to Rt. 9 at the fornler
rail bed adjacent to the Deer Brook culvert crossing north of the Rt. 9 exit drive.
2. Repair fountain basin steps and plaza area as the signature of the Park. Maintain
traditional appearance and modify as necessary for ease of maintenance.
3. Relocate the existing guard station to Lower Pool Road triangle. This will aid in
relieving a queuing problem on peak days and allow easier vehicular egress from the
Garden House parking area.
4. Sign Garden House parking or gate the entrance "for functions/visitors only" so that
general park visitors do not park in this area to avoid a fee.
5. Relandscape the perimeter of Swan Pond with a collection of Rhododendrons/Azaleas
that could be considered an arboretum exhibition. Consult with UMass, Stockbridge
School, Smith Regional Vocational and Technical High School and Smith College
horticulturists. Screen all views to the maintenance area. Purchase new aerating fountain
with taller jets to create an entrance feature upon entering the gates. Add low barrier or
wood guardrail at roadway edge. Eliminate signs in entry island and place them to the
right side of entry behind gates.
6. Create an arbor or trellised "Bridal Path" walk and Rose Garden leading from the Garden
House area to a gazebo overlooking the Swan Pond and Lily Ponds, suitable for wedding
party photos and small group gatherings/rentals. The existing gazebo in the Mt. Tom
area could be relocated here if a shelter/pavilion is preferred there.
7. Formalize Visitor's Center parking and concentrate all rentals, permitting, and
infonnation/regulation distribution at Visitor's Center. The area beside (north of) the
tennis courts along the lower loop road may be developed as a seniors' area, with a
shelter, introducing such varied uses as lawn bowling/bocce/horseshoes/shuffleboard and
lighted suitably for night use when the more intense activity area of the park is open and
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FRANK NEWHALL LOOK MEMORIAL PARK- Updated Master Plan Report
lighted. The Visitor's Center will provide the necessary sanitary facilities. Any future
court oriented sports being considered for Look Park should be restricted to this general
area except for the playground shelter recreation area, the spray pool, and picnic store
complex.
8. hitroduce a shelter or tent area beside the bumper boat lagoon with a small playground
for party rentals. Create an indoor "rain-day" party room in the Garden House lower
level. Landscape the area of the new party space, the bumper boat lagoon and the mini-
golf area extensively to minimize conflict with function space. Utilize electric motors on
bumper boats to eliminate noise and air pollution from gas motors. This area needs some
major trees for shade and screening from balcony areas. Plan to repair/replace the
bumper boat lagoon walls and piping within five (5) years. The basement of the Garden
House should be architecturally/structurally evaluated to add a party room for special
events, and a canteen area and restrooms for general seasonal use. A canteen area in this
complex would generate significant revenue. Additionally the Garden House should be
considered for general programming, party, and meeting use. Whenever possible multiple
daily functions should be scheduled to maximize the revenue production, to hold part-
time staff, and to make "maintenance/operations" activities more efficient.
9. Formalize parking for approximately 30 vehicles at the Mt. Torn overlook area and add
pathways to suit small wedding parties and other functions. The area should be screened
with landscaping or parking might be angled directly off the roadway. Eliminate the
circuitous service drive or use as parking area with existing screen; design access directly
to a new shelter/pavilion from parking.
10. Screen materials storage area with landscaping; remove or transfer materials as soon as
possible throughout the year; i.e. convert wood products to mulch; dispose of excess
materials if they have no potential for reuse; condense area as much as possible.
11. Create new angle parking area off Sunoco Road towards Route 9 with gated turnaround
before bridge abutments; create driveway to storage area. Screen storage area from
Sunoco Road. This area could also serve as a link to Rt. 9 and the bike trail, at least until
a trail and bridge are actually built.
12. Construct the (Maroney property) family recreation area with parking, shelter(s), play
areas, and a multi-purpose athletic field suitable for group rentals; provide water service
and lighting for shelters.
13. Selectively clear vegetation from stone dust/ embanlunent/ pathway leading and
connecting to Arch Street from Sunoco Road. Enhance with improved stone dust surface
suitable for bicycles and pedestrians as a continuation of other trail systems to local
roads.
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14. Erdiance area of Dow Pavilion, providing protection for tree roots; direct pathways to
totlot and restrooms; create suitable surfaces outside "drip line" to encourage grass
growth or create maintainable dense surfaces (crushed stone) to withstand foot
traffic/gatherings. Determine which areas should be paved or unpaved, mulched or
seeded, and chamielize pedestrian and service vehicles. Add picnic areas as desired.
15. Create formalized parking area for 20-30 vehicles and reorient informal parking area and
disturbed areas at Sanctuary Area to serve bandshell/skating wanning shelter as well as
Dow Pavilion. Restore disturbed areas to grass and landscape paved areas for partial
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screening.
16. Remove pruned/trimmed evergreen hedge line on both sides of Loop Road approaching
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the duck feeding area and replace with new screen or plantings if desired. Maintenance
of these plants in their past-peak condition is not justifiable.
17. Create bridge crossing or weir crossing from Willowbrook Picnic Area to boat dock
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driveway. Introduce 10-20 picnic sites in area northwest of bandshell, overlooking
Willow Island to rest other picnic areas or increase sites.
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18. Redesign parking at boat dock to minimize pavement and increase capacity, screening
some sides to enhance the area's appearance. Add 5' walkway along duck feeding area
and narrow driveway to 20'-22' width. Add narrow service drive to allow boat
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pickup/drop off by maintenance staff. Add waiting/cueing plaza seating area. Identify
20-30 car overflow parking behind existing pavement.
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19. The duck feeding area (Duck Brook banks), subject to wear by foot traffic, should be
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protected by utilizing a grass paver system, i.e. cast stone grids that allow grass to grow
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within them but prevent compaction and wear. Signs should be placed to restrict foot
traffic and if necessary, shrub or fixed barriers.
20. The men's restroom serves well having been converted to a Ranger Station/First Aid
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Station.
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21. The Duck brook/Westwoods Picnic Area parking area needs to be formalized to suit
between 30-40 vehicles with provision for 30-40 overflow. This will protect trees from
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further damage, reduce the extent of disturbed area, reduce sedimentation from
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runoff/erosion, and allow landscape screening to enhance the area. Parking areas should
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receive crushed stone to ensure aeration of tree roots and water penetration.
22. The control of foot traffic or the provision of "grass pavers" where access is anticipated
adjacent to Duck Brook, would greatly aid in protecting the banks and save the trees
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along them.
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23. A complete expansion and modernization of the Picnic Store would probably result in
recommendations for a new ADA and code compliant building that will probably be
twice the size of the existing building in footprint. Since the building encroaches on the
100-year floodplain, and other wetland and Rivers Protection Act regulations complicate
the expansion issue, it is highly unlikely that a new Picnic Store would be feasible,
financially or environmentally. Rather, it was felt that expansion of the front of the
building to the existing roof drip lines front and side would be sufficient to allow
improvements to its serviceability for cooking and serving. It was also felt that this
would be and affordable plan. Attempts must be made to retain traditional features
reflecting the Victorian period.
24. The roadway in front of the Park Store and the Comfort/Changing Station, should be
narrowed from field side and landscaped, to discourage parking in front of the store,
extending a shade tree row on the opposite side in the lawn extending from the Park Store
to the Pines theatre area. The shade tree row would connect to the major trees of the
playground area.
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The Playground Area adjacent to the new Comfort/Changing Station and wet play area
should be redesigned to eliminate two extensions of the basketball courts maximizing the
open meadow space. Pathways should also lead diagonally along the slope into the
general area from the roadway, connecting a new "picnic cart" area at the zoo/train
parking area. The "cart area" proposed at the edge of the zoo parking area would
alleviate the need for an unloading area on the Playground/Picnic Store side of the Loop
Road and allow the narrowing of the Loop Road to prevent unloading at roadside. The
cart area would encourage people to park in the zoo parking area and unload their
vehicles in the lot rather than on the road. The Playground shelter should be replaced
with a new pavilion of similar size.
Train Depot/Zoo Parking Area - The entire parking for buses will be at the existing
iriveway area is to be redesigned to provide for charter bus circulation and storage and to
ncrease vehicle capacity. New exits/entrances should align with the reoriented parking
bays; overflow parking can be increased along the park road to supplement event parking
for Pines theatre. A cart area should be incorporated at the overflow grass area.
The existing Train Depot should be replaced with a new train station that provides party
space and a gift shop serving also as Santa's Workshop and for visits with the Easter
Bunny, etc. The building could be a pre-engineered metal or wood unit with special
finishes relating to the Victorian railroad period and a platform similar to the existing
fagade. The building would extend from the track to the "deer-run fence" rather than
parallel to the track. The food concession should be limited to packaged foods not
requiring extensive food handling equipment. The front of the building would be the
ticket sales entry connected to the platform station. The rear of the building would
incorporate restrooms, gift shop, party room/seasonal activity space and food concession
sales area.
• Page 17
FRANK NEWHALL LOOK MEMORIAL PARK- Updated Master Plan Report
J
28. Although the integration of The Bicycle Pavilion, Inc. museum was considered a
possibility, both federal and state legislative restrictions would require legislative action
to be undertaken to allow occupancy or ownership of buildings or lands within public
park property. Therefore, the recommendation was made not to purse this objective at
this time. Additionally, building requirements would be doubled.
29. Although the Zoo has been a tradition in the park and community for many decades, a
very serious and professional look should be given to the future of maintaining it,
modifying it, expanding it, or slowly phasing it out over the next few decades. Certainly,
the types of animals or fowl that are kept have different regulations applied to theirs.
Understanding that regulations constantly change and, as time passes, enclosure and
housing requirements, health and public safety issues, etc. need to be addressed, the costs
involved in providing this facility, and what revenues it might generate, need to be
assessed and compared to other needs. Conversion of a "wild animal" zoo to a
"petting/fann" zoo would allow recapturing acres of forested area for other uses and
would probably generate more revenue with fewer expenses.
30. The Pines theatre, with basement flooding and handicapped accessibility problems, etc.
needs to be addressed in a detailed architectural study that relates to ADA and code
compliance. Site features need to include fencing off the front landscape (the "vestibule"
grounds) to control entry/ticketing and to provide "vendor" spaces during events. The
j consideration of "grass-Pavers", at least in pathway areas leading to the grass
amphitheatre seating, would aid in reducing damage to grass pathways and tree root
systems. A separate or attached restroom facility might be required if the historic
bathrooms would require extensive alteration of the exterior to meet ADA standards.
31. The driveway to the Pines Theatre rear stage area, and the entertainers' truck/bus parking
area, should be widened and improved, with appropriate room for turnaround, backing
into the stage area, and/or maneuvering. Also, this area should be screened from the Lily
Pond area, Totem Pole, and sled hill with landscaping.
32. The Lily Pond and Totem Pole areas should be enhanced, screened with landscaping,
with provisions made for seating and meditation/inteipretation.
33. A circuitous pathway should be constructed from the Lily Pond up and along the forested
slope to the sled hill overlooking the Swan Pond, connecting to the proposed "Bridal
Path" leading to the Garden House and Rose Garden. Care should be taken not to
interrupt the sled hill activity.
34. The Park Office Building should be converted to maintenance offices and storage, with
upstairs meeting and break room.
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• Page 18
FRANK NEWHALL LOOK MEMORIAL PARK- Updated Master Plan Report
35. A hoophouse greenhouse, suitable in size to start or force all "annuals and perennials" to
satisfy Look Park's seasonal needs, should be added at the end of the Maintenance Area
driveway. Assistance should be sought from the Regional Technical Vocational High
School, UMass, Stockbridge School, or Smith College horticulturists and students, to
operate the hoophouse for school credit/student experience or internship.
36. The Maintenance Area should be screened from Rt. 9 and from the Superintendent's
house and main entrance area as well as from the Swan Pond/Rhododendron Arboretum.
If repainted, the colors of the Maintenance Buildings should be darker "earth" colors.
The Maintenance Building should remain "residential" colors.
37. The Superintendent's Residence should be converted to an Administration Building with
some Visitor Contact/Museum space, Administration Offices and Conference Rooms,
Trustees Meeting Room, and Storage. Although the staff considered utilizing the first
floor for administration, and second floor as 2-3 reserved hotel rooms for wedding
parties, the conversion of the second floor to "hotel" rooms would only-be allowed if
complete handicap accessibility was provided and complete lead paint removal was
undertaken. That would be required because it would be a "public" use, and because
areas of the park have been constructed with both federal and state agency funds.
Additionally, fire protection systems would be required to be installed, all new electrical
with GFI protection, fire walls in the attic spaces, etc., Handicap accessibility could be
achieved with a stair lift and with architectural/structural modifications to the upstairs
bedrooms and bathroom. The Administration area should have a separate access leading
away from the maintenance area driveway so visitors don't enter the maintenance area
and the area can be screened.
38. The residences south of the Superintendent's residence should be densely screened with
vegetation, although previous residents had preferred the view to the park left open.
Pack-wide Issues
Certain issues are not location specific but are park-wide and affect the nature of the park.
Baystate Enviroiunental Consultants, Inc. has completed a thorough study of the water resources
and drainage issues within the park, resulting in extensive recommendations to improve or
restore drainage infrastructure, culverts and bridges, dams and spillways, river and stream banks,
to stabilize slopes, to dredge channels and brooks, to control and collect runoff, and to remove
underground septic tanks. Refer to their August 2003 Water Resources and Drainage Master
Plan.
The 1999 plans prepared by the PVPC consultant indicate a wide path parallel to Rt. 9, inside the
picket fence, and between the Garden House Parking area and the fence. However, these plans
should now be considered obsolete since they would disturb the newly constructed parking area
• Page 19
FRANK NEWHALL LOOK MEMORIAL PARK - Updated Master Plan Report
ir
and cross the Rt. 9 exit from Loop Park (at unacceptable grades). The assumption is that the
Bike Trail will enter the park along entrance driveways and at the pedestrian entrance leading
down to the Visitor' Center. The Trustees should request revised infonnation as to PVPC's
plans. The 1999 plans also show an unacceptable crossing of the Route 9 exit, crossing through a
corner of the bus stop shelter, and a crosswalk leading to nowhere (no walkway). A new bus
stop location should be considered within the new Look Park entrance and Bridge Road
intersection, directly in front of the park entry.
The Pioneer Valley Planning Commission, through a design process, has concluded that the bike
trail west of Look Park entrance will connect to the intersection redesign at Rt. 9 and lead into
the Park. This pathway will provide interior pathways and access to the Loop Road to invite trail
users to utilize the facilities of the park, purchase food and participate in the free and revenue-
producing activities offered. It is hoped that the bike trail will increase visitation and revenues in
the park. It will re-connect to the fonner rail embanlanent and be bridged over Sunoco Road to
Leeds
II
As previously stated, the City's DPW and Engineering Department and the Look Park trustees
are sharing the cost of design for a new Bridge Road/Rt. 9 Look Park entrance intersection to be
constructed by the Massachusetts Highway Department at an estimated cost of approximately
$400,0004500,000.
Currently, the more intensely developed entry area extends into evening uses, well after dark.
The issue of street/park lighting must be addressed on the basis of cost and access. Lighting may
encourage more late night activity in areas previously closed at dusk. The decision of whether
the major park area is a dawn to dusk operation must be considered. However, it appeared that
staff preferred a lighted park for safety reasons, with an obvious need for control. All utility
services are to be undergrounded. Additionally, electrical and water services should be provided
to all ball fields and athletic areas, pavilions/shelters/gazebos, for special events lighting and
drinking water/irrigation purposes (separate services).
Throughout the Park a continual process of protecting the forest floor needs to be undertaken.
This can be done by allowing some extend of compost on leaves to remain on the floor longer or
permanently, by mulching the areas using wood debris/tree removals on a continuing basis, by
planting seedling trees to create understory, and by adding 3" of crushed stone in areas where
heavy foot traffic or vehicular traffic is anticipated.
Jj Much of Look Park's vegetation will reach peak maturity at the same time, signaling wholesale
removals with no understory to replace it. As previously stated, a continuous understory planting
program must be undertaken to ensure that a canopy of mature trees will always be present.
l
The continuing issue of reviewing fees for entrance, by visit or season, as well as other
user/rental fees, should be undertaken annually. If possible, the cost of each activity and the
(I
j revenue generated should be examined with a factor for overall maintenance and operation added
in.
• Page 20
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j FRANK NEWHALL LOOK MEMORIAL PARK- Updated Master Plan Report
The designation of additional overflow parking areas, controlled by volunteers/attendants during
events or peak weekends has been addressed. However, provisions should also be made to share
parking at Kennedy School and possibly shuttle customers free for special events. However, the
City/Schools should be approached for a special license to charge the entrance fee (vehicle
storage) so visitors do not use the area to avoid the entrance fee. The change will affect "shuttle"
costs.
The pursuit of a potential Mill River Bridge Crossing in the "Playground" area is probably not
feasible until all aspects of the Mill River are stabilized or improved. This issue is also related to
the potential acquisition of abutting 61 A/B properties( Beane, Goulet, Lesko) since there is no
direct access from within the Park to those properties. It makes no sense for Look Park to
purchase these properties if one must leave the park to access them. They could be considered
by the City as independent acquisitions for other uses, i.e. conservation, dog-run, demonstration
farnls, etc. The Trust for Public Lands should be approached, identifying what lands are
available and to see if they will participate in, or actually undertake, the 61 A/B abutting property
acquisitions.
The infrastructure of Look Park, especially roadway and driveway pavements, edges, curbing,
shoulders and pathways, is in need of repair and improvement. Initially any electrical and water
services extensions would be required to be completed. Any other utility repairs or expansions,
sever/drainage/communications/etc. should be considered as well. Then an annual "paving"
program should be undertaken to completely repave/overlay and edge/shoulder the circulation
system over a ten (10) year period. The repaving program can utilize the City's aruzual
contractor bids for construction services and materials without going out to bid for each project.
This should be coordinated with the City Engineer/DPW and the Purchasing Agent.
The Maintenance Division should consider entering into a partnership/internship program with
the Landscape Architectural Department at UMASS, the horticultural and arboricultural program
at Stockbridge School, the Smith College horticulturist/floriculturists, and the Smith Regional
Vocational/Technical High School. A complete arboricultural survey, documentation,
identification/interpretation program should be undertaken along with a tree removal/planting
program.
Additionally, volunteers should be sought for any tasks for which employees or budget is not
available, either for special events, seasonally or year-round.
The issue of inviting skaters to the Willow Pond/Sanctuary area during the winter season
involves significant liability. Counsel should be requested to identify what controls, signage,
inspections, etc. should be established to ensure public safety and awareness, and to avoid
exposure to liability.
Endowments should be sought from public and private foundations for projects, programs,
planning and staffing. Significant funds ($9 Billion) were available in 2002 for such activities by
• Page 21
FRANK NEWHALL LOOK MEMORIAL PARK- Updated Master Plan Report
non-profit trusts, yet only $47 million was actually awarded nationwide.
Look, Park should also approach all funeral directors through their regional association to make a
presentation on "Memorial" opportunities within the park. Many bereaved families ask the
directors for advice in creating a memorial; assign a park "Ambassador" or the Executive
Director to be the personal contact.
Look Park's existing website is well designed and informative, but should be updated graphically
and informationally every three months. Updates should include a
"gifting/endowment/foundation" site. Emphasize the need for private funding participation, and
the opportunity for the dedication of memorials, etc. The site should also clearly emphasize that
the park is operated and maintained solely by trust funds and general revenue, that the City, in no
way, participates directly in financially sustaining the Park.
Issues related to staffing and staff organization, and park-wide computerization, especially to
account for each activity's estimated expenses and revenues, were not addressed as part of this
Master Plan Update.
COST-PHASING-IMPLEMENTATION
The master plan presented herein will be the basic guide for the continued maintenance,
operation, improvement and expansion of Look Park. It should be noted, however, that
considerable time, effort and funds will be required to address all aspects of the plan. It is also
II
essential to note that the undertaking of the plan is a continuous process taking advantage of
funding or revenue producing opportunities as they arise. The actual amount of work undertaken
i~. during each phase will be dependent on the amount of funding available from the endowment
I^~
managed by the Trustees, and the extent of public and private grant assistance available.
Implementation of the Master Plan begun in 1980, celebrating the 50th aiu-iiversary of the
park's dedication. Since completion of the last Master Plan in May 1980, the Trustees have
aggressively pursued opportunities to capture funding, to invest in revenue producing recreation
activities, to provide additional recreation experiences, and to improve the operation,
maintenance, and security of the park.
• Page 22
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FRANK NEWHALL LOOK MEMORIAL PARK - Updated Master Plan Report
After approximately one (1) year of meetings and discussions, observation trips, and
continuing dialogue between the Look Park staff and the consultant, an updated Master Plan has
been formulated to continue to balance contemporary needs, resource use, and preservation.
Since the woodlands and meadows of Look Park are becoming increasingly utilized and
distressed with each day that we wait, the long and necessary process of re-structuring the use of
Look Park must begin immediately. The following costs address the magnitude of recommended
work.
Cost Implications
Area Specific
Rt. 9/ Bridge Road / Entrance Area $400,000
(by MASS HWY. DEPT.)
Fountain Remake- $60,000
Basin, Steps, Water Feature (simple fountain)
Guard Station $30,000
Demo & New Facility (Pre-Engineered or CMU) minimal utilities
Garden House Driveway and Gate $5,000
Enhance Swan Pond $25,000
Water feature, guardrails, walks, plantings, add. plant screens, add
interpretive signage
Create "Bridal" Walk & relocate Gazebo, add Rose Garden, furnishings $25,000
Fonnalize Visitor Center Parking $30,000
Parking, edging, drainage, striping, guard rail
Senior's Activity Area & Shelter (lighted) $50,000
• Page 23
FRANK NEWHALL LOOK MEMORIAL PARK - Updated Master Plan Report
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Party Shelter & Play area
$60,000
at Bumper boat lagoon
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Rebuild/Repair Lagoon
$50,000
Enhance Visitor Center Area, Lagoon & Mini-golf
$15,000
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with landscape & major trees
1 _ _
Mt. Tom Overlook
$15,000
,
relocate gazebo, add pavilion & 30 car parking, walks
~
Screen maintenance/materials yard, fence and landscape
$40,000
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$35,000
Sunoco Rd.
Parking, turnaround, walkway/bikeway to Rt. 9, fence & screen maintenance
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area
Maroney Property Development
Playfields (open meadows), playground, shelters (1-2), parking, electricity &
$250,000-
$300,000
(
water
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$15,000
Arch St.
Create walklbikeway connection; Clear/prune, stone dust, signage
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Dow Pavilion Area
$25,000
Enhance with ground cover/stone screenings, understory plantings, service
drive, limited paving, make HP accessible to Pavilion and playground
_
equipment
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Sanctuary Area
$15,000
Formalize parking & pathways, curbing & landscape
Remove all hedges, create guard rail or new hedge line to channelize
$20,000
pedestrians clear & grub
Boat Dock Parking area, Driveway & path system; create waiting area plaza
$25,000
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& seating
$20,000
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Duck feeding
Protect &improve area, control movement, channelize visitors
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• Page 24
FRANK NEWHALL LOOK MEMORIAL PARK - Updated Master Plan Report
Add a small pre-fab bridge across brook to direct access to specific Duck
$25,000
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feeding area
Duck Brook/Westwoods
$40,000
Formalize the parking area near park Store; add leaching basins and edging;
provide for overflow parking
Expansion of Picnic/Park Store (minimal), code compliance issues, etc.;
$75,000
!
expand plaza area with deck in front
Loop Road at Picnic Store;
$25,000
Pavement removal, enhancement of right-of-way with shade trees,
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eliminating of illegal parking, create path to Westwoods
Demolition of old; Construction of new train depot/party/event room with
$440,000
restrooms; complete new parking area
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Exhibits, furnishings, showcases, concession equipment, etc.
$40,000
to
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$80,000
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Zoo/Depot parking area: Complete reconstruction
i
$400,000
$50 000
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Partial Reconstrurct
Zoo renovations, interpretive signage, improvements to forest floor
$25,000
Pines Theatre code compliance and repairs, perimeter fencing, pathways,
1
separate restroom facility
Theatre Repairs:
$100,000
to
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$200,000
HP Restroom Addition
$30,000
Perimeter Decorative Fence/Gates
$15,000
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Pathways, block pavers
$20,000
$35,000
Miscellaneous
Theatre Repairs Total
$200,000
to
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$300,000
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Pines Theatre Driveway, Staging area, landscaping & screening
$25,00
Lily Pond/Totem Pole area enhancement
$20,000
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• Page 25
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I~ FRANK NEWHALL LOOK MEMORIAL PARK - Updated Master Plan Report
Pathway connecting Lily Pond to Swan Pond overlook hill $15,000
Existing Park Office Building conversion to Maintenance HQ, HP Bathroom, $50,000
showers, change rooms/lockers
Hoophouse/Greenhouse with stone floor - H2O and Electrical $25,000
Enhance/Screen Maintenance area with plantings, fence, gate $15,000
Conversion of Superintendent's house to Admin. Building with all code $100,000
compliance issues, HP accessibility, parking and drive landscaping, building
repairs and upgrades
Landscape Screening, perimeter fencing to separate residents from $15,000
park/Admin. Area
Park Wide:
Pavement infrastructure assumes reclaiming (pulverizing) 1/3 of all $250,000
roadways and angle parking; overlaying 2/3 of same; adding 6000 L.F. of
bituminous concrete curb and 20 leaching catch basins (assume 33,5000
C.Y) $25,000
Understory Plantings (5 Years)
Note: No total was declared since elements of construction would include
stormwater management work, replacement and maintenance (on-going) of
routine elements and other intangibles.
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• Page 26
FRANK NEWHALL LOOK MEMORIAL PARK - Updated Master Plan Report
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APPENDIX NO. 1 - Photographs
Appendix No. 1 contains numbered photographs of the park's existing conditions, generally
`..j presenting a tour beginning at the park entrance, continuing around the loop road system, and
finishing at the exit. The numbering of the photographs, however, does not correspond to the
~j numbering system used within the Recommendations portion of this report.
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• Page 27
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Photograph 1- (MAIN ENTRANCE)
Street crossing from bike path and Bridge Road leads to driveway, not pathway.
Photograph 2 - (MAIN ENTRANCE)
Realignment of Bridge Road to entry drive will create secondary exit northerly,
a separate exit southerly and preserve view of signature fountain/monument.
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Photograph 3 - Memorial Entrance Tribute
Replace steps and coping and furnish new fountain and circulation system.
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Photograph 4 - Memorial Entrance Tribute
Inject mortar joints, repair grout, and seal masonry surfaces.
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Photograph 5 - Fountain at Swan Pond should be heightened to greet visitors.
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graph 6 - Entry sign and landscaped island should be relocated to allow view of enhanced Swan Pond fountain.
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Photograph 8 - Create formal seating and viewing area to Swan Pond;
protect pond edges, create material or formal barriers and pathways.
Photograph 7 - Relocate DCS plaque for greater recognition.
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Photograph 9 - Relocate guardhouse away from Gar
den House exit to allow limousines and vehicles to exit.
Photograph 10 - View of entry drive to Swan Pond fountain. Dramatically increase the height of the fountain.
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Photograph 12 - Walkways need to be widened and made handicapped accessible (by city).
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Photograph 11- Gateway entrance at Route 9 Bus Shelter / Stop needs signage or
should be moved to park entrance.
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Photograph 13 - Tree Plantings behind the Garden House show potential for screen plantings
to block "amusement" views and reduce noise.
Photograph 14 - Lush "grass" plantings add color and diversity to the New England landscape.
Use these in other "water resource areas.
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Photograph 17 - The proposed "Bridal Walk and Rose Garden" leads from the Garden House to a relocated
Gazebo overlooking Sled Hill to the Pines Theater.
Photograph 18 - The views at the proposed Rose Garden walk are fantastic.
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Photograph 19 - Open meadow area lends itself to Bridal Walk, Rose Garden and Gazebo location
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Photograph 24 - Consider Senior's Activity Area with shelter and lighted activities.
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Photograph 25 - Create adventure play area and party tent area for children.
Photograph 26 - Consider on-street parking for 30 cars at Gazebo.
41
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Photograph 27 - Create pathway access to Gazebo area and mulch forest floor.
Photograph 28 - Screen plant storage area and repair roadside edges.
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Photograph 30 - Forest floor should be protected around the Dow Pavilion.
Photograph 29 - View of bikeway / pathway to Arch Street. The Family Recreation Area is to the right.
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Photograph 31- View of the existing parking area adjacent to the Sanctuary Area.
Additional gravel area and drive to the left.
Photograph 32 - Evergreen hedge should be removed and new screen plantings introduced.
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Photograph 33 - Potential bridge or weir crossing(s) at duck feeding areas from Willowbrook area.
Photograph 34 - Proposed 5' walk to Boat Dock at left will safely carry pedestrians,
while paved roadway and parking paving are reduced.
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Photograph 35 - The banks of the duck feeding area should be protected / signed
and a 5' wide path should parallel the Boat Dock driveway.
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Photograph 36 - Former Men's room already converted into a Ranger Station.
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Photograph 37 - Control foot traffic and create "grass" paved block pads for stream banks; add signage
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Photograph 39 - View of Park Store and Restroom buildings.
Expand Picnic Store to overhang limits.
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Photograph 41- Reconfigure parking to achieve greater space for the zoo and the Train Depot.
Photograph 42 - Utilize driveway for Bus storage / parking.
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View of existing Train Depot and mini-train. Foot traffic in this area requires crushed stone to be
placed on forest floor.
Photograph 43 - Provide new Train Station and events building.
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Photograph 45 - The long range future and character of the zoo should be determined.
Photograph 46 - An architectural / engineering study should be completed for the Pines Theater complex.
Photograph 47 - Vestibule area of the Pines Theater should be attractively fenced for entrance and vendor reasons.
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Photograph 48 - The staging area should accommodate one or two buses able to turn around easily.
Photograph 50 - Create winding pathway from Lily Pond and Totem Pole area to Rose Garden area without
encroaching on Sled Hill.
Photograph 49 - Screen the Lily Pond and Totem Pole area from parking area and provide seating areas.
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Photograph 52 - Maintenance buildings should be screened from the Superintendent's house and Rhododendron
(Swan) Pond.
Photograph 51- Existing Administration Building should be converted to Maintenance Headquarters,
if Administration moves to Superintendent's house.
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Photograph 53 - End of Maintenance Yard is suitable for greenhouse location; screen from Rose Garden.
Photograph 54 - View of maintenance / administration area. Buildings meed to be screened (in back) on
Rhododendron (Swan) Pond side and colors muted.
11
Photograph 56 - The Superintendent's house should be converted to the Administrator Building with separate parking;
screen from surrounding features.
Photograph 55 - Maintenance buildings in background should be screened; create
Rhododendron / Azalea arboretum around pond
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Photograph 57 - Screen and/or fence residences nearest to the Superintendent's. house.
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Photograph 58 - Screen residences nearest to the Superintendent's house
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Photograph 59 - Pavement infrastructure requires a pavement evaluation and long-range program
Photograph 60 - Curbing throughout the park is an issue.
When replaced, a consistent Cape Cod Berm is recommended.
~1 FRANK NEWHALL LOOK MEMORIAL PARK- Updated Master Plan Report
APPENDIX NO. 2 - Concept Drawings
Appendix No. 2 contains conceptual improvement sketches and drawings, based on the
recommendations of the report and from which the cost estimates were partially compiled.
• Page 28
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