versailles market pavilion report_2015-0921.indd

Versailles Pavilion and Market PlazaFeasibility StudySeptember 2015

ACKNOWLEDGEMENTS

Client TeamMayor Brian Traugott, City of VersaillesAnn Miller, Versailles City Council MemberCarl Ellis, Versailles City Council MemberFaye Tewksberry, Farmer’s MarketMaria Bohanan, Versailles Merchants AssociationMike ColemanBiff Baker

With appreciation to these individuals for their thoughtful contributions and enthusiastic participation in the planning effort for the Versailles Pavilion and Market Plaza project.

Andrew Knight, Design Principal, PLA, ASLAClete Benken, Senior Principal, PLA, ASLAMaureen Dreckman, Project Designer

MKSK | Planning, Urban Design, Landscape Architecture

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Feasibility Study 2015

1.1 Project Description

FOUR CONCEPTUAL MASTER PLAN4.14.2

TWO INVENTORY AND ANALYSIS2.12.22.32.4

Site SelectionPreferred Site - Existing Conditions Best Practice ExplorationCase Study: Fifth Third Pavilion

FIVE PLAN OF ACTION5.1 Cost Opinion

THREE CONCEPT DEVELOPMENT3.1 Programming

Preferred ConceptPlan Components

ONE INTRODUCTION

TABLE OF CONTENTS

Design a thing by considering it in its larger context - A chair in a room, a room in a house, a house in a community, a community in a city.”Eliel Saarinen

Versailles Pavilion and Market Plaza Feasibility Study

PROJECT DESCRIPTION

The City of Versailles, founded in 1792, serves as the county seat for Woodford County. Nestled in the heart of the Bluegrass Region of central Kentucky, downtown Versailles is positioned within a short driving distance from Lexington, Frankfort, Louisville, and Cincinnati. Downtown Versailles is essential to the health, recreation, and revitalization of Woodford County. Downtown Versailles in a unique and historic community resource containing historic buildings and walkable streetscapes, and is surrounded by majestic bluegrass horse farms and serene agricultural landscape. Downtown also offers under utilized space that the community in increasingly eager to enjoy. This exceptional downtown deserves a thorough investigation of placemaking to promote Versailles as a sustainable community in every sense of the word: socially, economically, and environmentally.

Following a recommendation from the 2014 Versailles Strategic Plan (Kentucky League of Cities), Mayor Brian Traugott formed a steering committee of city council members and business representatives to explore the feasibility of a new

1.1 PROJECT DESCRIPTION

downtown Versailles market pavilion and plaza. The Strategic Plan outlined several core values for success which included a recommendation to create a “Market and Music Barn” as a gathering place for the sale of local goods, an entertainment venue, and economic generator. The steering committee worked closely with the MKSK planning and design team to explore a wide range of downtown sites and program opportunities in thoughtful and creative discussions about Versailles’ past, present, and potential.

The resulting Versailles Pavilion and Market Plaza Feasibility Study represents Versailles’ care and concern for the downtown. The shared experience of creating a vision for the pavilion and plaza has fostered a sense of community, pride, and ownership that will help the park be maintained and stewarded for years to come.

The plan also addresses the downtown’s larger context by finding opportunities to physically reconnect with the surrounding circulation (pedestrian, bicycle, and vehicular), businesses, and open green spaces. Creating these links will increase access to the pavilion and plaza, and better

integrate its natural systems by improving stormwater management.

This feasibility study expresses the best current thinking regarding the planning, treatment, and feasibility of the Versailles Pavilion and Market Plaza. A living document, the plan will be subject to future amendment due to unforeseen changes.

INTRODUCTION

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INTRODUCTION

while being sensitive to other issues and concerns identified through meetings with the steering committee.

Conceptual Master Plan - A project with a visionary initiative like this needs a master plan to provide the framework for the proposed development, shaping the program of necessary public improvements. This phase involves plan renderings, sketches, and perspectives to illustrate the intent of the conceptual master plan.

GOALSIn response to feedback generated through meetings with the steering committee, a number of guiding principles were identified to help focus the approach for alternatives development, analysis, and recommendations for implementation. These principles were condensed into eight key goals.

PROCESS

The planning process for the Versailles Pavilion and Market Plaza Feasibility Study involved a thorough approach with input gathered from a number of meetings, stakeholders, and related research over a six-month process. The project included four major phases:

Planning - As part of the planning services, a tailored scope was developed to meet the feasibility study goals.

Site Inventory, Research, and Analysis - The MKSK team collected existing information related to the study area including current aerial photography, topography, and utilities. Multiple site visits allowed the team to gather information and research the area to gain a greater understanding of the existing physical conditions along with site constraints and opportunities.

Concept Alternatives - The site inventory, research, and analysis helped in the exploration and development of various alternative concepts for the pavilion and market. The alternatives considered circulation and event opportunities

1. Promote a downtown experience unique to

Versailles.

2. Develop a master plan that allows for future

expansion.

3. Promote a timeless experience for today and

tomorrow.

4. Provide an attractive urban open space for visitors

of all ages.

5. Promote a space that is family oriented and

inclusive of all users.

6. Develop a space, or series of spaces, that promote

connectivity between downtown Versailles,

surrounding neighborhoods, and Big Springs Park.

7. The space is more than just a pavilion structure,

but a community resource and regional destination.

8. Establish an economic generator in downtown

Versailles.


Versailles: Located in the heart of the Bluegrass region.

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Early in the study process, the design team worked closely with the steering committee to evaluate several potential sites near downtown Versailles in order to determine the most suitable location for the future pavilion and plaza. During this process the design team and steering committee developed a list of goals for the project that provided guidance from site selection through concept development. The goals, listed on page 5 of this report are intended to inform future decisions and guide public policy regarding current and future development of the pavilion and plaza.

The process for evaluation and suitability included site visits, meetings with the steering committee, evaluation of site suitability, proximity to downtown and neighborhoods, visibility, accessibility, and future connectivity to food, dining, and retail amenities.

As a result of the research and evaluation process, the steering committee and design team narrowed the site selection to two locations; Big Spring Park and Rose Hill Avenue parking lot.

2.1 SITE SELECTION

INVENTORY AND ANALYSIS

Graphic illustrating potential sites for pavilion and plaza with context of downtown Versailles.


Plan graphic with context information for Rose Hill parking lot and Big Springs Park

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SITE SELECTION

Preferred Site: Rose Hill Avenue Parking Lot Characteristics

1. Close proximity to downtown Versailles and Main Street corridor.2. Universally accessible from and to multiple points.3. High visibility from Main Street and including Rose Hill Avenue.4. Existing parking lot base provides surface for phased development of plaza.5. Provides connectivity to Big Spring Park.


The preferred site for the proposed Versailles Pavilion and Market Plaza, Rose Hill parking lot, is located in a city-owned parking lot in the northwest quadrant of the intersection of Main Street and Rose Hill Avenue. The existing asphalt parking lot is currently accessed from two locations; southwest corner of Court Street on the north, and Rose Hill Avenue bordering the southern edge of the site.

The eastern edge of the site is bordered by a service alley and the backs of several downtown business and retail establishments. The northern edge of the site is bordered by an existing stream that could serve as an ecological and site amenity, and potentially serving as a link to Big Springs Park bordering the site along the western edge.

The site also contains several utilities, above and below ground, that will require additional investigation and coordination as the project moves into more advanced stages of design and construction. These utilities (determined from local GIS data and discussions with city officials) include: Water, Gas, Sanitary Sewer, and Storm Sewer.

ParkingThe Rose Hill Avenue parking lot is currently used by downtown visitors and businesses. There are nearly 80 existing parking spaces that will be phased out as the pavilion and plaza are realized. There are roughly 340 spaces within a three minute walk from the pavilion and plaza site with additional parking lot and on-street parking options available for both daily parking demands and event parking.

PREFERRED SITE EXISTING CONDITIONS

DowntownBusiness /Retail



HistoricalSociety

2 Acres

CityHall

Courthouse

Judicial Center

SITE

The transition from surface parking lot to pavilion and market plaza is anticipated to occur in phases of construction over time. This process allows only portions of the parking lot to be removed and for downtown visitors and businesses to continue to use the parking lot during non-event days.

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2.5 BEST PRACTICE EXPLORATION

Images collected for the best practice exploration are intended to serve as inspiration for the design team during the process of programming and alternative design concepts. These images depict character, scale, color, and overall experience as potential opportunities for the proposed Versailles Pavilion and Market Plaza. The images collected are not intended to serve as specific design ideas.

The images in this report were selected based on the following filters that informed and were evaluated by the project goals and programming process:

+ Social+ Entertainment+ Food+ Health and Wellness+ Education

Fifth Third Pavilion, Lexington, KY

Pedestrian friendly circulation Engaging materials and surfaces

Colorful furnishingsSeating and furnishings

Th e idea that most family recreation and social activity occurs in the back-yards is no longer true. people are searching for the sense of connection and community, and placing a higher value on fi tness and social interaction.ULI 2014 Open Space Development Outlook


Space for events and entertainment

Live music and observation area

Movie night in the plaza

Food trucks and outdoor dining

BEST PRACTICE EXPLORATION

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2.6 CASE STUDY


CASE STUDIES

Fifth Third Pavilion: Market and Entertainment

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CONCEPT DEVELOPMENT

The programming phase for the pavilion and plaza acted as a filter that combined the new and the old, recreation and ecology, and celebration to expand the urban open space experience. Reflecting of planning objectives and goals for the space, the design team envisions a pavilion and plaza that:

a) Builds on the existing assets of the site and the surrounding context;

b) Offers a variety of experiences for visitors throughout the year;

c) Engages both Big Spring Park and downtown Versailles; and

d) Serves multiple audiences.

e) Provides economic generator for the community / city.

3.1 PROGRAMMINGFundraising eventsOutdoor GamesOutdoor Art GalleryFestivals (Fall, Winter, St.Patrick's Day, July 4th, etc)Meeting Place for ToursCommunity GardensCeremonies (wedding, etc)Community Meeting Place and EventsWater Feature PlayIce SkatingWine tastingArt FairsPolitical EventsWedding ReceptionsFamily Reunions

Farmer's MarketFood Truck hubDining SpaceOutdoor Internet CaféFood tasting event

Race event hubOutdoor fitness classes

Outdoor ClassroomEducational Programming

Live MusicDance performancesMovie ViewingArt FairFireworks DisplayLive ArtWater Feature DisplayTemporary Art Installations

Social Education

Food

Health

Entertainment


CONCEPT DEVELOPMENT

Day-in-the-life Diagram

The diagrams to the right explore a sample of scenarios for programming of the pavilion and plaza throughout the day and night. The graphic illustrates the overlap and potential of multiple events and activities that could occur during the week and weekends. From active to passive activities, the plaza and pavilion are designed and intended to be flexible and comfortable for both large and small scale activities and events.

events

events

*events = weddings, festivals, races, fundraising events, outdoor art gallery, meeting place for tours, school programs, etc

concert

concert

cafe/dining/food truck

cafe/dining

market

market

passive activity

passive activity

0 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 1

24 hours - WEEKDAY

0 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 124 hours - WEEKEND

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CONCEPTUAL MASTER PLAN

The defining goals identified in this report are intended to inform future decisions and guide development regarding current and future investment in the Versailles Pavilion and Market Plaza. They were developed as a result of steering committee, public agency, and design team involvement. These goals are reflected within the conceptual framework and design that supports the future of the pavilion and plaza, the community of Versailles, and the need for urban open space.

The ultimate transformation and improvements on the site will occur through an evolving series of public and private initiatives that shape the character and quality of the space, and provide required improvements, programs, and amenities.

This chapter of the report focuses on the preferred alternative concept for the Versailles Pavilion and Market Plaza. The benefits of this alternative include improved access into and within the downtown area and adjacent Big Springs Park, new or expanded program components, and new open space features that respond to the feedback and desires of the community.

4.1 PREFERRED CONCEPT

Pavilion

Alleyscape

Courthouse

Parking

Market Plaza

Stage

Restrooms

Event Lawn

Big Spring Park



Courthouse

City Hall

Big Spring Park

Stage Plaza

Market Plaza

Event Lawn

Play Lawn

WoodlandStream Path

Key Goals and Recommendations

1. Promote a downtown experience unique to

Versailles.

2. Develop a master plan that allows for future

expansion.

3. Promote a timeless experience for today and

tomorrow.

4. Provide an attractive urban open space for

visitors of all ages.

5. Promote a space that is family oriented and

inclusive of all users.

6. Develop a space, or series of spaces, that

promote connectivity between downtown

Versailles and Big Springs Park.

7. The space is more than just a pavilion

structure, but a community resource and

regional destination.

8. Establish an economic generator in downtown

Versailles.

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THE DESTINATION Market and Stage Plazas

The Versailles Pavilion and Market Plaza is designed to be flexible for both large and small events throughout the year. From weekday farmer’s market to weekend concerts, the design is designed to provide space and comfort for a variety of programs.

Highlights:

Stage: Permanent, covered, and elevated platform for concerts and performances. Can also serve as a gathering space during unscheduled community events.

Stage Plaza: Nearly 8,000 SF paved plaza for concerts and performances. Space can also be used as expansion space for farmer’s market or community events.

Pavilion: 3,000 SF open air structure for community gathering and farmer’s market. Structure materials to be determined in future phases and involve input from the steering committee and design team.

Market Plaza: Nearly 8,000 SF paved plaza events and performances. The space in designed to accommodate kiosks, booths, and food trucks during community events. The market plaza may also incorporate an interactive spray water feature.

4.2 PLAN COMPONENTS

Pavilion

Pavilion

Raingarden

Stage Plaza

Market Plaza

Market Plaza

Stage

Restrooms

Event Lawn

Event Lawn

WELCOMING Rose Street Avenue Gateway

Serving as one of the primary access points to the pavilion and plaza, the Rose Street Avenue Gateway provides a welcoming experience to the overall urban open space experience. Visitors are greeted with a generous sidewalk that weaves through the space and frames a large event lawn that provides flexible green space within


PLAN COMPONENTS

downtown Versailles. Fixed seating provides opportunities for visitors to rest and observe, or perhaps meets friends before the start of a downtown event in the plaza. The plan also incorporates raingardens for aesthetics and stormwater management.

Highlights:

Event Lawn: Nearly 7,000 SF turf area for gathering, games, and events. The space is bordered on the south by Rose Hill Avenue while the arched perimeter is bordered by seasonal plantings and large shade trees.

Raingardens: Designed to promote a low-impact stormwater management strategy, the raingardens will provide color and texture throughout the seasons while reducing the quantity of buried stormwater pipes and structures.

Pavilion

Raingarden

Market PlazaWater Feature

THE EXCHANGE Market Plaza

The Market Plaza is designed to be a flexible downtown open space for festivals, concerts, markets, and performances. The space may also have the flexibility to operate independently from the stage plaza, or serve as expansion area for large events. The design of the 10,000 SF space accommodates room within and around the perimeter for kiosks and tents for programs like art and food events. The space may also contain an interactive water feature composed of pop-up jets that provide opportunities for families to engage the water on hot summer days as well as provide an audible quality during passive days and evenings.

Highlights:

Interactive Water Feature: Designed to provide play opportunities for all ages. The water also provides an audible quality that promotes a calming effect

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within downtown Versailles.

Raingardens: Designed to promote a low-impact stormwater management strategy, the raingardens will provide color and texture throughout the seasons while reducing the quantity of buried stormwater pipes and structures.

UNIQUELY VERSAILLES Pavilion

Positioned in the center of the planned urban open space, the pavilion structure is intended to be a destination and gathering space for the community of Versailles and the surrounding area. The structure is strategically located to take advantage of views from both Main Street and Court Street, promoting the space as a visible and accessible destination and community amenity. The 3,000 SF open air structure is intended to serve as an expression of the iconic architecture that is unique to the bluegrass (distilleries, horse barns, agriculture barns, historic Versailles and Midway).

The final shape, materials, and architectural expression will be developed in future phases of the project and involve the participation of the steering committee, design team, city officials, and the public.

PERFORM AND OBSERVE The Stage

Designed to host a variety of performing acts and bands, the stage serves and the northern anchor to the pavilion and plaza space. It’s position allows for views of the stage from multiple vantage points while keeping the evening sunlight from conflicting with observers and the stage performers. The stage perimeter



is designed to serve as seating area for visitors to the plaza, and the design will have universal accessibility for all potential users. The stage will also be equipped with lighting and electrical outlets for those performers that need power supplied to equipment.

The final shape, materials, and architectural expression will be developed in future phases of the project and involve the participation of the steering committee, design team, city officials, and the public.

EVENING DESTINATION Site Lighting

Designed as a community destination, the Versailles Pavilion and Market Plaza will also provide lighting for evening events and performances. Site lighting will be design for both safety / security as well as accent lighting for an inviting aesthetic quality. A combination of pole mounted lights, bollard lighting, and tree uplighting will provide ample illumination for both safety and a welcoming and inviting urban open space.

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PLAN OF ACTION

Preliminary estimates of probable construction costs have been created to guide budgeting for the phased implementation of the Versailles Pavilion and Market Plaza project. Future phasing will also be contingent upon several factors including the availability of public funding as well as private-sector participation in developing amenities and programming.

Ideally, the entire Master Plan would be implemented as one project to gain economies and provide the full transformative effect upon the community. Often, however, improvements must be implemented in stages. If required, phases are recommended in a sequence based upon community need and logical sequencing of complementary projects. Proposed phases could be separated or combined based upon coordination issues and the availability of funds.

Budget estimates are based upon the conceptual design proposed herein. The estimates have been conceived without detailed engineering and within the limitations of available topographical mapping.

5.1 COST OPINION

While these estimates are useful in establishing relative improvement budgets and in pursuing project funding, additional design will be necessary to more accurately predict specific project costs.

A

B

C


BUDGETS: COST OPINION

A. Plaza, Pavilion, and Stage $ 1.3m

B. Event Lawn and Plaza (phase 2) $ 350k

C. Park Connector: Walkway and Bridges $ 175k

TOTAL ESTIMATE $ 1.8M

The following services should be performed prior to

construction of all phases:

+ Property Ownership and Boundary Survey

+ Topography Survey

+ Utility Identification and Location

+ Subsurface Investigation

+ Environmental Site Assessment

+ Cultural Resources Review

BUDGETS: COST OPINION

A. Plaza, Pavilion, and Stage

+ 3,000 SF Pavilion Structure

+ Covered / Elevated Stage

+ Restrooms

+ Interactive Water Feature

+ Rain Gardens

+ Site Lighting

+ Site Furnishings

B. Event Lawn and Plaza

+ 7,000 SF Turf Lawn

+ Wayfinding and Environmental Graphics

+ Seatwalls

+ Site Lighting

+ Site Furnishings

C. Park Connector: Walkway and Bridges

+ Pedestrian Bridges

+ Paved Walkway

+ Retaining Walls

+ Stream Restoration

+ Site Lighting

PLAN OF ACTION

versailles market pavilion report_2015-0921.indd

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