lake tobesofkee recreation area master plan

Transcription

LAKE TOBESOFKEE
RECREATION AREA
MASTER PLAN
Name:
_________________________________
Representing: ____________________________
Email:
_________________________________
Address:_________________________________
_________________________________________
COMMUNITY L EADERSHIP QUESTIONNAIRE
Bibb County is currently seeking input in creating a long-term guide for future decision-making and improvements at the
Lake Tobesofkee Recreation Area (LTRA). This information will be used in preparation of the final plan- so your response
is important! Please provide your response to the following questions.
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1.
Are there any outdoor park facilities you feel should be developed or improved at LTRA?
2.
Are there any indoor park facilities you feel should be developed or improved at LTRA?
3.
What do you think are the key public benefits of the Lake Tobesofkee Recreation Area?
4.
What do you think are the most important issues facing the LTRA?
5.
Previous studies indicate public interest in the following new facilities. Please rank them in order of importance to
you (1= most important, 5= least important):
a. Cabins for lodging
______
b. Convention Center (serving +/- 200-250 people) ______
c. Covered Pavilions
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d. Children’s Water Playground/ Water Park
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e. Other_______________________(please list) ______
Please elaborate on your rankings:
LAKE TOBESOFKEE RECREATION AREA
MASTER PLAN
6.
What do you think are the principal sources of revenue that should be considered for financing of any park
renovations or improvements? Please rank in order of preference (1=most important, 5= least important):
a.
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e.
f.
Hospitality Fee (Fees on Accommodations & Restaurant Food/Beverages) ____
Increasing Property Tax ____
Existing Property Taxes ____
Real Estate Transfer Fee ____
Special Purpose Local Option SalesTax(SPLOST)____
User Fees ____
g.
Other______________(Please elaborate)
7.
If the LTRA Master Plan was complete today, what are the most important elements you would like to have
addressed?
8.
Do you have any additional comments?
Thank you very much for your support, input and participation!!
Wood+Partners Inc.  Landscap e Architects  Land Planners
PO Box 23949  Hilton Head Island  SC 29925
843.681.6618  Fax 843.681.7086
www.woodandpartners.com
LAKE TOEBESOFKEE RECREATION AREA MASTER
PLAN
COMMUNITY LEADERSHIP QUESTIONNAIRE RESPONSES (23)
1. Are there any outdoor park facilities you feel should be developed or improved at LTRA?
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Biking, walking/running, hiking trails (5)
Water park for children (4)
Amphitheater (4)
Watercraft rentals (3)
Miniature golf (3)
Picnic areas with tables & grills (2)
Wildlife observation points/bird watching areas (2)
Guided boat rides (2)
Bike rentals (2)
ADA compliant outdoor restrooms
Tennis courts
Basketball goals
The fishing area on Mosley-Dixon Road after the first bridge and before you get to the Fish
& Pig – seawall and grass needed
Beaches
Camping area
Fix outside pavilion at Arrowhead
Additional disc golf course & facilities
A designated no-wake zone from Claystone to Sandy Beach for canoe & kayakers
Access to water by small boats/canoes
Green/passive space
Upgrade existing picnic tables & grills
Gardens, meditation points
Butterfly garden at Claystone Park
Age-appropriate exercise facilities
Upgrade playground equipment at Sandy Beach
Boat dock for campers near camping areas
Repair Sandy Beach band stand lake side
Benches along trails
2. Are there any indoor park facilities you feel should be developed or improved at LTRA?
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Pavilions – enclosed (5)
Improve restrooms (5)
Conference Center (4)
Cabins or a small lodge (3)
Office/Welcome Center at Claystone Park (2)
Snack bar/food service (2)
Pavilions – open air
Development of catering sources
A staffed marina at Claystone (in old location of Ranger’s house) that can rent small horse
powered boats, a canoes, and sail boats as well as sell fishing tackle & snacks and operate
as a pro shop for disc golf
Community/activity center
Improve meeting facilities
Natatorium (for GRPA Teams)
Lake Tobesofkee Recreation Area Master Plan Questionnaire Responses Page 1 of 5 3. What do you think are the key public benefits of the Lake Tobesofkee Recreation Area?
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Fishing & boating/water recreation (10)
Camping (4)
Large group meeting/reunions (4)
Promoting healthy lifestyles/rest & relaxation (3)
Beaches/swimming (3)
Family-oriented (2)
Special events (2)
Location (2)
Affordability (2)
Lots of activities (2)
Trails (2)
Picnicking
Convenience
Access to water by public
Year-round use
Access to outdoor recreational activities in a clean & safe environment
Increase revenue for Bibb County
4. What do you think are the most important issues facing the LTRA?
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Marketing/PR (7)
Funding (4)
Maintenance (3)
Age & condition of facilities (3)
Improve past perception regarding users (3)
Clean-up areas around the Lake (2)
Water quality (2)
Accessibility (2)
Way-finding/signage (2)
Dredge coves and shallow areas
Competition for restaurant and marina services
Passive versus active use
Regional/state destination for recreation, conference and outings
Competition of digital world
strategic planning of housing and commercial development in the area
Update website
Generate more revenue
Create public relations/special events coordinator
Hire receptionist to answer phones & take reservations
Increase salaries
Keep regulations to a minimum
Allow float planes to land and take off in special areas and times
Improving/upgrading with environmentally appropriate standards
Add pavilions
Lake Tobesofkee Recreation Area Master Plan Questionnaire Responses Page 2 of 5 5. Previous studies indicate public interest in the following new faculties. Please rank them
in order of importance to you (1 = most important, 5 = least important):
1 - Covered Pavilions (3.48)
2 - Convention Center (3.0)
3 - Cabins for lodging (2.78)
4 - Children’s Water Playground/Water Park (2.17)
5 tie – Dredge Shallow Areas (0.22)
Trails (0.22)
Amphitheater (0.22)
Special Events (0.22)
Enclosed Pavilion (0.22)
Float Plane Area (0.22)
Butterfly Garden (0.22)
12 - Snack Bar (0.17)
13 tie - Restaurant (0.13)
Passive Use (0.13)
15 tie - Floral Garden (0.09)
Bird Watching (0.09)
Please elaborate on your rankings:
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Corps of Engineers should be capable of dredging low water areas
Attract visitors who spend $ in our area, therefore cabins on the Lake would be available year
round, covered pavilions draw groups to the Lake with $; The Fish & Pig have a monopoly
and charge high prices out-of-line with similar quality restaurants. The County does not
charge enough for the restaurant and marina leases. For example, the County could buy the
land of the monument shop and lease for restaurant or marina or both.
Cabins should be integrated into Sandy Beach along with an amphitheater and a marina. A
convention center will fail until you change the “no alcohol” policy on the Lake.
County needs to maximize passive uses in addition to better picnic facilities and access to
water.
Lots of events can use covered pavilions and they are inexpensive to building &maintain.
Cabins would reach a different market without significant expense.
Lodging opportunities may generate additional revenue to maintain the Lake Tobesofkee
facilities as well as increase visitation
Enclosed pavilion is needed immediately. Current pavilion is rented out every weekend until
end of year and every Saturday & Sunday next summer. Numerous calls every day
requesting to rent pavilion. Open pavilions also needed immediately. The majority of
revenue is generated by admissions to parks. The more pavilions and shelters, the more
people will be coming into parks. A new administration building is also needed.
Water park will serve the children; pavilion stays rented for all citizens young to old
Food/eating comfortably = longer visit and better experience; wayfinding/location =
unfavorable access for meeting facility use; safe activities for children = critical for local &
visiting families
Float planes should be able to land & takeoff in special areas and conditions; rent water
playground for special events (they are big, safe, insured, and cheap)
Lake Tobesofkee Recreation Area Master Plan Questionnaire Responses Page 3 of 5 6. What do you think are the principal sources of revenue that should be considered for
financing of any park renovations or improvements? Please rank in order of preference (1
= most important, 5 = least important).
1 - Special Purpose Local Option Sales Tax (SPLOST) (3.3)
2 - User Fees (2.74)
3 - Hospitality Fee (2.17)
4 - Existing Property Taxes (1.26)
5 - Real Estate Transfer Fee (1.04)
6 - Increasing Property Tax (0.74)
7 – Grants (0.39)
8 - Sale of Property (0.22)
9 – Sponsorships (0.17)
10 – Business/Occupational Licenses (0.09)
7. If the LTRA Master Plan was complete today, what are the most important elements you would
like to have addressed?
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Additional pavilions (5)
Maintenance (3)
Marketing (3)
Improve all existing facilities (3)
Way-finding & signage (2)
Attracts a wider audience of supporters and users (2)
Accessible restrooms
Dredge shallow water area
How it will be financed and implemented
Another restaurant and maybe marina
Lower property taxes for the ones who have made the LTRA what it is today/punishment for
these investments is a negative action
Plans for use of the green space out there
Walking trails at all parks
Designate a parking area along disc golf course for fishermen.
Improved existing disc golf course
Improvement to green/passive space
Picnic areas
Improvement to restroom facilities
More attractive setting of the entire park
Additional staff including maintenance, law enforcement, receptionist, Assistant director to
assist with waterfront issues, special events, & supervising staff
Water park
Include an area for float planes to operate
Keep lakeshores free from blown down trees, junk, etc
More year round activities
Lake Tobesofkee Recreation Area Master Plan Questionnaire Responses Page 4 of 5 8. Do you have any additional comments?
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Hospitality/convention center with hotel rooms, etc similar to Veterans Park at Lake
Blackshear; clean 38 miles of 360 degree County owned area, cleanliness of ingress/egress
all roadways and entrances; strategic bathrooms around lake; strategic fishing areas for
public without having to pay fee for usage; hiking trail/biking trails/walking trails, all with
directional signage and distance
The roads leading to the parks should look good and be inviting. The entry to the gate area
should be cut and maintained every week. Trash should be picked up bi-weekly on the
roads. Set-up a walking track on the present roads in the park so area residents can come
and walk daily in the parks. How about an amphitheater for music venues at the Lake? This
could bring in extra revenue and a much needed option for Macon, GA.
Low level of County Commissioners’ leadership continues to be a key issue for the LTRA
area growth. Consider making LTRA a special district in Bibb County with all commissioners
responsible. As this writer has recommended several times, appoint a LTRA Advisory
Committee such as many governmental and private institutions have in seeking
recommendations. Bibb County has a severe public image problem across the state due to
high taxes, low County leadership, “Good Ole Boy” treatments on many issues, poor school
system, lack of consolidated plan with the City to reduce the cost of government, etc. These
are more important issues than a LTRA long-range plan. How about a Bibb County longrange plan? Long-range plans are great, if followed.
The decision to require insurance for disc golf tournaments is hurting Clay Stone. If we
knew this decision was going to be made we would not have donated the course to the park.
The insurance requirement forces Tournament Directors to not communicate with Park staff.
The only difference between a tournament and regular every-day play is the comparison of
scores and the awarding of prizes. No additional risk is involved. Tournaments promote the
park and increase its use. Remove this requirement for disc golf tournaments.
There is a larger market for activities and facilities beyond boating, camping, swimming, and
fishing – much of which could generate significant revenue, complement current functions,
and bring new visitors to LTRA.
LTRA provides a variety of outdoor recreation activities for middle GA area and also
increases property values for surrounding property owners. With improvements over the
last 2 years revenue has increased. Continued improvements, upgrades and additions will
attract more visitors.
The sale of property (on water’s edge at Arrowhead and Sandy Beach) could sell for several
millions plus the annual Advalorem Taxes.
So glad to see more events being staged at LTRA – might consider a concert series. Invest
in some professional photography for brochure. Website, PR efforts, beauty shots, but also
people, campers, events, etc. Consider packages with I-475 hotels for both leisure and
groups, especially team building/corporate/board retreats (“get out of the boardroom” theme,
etc).
Have homeowners clean, repair, paint, or remove docks/boathouses that are in ill repair.
County duty to cut, clean-up, and remove debris below 369’ to lake surface. Change fire
permit regulation. Land owners are now taxed to a maximum – cost/profit ration should be
foremost. Clean up and use the facilities that we have. We have a great lake and it is run
well. Let’s love what we have and use what we have.
Lake Tobesofkee Recreation Area Master Plan Questionnaire Responses Page 5 of 5 Meeting Minutes
Date:
To:
From:
CC:
Re:
Attendees:
Project:
Project No.:
Thursday, September 23, 2010
Steve Layson, Bibb County
Jennifer Ray
Kyle Theodore, WPi
Dave Malcolm, WPi
Jeff Lowe, URS
Mark Campis, HCA
Matt Freeby, WTI
Focus Group & Key Leader Meetings held September 21 & 22, 2010
Lake Tobesofkee Rec. Area Master Plan
01-10003
SESSION #1: Ralph Nix, Regional Commission
September 21, 2010; 10:00 am
1. There is a need for trails (i.e. paved walking trails, dirt/nature trails, non-motorized uses).
Different lengths of trails should be provided. Consider exercise
equipment/stations/facilities along trails for different age groups. Landscape the edge of
trails with gardens.
2. There are not facilities/activities for the older population. Consider a senior center type
operation (not a typical center) for mobile, healthy seniors. They have
money/time/talents & could be integrated into the lake.
3. Consider nature offerings such as wildlife observation points (bald eagles), bird
watching, etc.
4. Include an amphitheater to be used for outdoor/community plays, music events (1 man
show), etc. There may be an opportunity for something in conjunction with area
universities.
5. Add appropriate rental facilities, i.e. a covered shelter, more than one size shelter, etc.
6. Need upgraded facilities across the board. Need better restrooms and more attractive
facilities. The entire park needs to be more attractive (i.e. landscaping, etc).
7. A Conference Center could be successful without lodging due to the location & proximity
with Eisenhower/475 intersection. A mix of rooming and cabins would be important.
8. Priorities:
a. There is a need for a continuing investment plan; if don’t invest in maintenance of
whatever gets built will be back in same position as in now.
b. Any new investment has to be supported with adequate operations and
maintenance.
9. Funding options should include SPLOST for capital investments, revenue generation for
on-going maintenance, hospitality fee, real estate transfer fee, user fee, property tax,
and occupational license/fees.
a. Consider some areas that are free (could sell bait, concessions, etc).
10. If the current basis for funding operations is adequate, they are not getting a good return
on their dollar.
Meeting Minutes
September 23, 2010
Page 2 of 10
11. Routine maintenance needs to be kept up with.
12. The lake gets a lot of runoff from upstream; need some concept regarding where it’s
coming from and how to reduce it (some from construction sites, farming, etc
13. The Lake and its facilities need to be marketed & properly advertised.
SESSION #2: Jim Thomas, Executive Director, Planning & Zoning Commission
September 21, 2010; 11:00 am
1. It is difficult to launch a canoe; there is no well designed canoe launch area.
2. Picnic areas and comfort stations need to be improved. Add grills at the picnic shelters.
3. There is a lack of walking/biking/hiking trails. Consider a bike trail connection around
lake.
4. Add a fishing pier for better public access.
5. The County is missing an opportunity regarding a conference center for +/- 200 people.
Facility should include meeting rooms with technology and catering service.
6. The County is exempt from zoning requirements/process.
7. There is a need for more picnic shelters and a variety of sizes.
8. On-going maintenance is an issue. The park looks tired.
9. There are opportunities for improving landscaping.
10. Consider additional passive-use greenspace and activities such as canoeing, bird
watching, fishing, etc.
11. The Duck Ponds are bad for fishing and are isolated. Tobesofkee Creek is accessible
by canoe. There is an active Audubon Society with organized watches; there is a good
opportunity for bird watching here if the habitat is right.
12. A water feature should be small in scale since limited amount of park space for public
use. There may not be enough public interest in a water park. There are not many
opportunities for swimming (i.e. no recreation center) in western Bibb County
13. Consider opportunities for a canoe/kayak outfitter with rentals and a launch.
14. Do not turn park into a carnival atmosphere.
15. Consider implementing water quality regulations. Control is an issue.
16. Funding opportunities should include SPLOST (specific to Lake Tobesofkee) and user
fees.
a. Recreation is a huge issue here. A SPLOST could work if it is packaged countywide.
17. Priorities:
a. #1 On-going maintenance and improvements to what already have and the
addition of small boat launch/fishing pier;
b. #2 Conference center & improvements to restrooms/comfort stations;
c. #3 Cabins/lodging;
d. Lowest priority is a water park.
18. Access to park entries could be improved. Consider a transportation plan.
Meeting Minutes
September 23, 2010
Page 3 of 10
SESSION #3: User Groups (John Harrison, Disc Golf; Jacob Corwine, Ocmulgee
Mountain Bike Association (local chapter of SORBA); and Phil Martin, Special Olympics)
September 21, 2010; 2:00 pm
1. There is a desire for multi-user (hiking, running, walking, biking, no equestrian) trail
access. The Ocumulgee Mountain Bike Association received an RTP grant and
volunteers are in the process of reclaiming/installing the first 7 mile loop of beginner
trails at Arrowhead (to be completed by September 2011).
a. The group has a storage trailer that is stored on-site at Arrowhead and a trail
machine.
2. There is a desire to have various special events at the parks including an Xterra Event
(swim, mountain bike, & trail road).
a. A typical mountain bike race brings +/- 150-200 racers and +/-150-200 spectators
& vendors.
b. The annual fall sailing regatta brings +/- 200 people (participants & spectators).
c. Disc golf tournaments are limited to 72 players at one time due to the length of
the course.
d. A Half-Ironman event is also held at the lake.
3. The pavilion at Arrowhead should be fixed up to be used for events.
4. The Georgia State Training Facility for Special Olympics has operated at Clay Stone
Park for 14 years.
5. The group typically uses the lake on weekday evenings except on Wednesday night
when there is a conflict with the Wednesday night bass tournaments.
6. There is a need for accessible restrooms (ADA), especially at Clay Stone. Showers
would be helpful but are not necessary.
7. There is a lack of shade trees due to the damage from the storm.
8. The existing disc golf course is +/- 5,000’ in length (a “short-course”). There is a desire
to extend the course to +/- 8,000 – 10,000’ in length. This would allow another 9 holes
at Clay Stone Park for a total of 27 holes. Additionally an 18-hole disc golf course is
desired at Sandy Beach.
9. There is no pay-to-play. The course can be used at any time.
10. There are erosion problems on disc golf hole #14.
11. The group wants to plant crape myrtles on hole #1 to make the hole more difficult.
12. There is only one tee per disc golf hole. There is a desire to have more tees (pro tees
and beginner tees.
13. There is a need for a parking area for fishermen at Clay Stone. It should not be adjacent
to hole #16. A sign is needed at a minimum stating “Beware of Discs.”
14. The existing disc golf bulletin board needs to be improved.
15. Consider a building concession/snacks, bait & tackle, disc sales & rental, canoe/kayak
rental.
16. Consider a no-wake zone between Clay Stone and Sandy Beach to better serve canoes
& kayaks.
Meeting Minutes
September 23, 2010
Page 4 of 10
17. The “no alcohol” policy is an issue for some groups, especially regarding tournaments.
18. Tournaments attract people from out-of-town.
19. Disc golf play runs into dark, sometimes after dark.
20. User groups would stay in cabins during events. Include a fire pit.
21. Consider an amphitheater at Sandy Beach with a covered stage on beach with power
and restrooms.
22. The beach at Sandy Beach is underutilized.
23. Additional marketing is needed. User groups currently do own advertising & promotions.
24. Consider a spray ground at Claystone near the beach. A water park would be too large.
There is a water park at High Falls (+/- 25 minute drive).
25. Consider a slide that empties into the lake.
26. Enclose the existing pavilion at Sandy Beach. There is a need for a modern version of
the pavilion at Claystone.
27. Flint Rock Park needs better signage.
28. There is an issue for user groups who want to have a tournament regarding liability
insurance; this makes it expensive for the groups.
29. Priorities for the groups include:
a. Disc Golf – a parking area for fishermen that is not in conflict with disc golf holes,
cabins, amphitheater, & meeting space;
b. Georgia Sailing - ADA restrooms, enclose pavilion, & marketing for lake;
c. Mountain Bike Association – green space, additional trail access at any other
park, cabins, & marketing.
30. Consider establishing a “Lake Authority” that works together to oversee things at the
Lake.
31. Consider kayak rental at duck pond.
32. Improvements should be funded with SPLOST however SPLOST doesn’t work well if
there is poor timing & poor marketing.
33. If money is being put into the General Fund, can it be reinvested in the facilities?
Session #4 – Commissioner Lonzy Edwards, District 1
1. There is a need for more free standing pavilions.
2. The County used to have a small house that overlooked the lake at Claystone that was
well used.
3. The addition of any type of water feature will be a big improvement over what they have.
A water feature should be considered a regional draw. Lake Tobesofkee needs facilities
with entertainment value to keep people coming back.
4. Consider horseback riding.
5. There is a need to have steady stream of things to do; the more offerings the better.
6. Marketing has not been well handled.
7. Consider park management by an outside group (like at Lake Blackshear).
Meeting Minutes
September 23, 2010
Page 5 of 10
8. The facility and amenities (housing/lodging, restaurant) at Blackshear is a good
comparison.
9. Consider a conference center to serve +\- 200 people, 300 people max. Food service
must be included (has to be good food).
a. The ideal location of conference center would be close to the water to take
advantage of views or across from the office at Claystone.
10. Consider the addition of townhouse units similar to hotel rooms to support a conference
center.
11. The County owns the property where the Fish & Pig is located.
12. SPLOST would be best source of revenue/first choice of funding source followed by
bond indebtedness.
13. The top three priorities are:
a. Housing/lodging,
b. Conference Center, and
c. Water park.
SESSION #5: Commissioner Elmo Richardson
1. The County needs to avoid constructing things that are a “fad” and look long term.
2. Add trails for bikes/dirt bikes and walking.
3. Add more tennis courts to support the existing two courts at Sandy Beach so can attract
a tennis tournament.
4. Consider a conference center of moderate size (+/- 200 people max) with cabins (i.e.
duplex or villa) to support the center.
a. The Conference Center should be located at Sandy Beach. Arrowhead is not
accessible enough & the terrain is not as conducive.
5. Consider a lap pool or family aquatic facility for recreation & swimming lessons; no big
tube slide.
6. Park improvements should be paid for with revenue bonds. SPLOST is another option
but Bibb County has struggled with this before.
a. A SPLOST dedicated to recreation probably would not pass.
b. If the SPLOST is for Macon & Bibb County is would be ok as long as facilities
aren’t being run by the City of Macon.
7. Add new and improve existing playgrounds.
8. Top priorities include:
a. Cabins & conference center ,
b. Aquatic facility to supplement beaches at Claystone & Sandy Beach, and
c. Bike & walking trails.
9. General updates to existing facilities are needed.
10. There is a need for a nice office with a reception area; this may be in conjunction with a
new conference center.
Meeting Minutes
September 23, 2010
Page 6 of 10
11. Visitation at parks has increased over the past 2-3 years due to improved facilities and
more/better advertising.
12. The lake will not be subsidized by the general fund this year.
13. Lake Tobesofkee has an enterprise fund; revenues collected go into fund for operations
and maintenance. Any shortfall is made up from general fund. Some capital
improvements are funded with hotel/motel tax.
14. The Public Works Department does some work at the Lake and also uses prison
workers.
SESSION #6: Commissioner Joe Allen
1. Flint Rock Park was leased out due to staffing. The Homeowner’s Association wants out
of the lease.
2. Flint Rock Park could be utilized for weddings and special events. It should be opened
up to the public and should not be a private park for 1 subdivision.
3. There used to be a water slide at Sandy B.
4. There is a desire for a water park. A small water activity for youth and seniors should
also accommodate the Georgia Blind Academy.
5. Consider connecting all of the parks with bike trails/walking trails and paths.
6. Include a Convention Center at Claystone. The existing cabins (where offices are
located) should be relocated to the Conference Center.
7. Include cabins at the Duck Ponds. This park could be used by Boy Scouts, Girl Scouts,
butterfly/insect/wildlife watchers.
8. The bike trails at Arrowhead should not be installed until the master plan is complete.
9. The beach at Arrowhead needs to be re-worked due to the erosion problems.
10. The tennis courts at Sandy Beach have been taken down. The County could bring more
tournaments to Macon if there were additional tennis courts at Lake Tobesofkee.
11. There is a need for pavilions including one at Flint Rock (nice sized) and two at Sandy
Beach (enclose the existing pavilion and add another on up on the hill).
12. A roundabout is planned for Thomaston Road. Ken Sheets has information/plans for
this.
13. The top priorities include:
a. Convention Center,
b. Water park/facility, and
c. Walking trails.
14. Improvements should be funded by borrowing money like the County did for the John
Drew Tennis Center.
15. Rangers should be under the Sheriff’s Office.
16. A goal is to “create entertainment value”.
Meeting Minutes
September 23, 2010
Page 7 of 10
SESSION #7: POA/HOA Presidents
1. The County owned land along water’s edge should be cleaned up. Homeowners are
not allowed to burn wood/debris that washes up on private owned land.
2. Mosley Dixon Road is poorly maintained and as gateway to park, should be cleaned up
and grass cut including better signage.
3. There is a need for better marketing of the lake.
4. People cannot find their way around the park, especially to Arrowhead Park.
5. The lake is very shallow in the coves and should be dredged.
6. The lack of inspections/enforcement during construction activities contributes to the
water quality.
7. Consider the use of additional prison labor to help clean up/maintain the County owned
property.
8. There is a lack of restrooms and they are not placed well around the lake.
9. It is too expensive to get onto the lake.
10. Gate personal need to be more friendly and better informed.
11. There is not enough meeting/conference space or pavilions around lake. The one at
Claystone is always booked.
12. The design of some of the camp sites is poor and unusable. The utility service
connections below ground are difficult to access.
13. Current alcohol policy may impact growth/ideas.
14. Consider free access at a few specific locations (near marina).
15. There are no public pools in northern Bibb County. Kids want to swim in pool, not in
lake.
16. The water park at St. Simons should be looked at as an idea for Claystone Park.
17. Consider a water park at Arrowhead or Flint Rock Park.
18. Consider the addition of the following facilities:
a. Concert/amphitheater venue
b. Attractions to bring more people to lake
c. Better advertising/marketing to get word out to the people
d. Better utilization of existing facilities
e. More multipurpose facilities spread out around all park areas.
19. There is a desire to be able to land float planes on lake.
20. Consider a multipurpose facility/meeting area including:
a. Larger than meeting hall
b. Enclosed/air conditioned
c. 300-400 people
d. Kitchen
e. Flexible-use meeting space.
21. Many hotels nearby are hurting for business so cabins should not be considered.
22. A family aquatic center is a good scale for Lake Tobesofkee. Consider spray pads at
camp ground areas.
23. There are not enough things for people to do at the Lake.
24. Funding strategies should include user fees, annual dues/memberships, SPLOST, and
development agreements.
25. Consider what has been done in the past i.e. zoo, arts/craft show, water park, riverboat,
tennis courts, jet-ski races, Cherry Blossom Festival at the Lake, etc.
Meeting Minutes
September 23, 2010
Page 8 of 10
26. There is a need for additional signage both internal and external to the parks.
SESSION #8 Macon/Bibb County Recreation Director, Dale “Doc” Dougherty
September 22, 2010; 8:00 am
1.
2.
3.
4.
5.
6.
7.
8.
9.
The Macon Parks and Recreation Department is not responsible for Lake Tobesofkee.
The history is not to invest in recreation.
Calypso Bay in Palm Beach County Florida is a good example of a water park.
An aquatic facility should be located in northern Bibb County.
It is more likely that a recreation SPLOST would be supported. July 2011 is another
opportunity for SPLOST.
Meeting space would be ok but lodging would be needed.
The Department provides summer camps.
Consider rose gardens to support a conference center.
There is interest in “Dog Day” swimming (dogs allowed at pool on last day of season
before close pool).
SESSION #9 Monica Smith, President of Macon-Bibb County Convention & Visitor’s
Bureau
1. There is a desire to promote the facilities to local and out-of-town visitors.
2. There is a need for additional shelters.
3. There is a sense of safety & security due to range presence.
4. The price/user fee is reasonable.
5. There is adequate parking.
6. There is a consensus that the Lake is not being marketed.
7. Way-finding needs to be improved from the highways.
8. Additional shelters are needed at Sandy Beach.
9. The playground equipment at Sandy Beach is outdated and looks unsafe.
10. People want to connect with their families and need access to outdoor recreation
opportunities in a clean & safe environment.
11. Accessibility and signage are issues.
12. Consider strategic planning of hosing & commercial development in area regarding
access to the parks.
13. Visitors want an experience.
14. Consider the following outdoor facilities: water craft rentals including pontoon boats &
paddle boats; guided boat rides; bike rentals; outdoor expos; water slide/water park;
miniature golf; and fishing for day rentals.
15. Indoor park space should include a center (+/- 200-300 people) for corporate retreats
and weddings. There is an existing Conference Center nearby but it does not include
lodging facilities. A conference facility must include catering facilities, technology/audio-
Meeting Minutes
September 23, 2010
Page 9 of 10
video, sundry/retail space, ability to provide spa services, ample parking, high-speed
internet/Wi-Fi
16. Meeting space needs to be supported by lodging, even if its cabins.
17. Natural light is important in meeting facilities.
18. There is a negative perception that the park is not for all people. Increase visitors to
include a larger and more diverse population
19. The Lake Tobesofkee website is dated; it needs an events calendar and more photos
including photos with people, etc.
20. Consider exhibiting at camping/RV shows.
21. Consider eco-tourism opportunities. There is a need for more products for this target
market.
22. RV campers are looking for places & things to do. This is a “lifestyle.”
SESSION #10 Commissioner Bert Bivins
1. The draw for a conference center should be regional.
2. There are currently enough hotels to support a conference center. A shuttle system
could bring people from the local hotels to a conference center.
3. Consider adding rustic cabins in the woods for Lake get-aways.
4. Add another enclosed pavilion. Consider flexible use space.
5. Add paddle boats and boat rides for seniors.
6. Park should include things for seniors to do with their grandchildren including walking
trails, butterfly gardens, bird watching, etc.
7. The local garden club is getting involved with the butterfly garden at Claystone.
Maintenance is an issue with the butterfly garden.
8. There are other opportunities for planting flowers including the area at Arrowhead with
the fork in the road.
9. Priorities include:
a. Enclosed pavilion, and
b. Cabins.
10. Consider a loan or SPLOST for funding. Operations and maintenance costs are issues.
SESSION #11 Public Workshop
September 22, 2010; 10:00 am
1. The Northwoods Garden Club has adopted the butterfly garden at Claystone. The
facility needs to be upgraded to be more user friendly and more easily maintained. The
club has raised money to fund some small projects.
2. Consider a conference facility if it is revenue neutral or revenue positive.
3. The sailing regatta is a popular event that got good publicity.
4. Lodging is a natural addition to the property to support special events.
5. There is an opportunity for additional shelters at the Lake.
6. The tennis courts were destroyed in the tornado.
Meeting Minutes
September 23, 2010
Page 10 of 10
7. Don’t create competition for existing conference centers that are not full.
8. Add a historic marker on Mosley Dixon road.
9. Claystone would be the best location a conference center.
10. Part of the draw of the Lake is its natural character; don’t over develop the property.
11. Potable water comes from the public service district.
12. The majority of people have pumps to water lawn (from the Lake) and have had
problems during the drought pulling the Lake water down.
13. Consider the following funding sources:
a. Tax-free municipal bonds,
b. Real estate transfer fee
c. Federal & state grants
SESSION #12: Chairman Sam Hart
September 22, 2010; 12:00 pm
1. Some parks more natural and should include passive-uses including walking & bike
trails, etc.
2. There is a desire for something that gives a market edge.
3. Keep arrowhead as a more passive park. Improve the areas for campers, walkers, and
bikers, etc.
4. Lean toward things that make Bibb County a healthier, more diverse community.
5. Prioritize the local draw versus the regional draw.
6. The water feature should have a natural look/environmental approach that blends with
surroundings (color & design).
7. A water park could be another attraction/draw for the music hall of fame and sports hall
of fame.
8. Consider the addition of a spray ground at the camping area and a bigger water park
near the conference center.
9. SPLOST should be considered for funding. The conference center should be built by
the County and operated by a private group. This project/plan could help sell a
SPLOST.
Meeting Minutes
Date:
To:
From:
CC:
Re:
Attendees:
Project:
Project No.:
Thursday, September 23, 2010
Jennifer Ray
Kyle Theodore, WPi
Dave Malcolm, WPi
Mark Campis, HCA
Matt Freeby, WTI
Staff Meeting held September 22, 2010
Jeff Lowe, URS
Lake Tobesofkee Rec. Area Master Plan
01-10003
Staff Re-cap Meeting
September 22, 2010; 11:00 am
During the Focus Group/Key Leadership Meetings held September 21-22, 2010, the following
items were discussed:
1. The parks are well maintained given the resources available to work with however parks
need to be cleaned up, “polish the jewel.”
2. There is a need for flexible meeting space to accommodate 250-300 people with support
facilities (including food service). The extremes range from a facility to serve +/- 500 people
to one that is the same size as what is existing at Claystone. Consider phasing/expanding
the facility over time.
3. Lodging/accommodations will be needed to support a large meeting space and would also
be used by other park users. Cabins could range from rustic to townhouse.
4. There is a need for more shelters.
5. Consider convenience centers for boaters along Lake.
6. There is interest in a family aquatic center with a local draw and interest in a splash
pad/spray ground. Either facility should not be a burden on the tax payers;
recommendations need to be practical. A water feature may be a good opportunity for a
public-private partnership (lease land to someone else to develop and/or maintain). A
concessions & restroom building is needed to service a water feature as well as other
facilities. St. Simmons was mentioned by a Commissioner as an example of a good facility
7. People in general aren’t aware of the 5 County properties
8. Marketing is an issue (how to get out message).
9. User groups need to work together to coordinate events. Map events on a common
calendar. They can cross promote events.
10. 360-369 line – responsibility to clean-up
11. Discussed that maybe management of some facilities could be taken on by another
department or an out-sourced management company (conference, cabins, water park); not
worried about security, etc in addition to day-to-day management of facility (profitability, etc)
Meeting Minutes
October 6, 2010
Page 2 of 2
12. Ways to fund development – SPLOST (#1 across the board) & borrow money, user fees; not
taxes
13. No wake zone/swimming area
14. Signage & wayfinding – direction from interstate to each of the parks
15. Alcohol policy has impact on ability to attract people to lake for rental opportunities
16. Amphitheater for concerts, etc
17. Special insurance (liability) for special events (this is a requirement by attorney; bibb county
needs to be named on their policy)
Staff offered the following input:
1. There is an immediate need for another building like the one at Claystone (+/-150 people).
Consider the addition of a conference center for 300+ people at a later date.
2. Project will be phased and built over time based on need and available financing.
3. Need for both enclosed and open air shelters.
4. Consider public-private partnership opportunities.
5. Allow flexibility to expand as needed. Build a park with maximum usability.
6. Consider adding cable tv and Wi-Fi.
7. The master plan will be used to try to get grants or other dollars for trail construction.
8. Boaters can use existing restrooms. Additional restroom facilities are not needed. If the
Duck Pond is developed beyond existing, there will be a need for public restrooms.
9. A letter regarding resident’s responsibilities below the 369 line has been sent to area
residents.
10. There is a desire to keep part of the Lake property natural; don’t need to build out
everything.
11. The master plan will not be making recommendations on staffing. More development will
make it harder to maintain and staffing will be an issue.
12. Start small with an aquatics facility and expand if needed later.
13. Claystone & Sandy Beach are more developed and more suited to new development. The
other 3 parks are more natural and need to be more secluded. Consider improvements at
Arrowhead to camping; keep the Duck Ponds natural; improvement boating facilities at Flint
Rock.
14. Don’t encourage swimming between Claystone and Sandy Beach. The County doesn’t
encourage swimming in open waters. DNR would have to approve any no-wake areas.
15. Add a trail around the lake via existing roadways to connect the parks. Include a connection
from the lake to other trails (circuit of trails). Quality of life improvements would be
something Bibb County doesn’t have.
16. May need to expand existing roadways if a water park, etc is built. There is a need for a
traffic management plan for special events. The master plan will address if road
improvements are required due to proposed park improvements.
17. Proper office facilities and maintenance facilities for staff should be included. Consider
combing staff facilities with an expanded visitors center (consider 2-story building on hill at
Claystone across from existing office).
Memorandum
Date:
To:
From:
CC:
Re:
Friday, October 29, 2010
Jennifer Ray
File
Development Program
Project:
Project No.:
Lake Tobesofkee Recreation Area Master Plan
01-10003
On September 21-22, 2010 a team consisting of Wood+Partners Inc, URS, Hogan Campis
Architecture and Water Technology, Inc. held a series of focus group and key leadership
interviews with concerned Bibb County residents. In addition to those meetings, the team also
met with and obtained input from Bibb County staff. Detailed minutes from those meetings have
been submitted under separate cover.
The critical information gathered from these interviews and group meetings has been distilled
into a draft development program for the Lake Tobesofkee Recreation Area. This draft program
has been prepared without benefit of any detailed market studies or feasibility studies which
could test current or anticipated market conditions. Recommendations are for long range
planning purposes and therefore, represent all desired components. Ultimately, available
capital resources and market timing will affect the implementation of individual components.
Draft recommendations include:
1. A Conference Center (Flexible-use Meeting Space) to accommodate +/- 250-300 people
(expandable to 500); and containing restrooms and a catering kitchen (with room to
expand to a full commercial kitchen), located at either Sandy Beach or Claystone.
Detailed recommendations pertaining to this and other buildings are contained in an
attached report by Hogan Campis Architecture.
2. Cabins to support the Conference Center
3. Cabins as a lodging option for other independent park visitors
4. Tent pads at Duck Ponds
5. Restrooms at the Duck Ponds to support camping and day to day activities
6. Covered, open air picnic shelters of varying sizes and locations
7. A covered, enclosed picnic shelter with capacity of 150 people – possible phase 1 of the
conference center complex, or as a stand-alone facility
8. An ADA restroom near the beach at Claystone
9. A splash pad/spray ground at Arrowhead
Memorandum
October 29, 2010
Page 2 of 3
10. A family aquatic center at Sandy Beach or Claystone. Family aquatic center is further
defined in the attached report by Water Technology Inc, but generally includes:
a. A heated leisure pool of approximately 20,000 square feet of surface area with a
zero depth entry, shallow water and a diving hopper;
b. A water playground consisting of interactive play apparatus in 4-8,000 square
feet of the leisure pool;
c. Six lap lanes of 7’ width and 75’ length;
d. A 150-200’ water flume slide for families;
e. An inner-tube flume slide with two slides;
f. A spray play pad with 500-1500 square feet of features (potential phase one of
center);
g. A lazy river of 600-800 feet in length;
h. A water walk area specifically geared to activity for 8-12 year olds;
i. Associated pool decking, lighting, building containing bather changing/toilet
areas, office, first aid, admissions and filtration
11. A park office/reception area/visitors center (possibly in conjunction with conference
center depending on location of conference center)
12. A maintenance facility
13. Leisure trails for hiking, biking, walking, etc
14. Greenway | Bikeway connection around Lake (utilizing existing roadways, easements,
etc)
15. 1-2 canoe/kayak launches
16. Fishing pier(s)
17. Disc golf expansion
18. An outfitter’s shop – bait/tackle sales, fishing pole rentals, canoe/kayak rentals,
concessions/snack bar, disc sales/rentals, bike rentals, etc.
19. Improved playground(s)
20. A concert venue/amphitheater at Sandy Beach
21. Relocated Butterfly Garden
22. Renovate existing large shelter at Arrowhead including improved access and parking
23. Wildlife observation/Bird watching
General Recommendations (per community input):
1. Provide improved maintenance to existing facilities
Memorandum
October 29, 2010
Page 3 of 3
2. Upgrade existing structures (comfort stations, pavilions) to provide a “refreshed”
appearance
3. Improve directional signage and wayfinding to and within parks
4. Consider a historic marker and fishing area with dedicated parking near the Mosley-Dixon
bridge (right before Fish & Pig)
5. Provide improved landscaping and irrigation. Primary focus should be park entries,
existing buildings and new development.
Once program input and approval has been received, the planning team will move forward with
preparation of a physical plan indicating arrangement of the proposed elements on park
property. It is anticipated that these plans will be presented to Staff and the Commission in
early January, 2011.
AQUATIC DESIGN
PROGRAM AND NEED ASSESSMENT
I.
AMERICANS LOVE TO SWIM
Americans love to swim and the residents of Bibb County Georgia are no exception. A
variety of surveys and studies conducted throughout the nation by reputable analysts
provides us with conclusive evidence of the importance of swimming as a leisure activity.
The participation levels of children, adults and families in swimming are also of
importance to County leadership as it plans a future aquatic facility to serve the county.
Consider these statistics in light of the future use of an Outdoor Aquatic Center in Bibb
County.
A.
TRENDS IN RECREATION PARTICIPATION - National Recreation Survey U.S. Department of the Interior
PERCENT OF AMERICANS WHO PARTICIPATE IN SWIMMING
Millions
87
83
90
80
75
80
62
70
54
56
P 60
e
r 50
c
e 40
n
t 30
52
36
33
20
6
10
0
TOTAL Male
Female
12-17
18-24
25-44
AGES
Water Technology, Inc.
1
45-64
65+
1-2
3-4
5+
FAMILIES
Bibb County, Georgia
B.
MOST POPULAR PARTICIPATORY RECREATION ACTIVITIES
Source: National Sporting Goods Assn.
Number of people participating in each sport more than once.
Participants (in Millions)
Millions
80
70.4
66.6
70
56.9
60
46.5
50
41
40.8
40
31.5
26.2
30
25.1
25.1
Aerobic
Exercise
Volleyball
20
10
0
Swim
Exercise
Walk
Bike Ride
Camp
Freshwater
Fish
2
Bowl
Exercise
w/Equipment
Basketball
C.
PARTICIPATION IN INDOOR AND OUTDOOR SWIMMING
A.C. Nielson Company
(Note: Indicative sample from feasibility study conducted for project in the North Central region)
Participants in Indoor/Outdoor Swimming
80%
P
e
r
c
e
n
t
70%
60%
Indoor
50%
Outdoor
40%
30%
20%
10%
0%
Total
U.S.A.
Total
North
Central
Region
Male
(18+)
Female
(18+)
Teens
(12 17)
Children
(12 &
Under)
Indoor
Outdoor
Total U.S.A.
8%
50%
Total North Central Region
10%
44%
Male (18+)
8%
45%
Female (18+)
6%
38%
Teens (12-17)
15%
77%
Children (12 and under)
9%
62%
3
D.
AQUATIC TRENDS
National Recreation and Park Association Survey of 71 operators of 279
outdoor aquatic facilities, 52 indoor pools, and 31 beaches
1. TOP 10 REPORTED MOST POPULAR DESIGNS OR AMENITIES
CURRENTLY IN YOUR AQUATIC FACILITY
a.
b.
c.
d.
e.
f.
g.
h.
i.
j.
Water Slides
Zero Depth
Water play features
Shallow water
Diving board
Grass areas
Handicap Access
Sand play
Lap lanes
Shade
2. TOP 10 RESPONSES REGARDING AQUATIC PROGRAMS
GROWING IN POPULARITY
a.
b.
c.
d.
e.
f.
g.
h.
i.
j.
Water exercise
Learn to swim (youth)
Therapy-rehab (seniors)
Family-oriented activities
Organized children’s team sports
Kayaking
Scuba
Deep Water Exercise
Pre-school learn to swim
Junior Lifeguarding
3. TOP 10 FACILITY DESIGNS AND FEATURES THAT WILL
ATTRACT CUSTOMERS IN THE NEXT 10 YEARS
a.
b.
c.
d.
e.
f.
g.
h.
i.
j.
Slides
Zero depth
Play features
Multi-functional design
Wave pools
Fitness equipment
Lap lanes
Lazy rivers
Beach volleyball
Indoor waterpark/leisure pool
4
II.
LEISURE POOL SURVEY
A survey of leisure pools was completed by Leisure Concepts & Design, a subsidiary of
Water Technology Inc., with the following results:
A.
DEMOGRAPHICS
Facilities Surveyed by State (12)
IL
WI
MI
AZ
NE
FL
25
4
3
2
2
2
OH
MO
IA
SD
SC
MN
1
3
1
2
2
1
Total Surveys Returned
48
Incomplete Financial/
Attendance Data
3
Facilities Surveyed By Area Population
Over
500,000
100,000
50,000
25,000
24,000
B.
1 Million
1 Million
499,000
99,999
49,999
Under
1
1
10
14
12
9
New Facilities Surveyed
32
Revitalized Facilities
Surveyed
16
MOST ENJOYABLE FEATURES
1.
2.
3.
4.
5.
C.
-
Zero Depth Pool - Shallow Water
Water Slides
Sun Deck/Chaise Lounges
Sand Play
Wave Pool
MOST WANTED FACILITIES
1.
2.
3.
4.
5.
Children’s Water Play
Additional Water Slides
Additional Shallow Water
More Space
Lazy River
5
FAMILY AQUATIC CENTERS’ MOST COMMON ON-SITE AMENITIES
FAMILY AQUATIC CENTERS'
MOST COMMON ON-SITE AMENITIES
Deck Chair Area
Turf Sunning Areas
Pool Manager Office
Public Telephone
Sun Deck, Chaise Lounges
Lockers (Coin-operated)
Staff Assembly Room
Landscape Environment
Private Changing, Males/Females
Volleyball Sand Court
Turf Irrigation
Diaper-Changing Station
Shade Trees
Floral Gardens
Private Shower, Male and Female
Dry Sand Play Area
Decorative Fencing
Wet Sand Play Area
Shade Structures
Picnic Area
Children's Play Equipment
Sun Umbrellas
Hair Dryers
Staff Shower Locker Room
Family Changing Room
Shade Deck, Chaise Lounges
Aquatic Theme Concept
Artificial Stone
Small Shelter Rental
Bathing Suit Dryer
Miniature Golf
Tetherball
0
10
20
30
40
50
60
70
80
90
100
PERCENT
Source: Leisure Concepts & Design
6
D.
FAMILY AQUATIC CENTERS’ MOST COMMON AQUATIC FEATURES
Family Aquatic Centers
FAMILY AQUATIC CENTERS'
MOST COMMON AQUATIC FEATURES
Zero Depth Pool (0" - 60")
W aterfalls, Sprays
Heated Pool W ater
Lighted Facilities
Flume Slide (Family)
Lap Swimming Lanes
W ater Playground
Diving Board (1 Meter)
Competitive Pool (25 Meter)
Tube Slide (Family)
Traditional Pool (40" - 60")
W ading Pool
Drop Slide (Deep W ater)
Diving Board (3 Meter)
Flume Slide (High, Fast)
Adult Spa (W hirlpool)
W ave Action Pool
Lazy River Float Pool
Competitive Pool (50 Meter)
0
10
20
30
40
50
60
70
80
90
100
PERCENT
Source: Leisure Concepts & Design
7
III.
A NEW DIRECTION FOR PUBLIC OUTDOOR SWIMMING POOLS
A.
THE FAMILY AQUATIC CENTER CONCEPT
For many years the traditional public outdoor swimming pools have seen a
decline in user acceptance and participation. At the same time, both national
and local surveys have indicated that swimming is the nation’s most popular
participation sport with a broad range of participants including children, families
and adults. The logical question for most cities is “Why are we seeing a decline
in attendance at our public pools?”
Water Technology Inc. has seriously explored the rationale for this dichotomy of
high interest and low use. In the early 1980’s it was apparent that the public had
good reasons for not visiting the traditional swimming pool. This facility, simply
described, was (1) a large tank of deep water, (2) surrounded by narrow concrete
decks and (3) enclosed by a chain link fence. This stockade environment had
little appeal to the more sophisticated leisure interests of the American public.
Resorts, hotels, Disney World and commercial water parks suggested that a new
aquatic environment could be exciting, fun and a quality leisure experience.
Further recognizing the specific leisure interests of the family, Water Technology,
Inc. identified the aquatic activities that were important to the planning and
design of the municipal public swimming pool of the future.
In 1984, Leisure Concepts & Design, a subsidiary of Water Technology, Inc., in
concert with the Bensenville Park District, prepared the conceptual plan for a
public swimming pool that would significantly change the image of the
“traditional” public swimming pool across the nation. This new concept is now
recognized as the Family Aquatic Center with a Zero Depth Pool.
Subsequently, hundreds of Family Aquatic Centers have been built across the
nation. Attendance and statistics indicate that the public truly enjoys swimming
and that children, adults, and families will now be active participants at an
outdoor Family Aquatic Center.
The Family Aquatic Center has been recognized as innovative yet practical. It
responded to the very basic needs and interests of the consumer. Its emphasis
is based upon the premise that the swimming pool visitor is primarily interested in
a quality aquatic leisure experience that includes high entertainment and social
values. Children, adults and families have found that swimming at the Family
Aquatic Center can again be their most enjoyable and exciting recreation
experience
The design and services of the Family Aquatic Center is paramount to meeting
aquatic interests of all ages while further providing a quality leisure experience.
The Family Aquatic Center is truly a “paradigm shift “ from the antiquated
“traditional” public swimming pool that is no longer effectively serving today’s
community needs.
8
B.
TRENDS SUPPORTING THE LEISURE POOL CONCEPT
The following trends are supporting the concept of the Family Aquatic Center:
1.
The traditional public swimming pool, commonly available over the past
60 years, is no longer a viable outdoor recreation facility.
2.
The traditional public swimming pool is being revitalized or replaced with
the facilities of a Family Aquatic Center.
3.
The public’s reaction to the Family Aquatic Center has been
overwhelmingly positive. A recent study conducted by Water Technology,
Inc. d/b/a Leisure Concepts & Design indicates eight new or revitalized
outdoor Family Aquatic Centers are showing an average increase in
attendance of 241% over the attendance at a traditional pool.
4.
The single most popular facility of the Family Aquatic Center is the Zero
Depth Pool and the availability of water between 0 - 42 inches in depth.
5.
One of the greatest complaints by adults of swimming pool facilities is
overcrowding. The Family Aquatic Center concept reduces the density of
patrons within the aquatic enclosure, i.e., less patrons per acre.
6.
The NRPA standard of “One swimming pool per 20,000 population”
should not be used as a basis for determining the quantity of outdoor
pools in a community. A Family Aquatic Center can readily serve a
community of 40 - 60,000 population, thereby reducing the number of
facilities required from two or three to one.
7.
The Bather Load Capacity of a Family Aquatic Center can readily be
established at 2,000 persons and still maintain a low density of
participants.
8.
A wave action swimming pool is not a necessity in establishing a Family
Aquatic Center.
9.
Diving and the accompanying deep water tanks are not a high priority in
new aquatic facilities being built today. Drop Slides are often used to
replace diving boards in existing tanks of 11’ to 12’ depth.
10.
The wading pool is no longer designated as a separate children’s play
feature in a Family Aquatic Center but is being incorporated as a shallow
water “Water Playground” feature for the entire family.
11.
The leisure needs of families and adults must be considered in the design
of future aquatic facilities. Adults 25 years of age and older represent
55% of the people who currently enjoy swimming, and adults will be major
participants at a Family Aquatic Center.
12.
The competitive swimming pool at 25 yards or 50 meters in length and
with a 4 foot minimum depth should be considered as optional (not a
9
necessity) in the design of a Family Aquatic Center. Not every
community requires a competitive swimming tank in every pool.
IV.
13.
Many existing traditional pools can be effectively revitalized by adding the
features of the Family Aquatic Center.
14.
Two of the biggest objections and misconceptions from community
residents regarding the Family Aquatic Center are (1) “We don’t need a
Disney Park in our community,” and (2) “We don’t want the increased
noise and traffic in our neighborhood.” These objections can be
mitigated.
PLANNING GOALS AND OBJECTIVES FOR THE FAMILY
AQUATIC CENTER
A.
PLANNING GOALS
The following Planning Goals and Objectives are considered realistic and
accomplishable for a new Family Aquatic Center to be developed in Bibb County,
Georgia
•
•
•
•
•
B.
To be responsive to new aquatic trends and concepts.
To attract greater youth, adult and family participation.
To satisfy a broad range of aquatic interests for all ages.
To be attractive, exciting, safe and a quality leisure experience.
To develop sufficient revenues to meet operating cost and amortize the
capital development.
PLANNING OBJECTIVES
•
•
•
•
•
•
•
•
Develop new aquatic facilities, such as zero depth pool, shallow water
play areas, water slides, lazy river, etc. that have appeal to youth, adults,
and family activity.
Develop extensive areas of deck, turf, and shade for the enjoyment of
pool patrons.
Provide opportunities for casual non-water recreation activities for youth,
adults, and families such as sand playground, beach volleyball, etc.
Provide an aesthetic quality of the pool environment with appropriate
signage, furniture, appurtenances and landscaping.
Develop increased opportunity for small children/parent aquatic play.
Provide a quality food and beverage service and a shaded concession
area.
Make the aquatic facilities accessible to the handicapped.
Provide convenient and adequate patron access and parking facilities.
10
C.
DESIGN OBJECTIVES
The features of the Family Aquatic Center suggest a combination of facilities,
based upon an established Entertainment Capacity, which may include many of
the following:
New and Unique Aquatic Facility
Zero Depth Pool
Lazy River
Water Playground
Interactive Water Play
Waterfalls, geysers, bubblers, sprays
Water Flume Slide(s)
Tube Slide(s)
Drop Slide(s)
Lily Pad Walk(s)
Traditional Water Features
Diving Pool - 1m, 3m
Competitive Pool - 25yds
Lap Swimming Lanes - 25 yds
New Casual Non-Water Features
Sun Turf Areas
Chaise Lounge Area
Wet Sand Playground
Sand Volleyball
Shaded Deck
Shaded Turf Area
Concession Stand
Concession Patio and Deck
Concession/Picnic Area
Adult Sun Deck
Other Features
Low Bather Density Ratio
Heated Pool Water
Family Dressing Rooms
Bathhouse Privacy for Men and Women
On-Site Landscaping
Artificial Stone Features
Decorative Fencing and Barriers
Lighting for Night Activities
11
V.
BATHER CAPACITY
A.
CALCULATION OF NEED
The capacity of the proposed Aquatic facility should relate to the population
served by the complex and be able to accommodate and serve the patrons that
are housed within those limits. The population of the City of Macon is
approximately 93,000 and the county population is approximately 155,000
persons.
While there are no absolute standards for the ratio of bather capacity to
population, the Aquatics Industry has adopted a guideline of 3% to 5% of the
population served as a maximum bather capacity for a community. This range
allows for variations in density between major urban areas and those with a
higher ratio of rural population.
Application of these guidelines would yield a bather capacity of 2800 for the City
and 4650 for the entire county. It is Water Technology Inc.’s opinion that the
figures for the county are exaggerated, based on the distances from the
population core, adjacency to Lake Tobesofkee and site accessibility. Therefore,
Water Technology Inc. would recommend a total initial capacity of 2000 for a
single facility with planned capacity expansion of an additional 1000 to serve the
population of the County and its surrounding environs. Additionally, Water
Technology recommends a spray park, sized to accommodate up to 150 patrons
be provided at a different site from the primary aquatic facility.
The bather capacity relates to the maximum number of persons that can be
accommodated in the complex at any point in time. However, statistics have
shown that the daily attendance may be two to two and one half times the bather
capacity during periods of high demand.
The actual bather capacity of any facility is a calculation based on one bather for
every fifteen square feet of shallow water (less than five feet in depth) and one
bather for every twenty five square feet of water deeper than five feet. An
exclusion of 300 sf for each diving board must be made to the deep water
calculation and ten bathers per board is factored back in. Based on a 2000
bather capacity, this formula would generate up to 30,000 sf of water surface if all
the depths were five feet or less.
It should be noted that this calculation of need is not intended to take the place of
a market analysis, which is recommended. A market analysis, considering
demographic date such as household income, ages, disposable income and
distance degradation from population centers would be appropriate.
12
B.
FAMILY AQUATIC CENTER
A series of meetings were held over a two day period to solicit input from public
officials, identified stakeholders and homeowners in the Lake Tobesofkee area.
Water Technology presented four types of facility concepts to provide a common
scale basis, ranging from a water spray ground at the small end, to a water park
at the large end of the spectrum. Participants in the public forums expressed a
range of opinions as to aquatic preferences. There was however, an almost
universal opinion that the county did not need a large “water park”. Typical
quotes from theses meeting were:
“There are not many opportunities for swimming in western Bibb County”
“There are no public pools in northern Bibb County. Kids want to swim in a pool, not the
lake”
“There are not enough things for people to do at the lake”
“Lake Tobesofkee needs facilities with entertainment value to keep people coming back”
“A water park could be a draw for the Music Hall of Fame….start small and expand”
“The family aquatic center is a good scale for Lake Tobesofkee”
The Proposed Family Aquatic Center is differentiated from a water park by the
scale of its proposed features, the development of quiet areas, and its emphasis
on family recreation and swimming lessons. For Bibb County, WTI has
recommended a 2000 bather capacity facility with expansion capability and
would consist of a variety of features. These can be categorized into Aquatic
Features, Site Development, Buildings and Support Elements.
1.
Aquatic Features
The Aquatic Features for the proposed Family Aquatic Center consist of a
Leisure Pool of 20,000 sf in size with a large zero depth entry, shallow
water, a water playground area, a leisure area, six lap/competition lanes,
a deep hopper for a 1M diving board and a drop slide, an activity area for
a crossing activity or floatables and a splashdown area for a body flume
slide of approximately 183 feet in length and a twenty six foot high tower.
A 2000 sf spray play pad with interactive spray apparatus is proposed to
compliment the leisure pool and its features.
A lazy river of approximately 800 feet in length, with a zero depth entry, a
plunge area for two tube slides from a tower height of approximately 28
feet and an adventure channel with bubble rapids, dumping buckets and
water sprays will complete the proposed aquatic features.
13
2.
Site Features
The Aquatic Facilities are proposed to be surrounded and interconnected
by approximately 50,000 sf of concrete decks and walks. These decks will
provide areas for sunbathing, lounging and circulation within the complex.
A separate concession patio area is proposed for the consumption of food
and beverage.
Approximately 40,000 sf of turf areas are proposed to provide softer
surface options and to reduce the density of pool patrons on the decks..
These turf areas and the aquatic features will be separated and screened
with the use of landscape buffers and post/net/rope barriers. The entire
aquatic complex is proposed to have an eight foot high perimeter fence
for security and safety.
A sand play area is recommended to provide an alternative to the water
activities for the youth. This will have a shower control point to control the
use of the sand area and to provide a method of rinsing the sand off
before re-entering the pools. This area is recommended inside the fence
to allow parents with swimming age children a place to play with their
toddlers while still watching their other children.
Shade is proposed throughout the facility for those that need protection
from the sun’s UV rays. These may be in the form of a reservable shelter
or large umbrella forms or other fabric structures.
Lighting for night use and security is also recommended for the Aquatic
Facility. This will require pole mounted lights to provide the illumination
levels required by the pool code.
3.
Buildings
The proposed facility could have two building components. The primary
service facility is approximately 6000 sf in size and would house the
admissions control elements, office, first aid, staff facilities, bather
preparation areas for men, women and families and the
concession/concession storage functions. This feature is located where it
relates to the parking and drop-off and leads the pool patrons into the
aquatic complex at the shallow water. The concessions operation would
have an overlook of the primary aquatic functions.
The second building would house the pool mechanical operations such as
filtration, chemical systems pumping and mechanical/electrical support
elements. The location would need to have good service access and to
benefit from a direct piping corridor to the Aquatic Facilities. Storage
requirements for lessons, tubes and other items should also be
programmed.
14
4.
Support Elements
The primary support feature for the aquatic facility is the associated
parking. The 2000 bather capacity should have a 400 car parking
capability that is convenient to the main entrance to the complex. A
service drive to the pool mechanical building and a drop-off at the main
building are also recommended..
Sanitary service, gas service, electrical service and water service are
required at both buildings. The pool mechanical building will have the
highest demand.
Storm water systems are recommended to insure that the decks and surrounding
areas drain away from the pools and provide for the removal of all surface runoff.
RECOMMENDED PROGRAM SUMMARY
Based on the experience of Water Technology Inc., the following program for facilities is
proposed. This recommendation is not based upon any type of Market Analysis or
Assessment, which has been recommended and requested by the design team, but has
not been performed at the time of this report. The facility should be sized to
accommodate a maximum bather load of 2000 persons. The features listed below
should provide the appropriate entertainment value for the peak loading of the facility.
AQUATIC FACILITIES
1.
Leisure Pool: A leisure pool with approximately 20,000 sf of surface area
and a zero depth edge entry, shallow water and a diving hopper.
2.
Water Playground: A grouping of interactive play apparatus in a 4 to
8,000 sf section of the leisure pool
3.
Lap Lanes: Six lap lanes seven feet wide and 75 feet long with the option
to become a short course competitive venue.
4.
A Water Flume Slide (Family): 150 to 200 feet in length with a
splashdown area of approximately 550 sf.
5.
An Inner Tube Flume Slide complex: Two slides terminating in a
splashdown pool with direct access into a river channel.
6.
A Spray Play Pad: A 500 to 1500 sf spray pad with non-climbable
interactive spray features.
7.
A Lazy River of 600 to 800 feet in length with a zero depth entry and
small adventure channel.
8.
A water walk area, providing a challenging activity for 8 to 12 year olds.
9.
Lighted facilities for night use.
15
10.
Heated Pool water.
11.
An admissions, changing/ office first aid building of approximately 4000 sf
to accommodate bather changing and toilet requirements.
12.
A filtration building of approximately 2000 sf to house pool mechanical
requirements.
13.
An independent spray park with a capacity of 150, designed with no
standing water for families with small children. Facility should include a
comfort station adjacent to and part of the spray pad mechanical building.
Parking for 30 cars should be located near the spray park.
SITE FEATURES
1.
Shaded pool decks with chaise lounges.
2.
Sun decks with chaise lounges.
3.
Shade Shelter(s)
4.
Turf Areas with irrigation.
5.
A reservable shelter and birthday party rental.
6.
A landscaped environment.
7.
Shade trees.
8.
Coordinated signs, furniture and colors.
9.
An Aquatic Theme.
CONCESSIONS
1.
A concession building with snack and beverage service.
2.
A concession patio with sun and shade.
3.
Concession tables with umbrellas.
4.
An option to serve concessions to the park users outside the aquatic
complex.
16
Aquatic Programming
Spray Ground
Lap Pool
Family Aquatic Center
Water Park
Recreation
-Family Play
-Toddlers
-Play dates
-Neighborhood
Investment
Operations
Staffing
Capacity
Gate
LOS
300k +
3-10k /OM
1-6+
30 +
$0
1 - 2 hrs
Fitness
-Lap Swim
-Lessons
-Recreation
- Open Swim
Competition
-Training
-Swim Meets
Investment
Operations
Staffing
Capacity
Gate
LOS
850k - 2.5M +
10-20k /OM
8 - 16 +
225 - 650
$5 - 12
1 - 3 hrs
Recreation
-Family Play
-Cross generational
- Group sales
Fitness
-Lap Swim
-Training
-Lessons
Investment
Operations
Staffing
Capacity
Gate
LOS
1.5 - 9M +
12-35k /OM
12 - 35 +
300 - 1500
$8 - 20
2 - 5 hrs
Entertainment
-Recreation
-Family Play
-Cross generational
- Group sales
Investment
Operations
Staffing
Capacity
Gate
LOS
6M +
20-100k /OM
30 +
1000 +
$20 - 40
Day
October 28, 2010
Updated January 18, 2011
Re:
Subject:
Lake Tobesofkee
Basis of Design for Diagrams assumptions
CONFERENCE FACILITYOBJECTIVES –
The need for a 200-300 person Conference facility seems to be a unanimous necessity. This facility should be
positioned as a more casual getaway conference opportunity that is integrated into the natural setting of the
lake. At the designated size and location, it is not anticipated to become competition for the larger venues in
the Macon area, but more as a Lake amenity that compliments the current uses of the Parks. The facility
should be one that is marketable to regionally based groups and corporations as well as larger family reunions
and weddings. The attached program details the requirements of such a facility.
Based on the assumption that the arrival to the facility will be from the direction opposite from the best views,
we have diagrammed plans which allow for the views to be captured and the outdoors to be accessed as an
amenity for the meeting occupants. The service functions and kitchen area do not need to have good views.
These diagrams should be modified depending on the ultimate site selection, topography and phasing
requirements in order to maximize lake views, functionality and efficiencies.
We recommend that consideration also be given to incorporating additional program elements into the facility
in order to create a synergy that might create a more dynamic draw for the facility. Additionally, over the long
term, combining any facilities will lower management as well as maintenance costs. Examples of compatible
might be Park Administration offices, a history center or museum, or possibly a visitor’s or nature center that
focuses on the Lake. Any additional program element would need to be near the front entrance and in a
manner that doesn’t conflict with meeting occupants and activities.
While the ability to provide food service is an integral part of any conference or assembly space, the
commitment to a full scale food service operation should be carefully studied. We do not have reason to
believe that a restaurant operation is justified or desired and have provided space allocation for a smaller
“Catering Kitchen” which will have the ability to serve the population of the Ballroom at a table based function.
BASIS OF CONCEPT DESIGN—
A 21,000 sf floor plan has been designed to accommodate 300 occupants in a Ballroom setting along with the
ability to break out into smaller groups of 30 or less. Additionally, the organization of the plan for the facility
allows for up to 3 separate events to be held concurrently. The meeting spaces are given priority on the site to
allow for all wings to have a separate terrace and refreshment areas that capitalize on the best views of the
lake and have been carefully placed within the existing topography to take advantage of the natural setting of
the facility. By incorporating the plan into smaller segments or “wings”, it provides the building the opportunity
to be scaled into smaller components and rooflines that help to avoid a “big box” type solution. The main
service component has been concealed from the most important views and away from the possible
amphitheater.
hc | A R C H I T E C T U R E
1425 DUTCH VALLEY PL.,NE STUDIO-B, ATLANTA GEORGIA 30324
404. 685.8868. V
404. 685.8878. F
The entrance area and lobby allows for a small interactive exhibit area that can be a permanent or
interchangeable display area utilized by local user groups, park marketing & advertising, or historical displays.
The lobby should allow for patrons to check in for cabin rentals without interfering with any active meetings or
functions, however the operational preference might be for check-ins to occur at the General Store or a central
location adjacent to the Park entrance gate.
OVERNIGHT ACCOMMODATIONSOBJECTIVES –
In order to be a marketable Meeting facility, it is highly recommended to have overnight accommodations
available as part of any Meeting venue. Based on input from interview sessions and questionnaire’s, we do not
feel that a full scale Hotel or single building operation is warranted, so our recommendation is based on the
ability to provide flexible accommodations that will appeal to different user groups and can be constructed as
budgets or demands will allow. Additionally, smaller building components have the ability to blend in with the
landscape and provide a more direct connection with the outdoors which is the ultimate purpose of the park as
a destination.
We have diagrammed a “family style” two-bedroom cabin that has the flexibility of being rented as separate
rooms or as a whole cabin. At 1000–1200 sf each these would ideally be located in groups of 3 or 4 cabins to
accommodate family gatherings and to facilitate group interaction. We recommend that some cabins have a
small kitchenette and/or enclosed porches for marketability. While it is recommended that these be located in
the proximity of the Meeting Facility to serve overnight conferences, they can also be utilized elsewhere in the
park to accommodate retreats and reunions or simply weekend lake users.
FUNCTION PAVILIONSOBJECTIVES –
Function pavilions are currently in high demand and are economically justifiable. We recommend a 2,000
square foot to 2,500 square foot open and/or enclosed pavilions. This should be sufficient for 150 persons
depending on the function type. The pavilion architecture should be designed to compliment the unique park
setting and to capture views and encourage interaction with the outdoors. We envision several pavilions that
can be spread out within the various areas of the Parks and believe that a variety of pavilions would
accommodate the different needs of the various functions that will use them. Additionally, a variety will allow
for different rental rates which will appeal to and attract a wider spectrum of users. Ultimately the enclosed
pavilions would have restrooms and a pantry area to facilitate crowds and food preparation or catering, but
these can be phased in as budgets allow. All open air pavilions should have built-in Bar-B-Q areas or fire pits
to emphasize the usage as a place for gathering of Family & Friends
404. 685.8868. V
404. 685.8878. F
Please refer to the attached diagram for a basic 150 person Function pavilion. The justification of the program
is as follows:
• An enclosed, heated and conditioned “Pavilion” for 150 persons. Based on table seating, the
gathering area would need to be 2,250 sf or so using 15sf/person as a basis of design.
• Integral Bathrooms (optional)- by code a single men’s plus a single women’s can support 150
people (maximum) in a food service situation. 150sf
• A pantry kitchen or food prep area for catering or self service food prep will add approx 150sf
• A storage area for A/V equipment and or tables and chairs will add approx 150sf.
• Space for a buffet set up or a presentation area for a speaker will also add about 300 sf
• An outdoor area that is contiguous with the pavilion for breakout capability in nice weather and for
bar-b-queing, etc…
Budgeting for the pavilions will correlate with the rental rates that can be expected at each location. A feasibility
study can determine what rates are being realized at other comparable locations and this information can then
be translated into construction budgets dependent on how the project is financed and what the payback period
should be.
Our opinion of cost would be $135,000 for a basic open shelter and $275,000 for the higher end “Event
Pavilion”, both around 3,000 in area. The Event Pavilion should be something that is photogenic enough for
special occasions such as wedding and receptions. It should have a lofty space with wood timbers and stone
fireplace, stained concrete floors, walls with triple hung windows or even large operable doors or glass garage
doors. It should have lighting that is more decorative in nature and should make provisions for differences that
night and day functions might have. Budgeting assumptions are as follows:
Base Structure
Enclosure
Restrooms
Kitchen Area
Low End
$ 45/SF
$ 20,000 opt
$ 12,000 opt
$ 4,000 opt
$135,000
High End
$ 75/SF
$ 30,000
$ 15,000
$ 10,000
$275,000
A simplistic approach for the cost feasibility or Performa of a $250,000 pavilion can be viewed two ways:
1.
If you are able to average $1,000/wk in rentals for half of each year, then it will take 10 years to recover
the $250,000 cost.
2.
If you borrow the money, $1,500/month can get you over $250,000 with a 30 yr mortgage, so as long as
it can bring in that amount, it would justify the expense.
404. 685.8868. V
404. 685.8878. F
LAKE TOBESOFKEE
Conceptual Space Allocation Program for a Destination Meeting Facility
10/6/2010
SPACE NAME
NUMBER OF
OCCUPANTS
SF PER
OCCUPT
TOTAL
AREA
NOTES
MEETING FACILITY
Entrance Area & Lobby
500
Prefunction & Circulation
Primary Function Room
1,200
267
15
4,005
Break out Room -A
15 / 30
15 / 7
225
Break out Room -B
15 / 30
15 / 7
225
Break out Room -C
15 / 30
15 / 7
225
Break out Room -D
15 / 30
15 / 7
225
Break out Room -E
15 / 30
15 / 7
225
20
15
300
Executive Board Room
713
7,843
40 x100 Divisible into 3 rooms of 40 x 33
Also provide outdoor breakout and function options
10% Net to Gross factor
SUBTOTAL
MEETING SUPPORT
Restrooms
400
Admin Area
150
Pantry- Kitchen
Includes shared Business Center
1,000
Operable wall Pockets
50
Meeting Storage
500
Mechanical-Electrical
400
Service Circulation
500
AV / IT Equipment
200
480
3,680
SUBTOTAL
OPTIONAL SUPPORT & AMENITIES
Lodging registration & offices
400
if cabins are provided
Luggage Storage
100
if cabins are provided
Fitness Area
400
optional
LTRA Administration Offices
400
Restaurant
1,000
65 seats
Larger kitchen for restaurant
500
in addition to area above
Laundry
800
for Cottage Housekeeping. Can be remote.
Discovery-History Center
optional attraction; size TBD.
540
4,140
15,663
Page 1
SUBTOTAL
GRAND TOTAL
Tobe Concept Program 10-05-10.xls

lake tobesofkee recreation area master plan

Transcription

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