Draft Vision Plan for the Barns and Surrounding Property
Brainstorming the Barns
Creating a Community Vision for the Barns and Surrounding Property
(Draft plan as a Microsoft Word document - here, or as a .pdf - here)
Draft Site plan image - here
Draft Barns plan image - here
Recommendations for Future Use
Summary
After four months of public meetings and input from hundreds of citizens, a draft vision has been prepared for the Barns and surrounding property at the Grand Traverse Commons for community comment. A meeting will be held at the Cathedral Barn on Thursday, May 17 at 6:30 p.m. to describe the plan and solicit input.
The plan envisions multiple and mixed uses for the property that include the themes identified throughout the community input process: agriculture, arts, community use, and recreation. The cathedral barn is proposed to be upgraded for large group gatherings, with the historical barns and other buildings available for proposals from community groups for uses that fit within the framework of the input process and legal and regulatory requirements of the property. A portion of the property will be designated for active cultivation in keeping with the historical use of the property that provided all the food necessary for the thousands of residents and workers at the former State Psychiatric Hospital, with a predominant portion of the property left as open space for passive recreational enjoyment by the community.
The Barns and surrounding property was acquired by the joint City of Traverse City and Charter Township of Garfield Recreational Authority with proceeds from a millage overwhelmingly supported by taxpayers in the City and Township in 2004.
Framework
Givens
The process began with the development and approval of a series of parameters, or “givens” that provide a framework for future use. These givens included:
- The Barns and surrounding property shall remain in public use
- The Grand Traverse Commons District Plan and the Recreational Authority Act must be followed.
- State and Federal historic standards must be followed.
Development Principles
In the first meeting, a series of development principles evolved as participants were brainstorming ideas for the Barns and property. These principles were reaffirmed at each of the subsequent public meeting and, interestingly, are consistent with the development principles of the Adaptive Reuse Plan, developed by the community almost 20 years and District Plan 15 years ago. The development principles include:
- Mixed Use: With the amount of space and buildings available on the site, there is ample opportunity for broad and diverse uses with synergy between groups and activities.
- Minimize Disruption: The integrity, natural features, and topography of the property should be maintained. This includes accommodations for people and mobility by utilizing existing parking areas on or near the property, shuttles, "green" parking areas, and generally ensuring that increasing the use of the site does not mean dramatically increasing the impervious surface or widespread land balancing on the property.
- Developed and Open Areas: Focus higher intensity uses in the area of the current buildings and preserving the open space and natural features of the site.
- Connections: Provide physical and activity-based linkages to adjacent property and their uses, including the Village at Grand Traverse Commons, TBAISD, Copper Ridge, West Junior High School and the proposed new YMCA facility.
- History: Respect the historical significance of the site and property, not just the buildings as historical structures, but the use of the property as a self-sufficient farm for the former State Hospital.
- Sustainability: Improvements to the buildings and operations of the site should utilize sustainable technologies, including green building materials, alternative energy, and waste minimization.
Legal and Regulatory Framework
The Givens include requirements to comply with state and federal historical standards, the Recreation Authority Act under which the Traverse City – Garfield Recreational Authority is formed, the District Plan, which is the governing zoning document of the overall Grand Traverse Commons property, including the Barns and property, and the millage ballot language which provided the funding for the acquisition and operation of the property.
These requirements provide additional detail on how the Barns and surrounding property can be used. In summary, the requirements include:
- Maintain the integrity of the topographic and structural features of the property
- Reuse of existing buildings
- Minimal impact of new development
- Open space preservation
- Outdoor recreation and trails
The District Plan calls for the removal of all buildings except for the Cathedral Barn (204) and the Historic Barn (206).
Use Themes
Ideas that resulted from the first session generally fall into four main use themes:
- Agriculture
- Arts
- Community
- Recreation
These use themes were reaffirmed at each of the subsequent meetings and form the basis of the Development Plan.
Development Plan
The Development Plan outlines four different areas of use: Agriculture/Cultivation, Development, Natural Area, Buffer Zone. The attached site plan provides a graphic depiction of the areas. Final boundaries of the use zones will be based on more detailed site analysis and use proposals received by the community.
Agriculture/Cultivation
There are two primary areas designated for agriculture and/or cultivation – the northeast corner of the Barns property and the area directly south of the Barns and buildings in the more level area along Silver Lake Road and extending no farther than the spring bog to the west.
This area may include active agriculture, community gardens, botanical gardens or any other activity for the cultivation of food or plant production.
Such cultivation must include the use of organic products and sustainable practices in all activities, unless approved by the TC Garfield Rec Authority. Water will be provided to the site; however, there may be a need for additional irrigation lines to be installed.
The trail network design for the whole property should include access for all property uses to the agriculture and cultivation areas, while maintaining the integrity of the production processes.
Development
The Development zone includes the area of all the current nine buildings, from the Barns to the west to Building 223 to the east, and includes the current road access network. The following is a brief description of possible uses for each of the buildings or groups of buildings.
Cathedral Barn (204)
The Cathedral Barn should be remodeled to allow for public assembly. A business plan should be prepared that details the full capital and operating costs in relation to potential revenues from bookings to determine the financial feasibility.
Because a public assembly use will require parking, a parking plan should be developed that minimize impact to the site, provides reasonable access for gatherings, and can be approved by the City and the Township under the District Plan. Depending upon the design, an amendment to the District Plan may be necessary.
A third party should be selected through a competitive proposal process to provide facility management services, including design input, operation and maintenance, marketing, and booking.
The recommended method for upgrading the Cathedral Barn for public assembly is for the Authority to undertake the improvements, supervise design in coordination with the facilities management contractor, issue the Request for Bids and subsequent contract for construction, and finance the improvements.
Estimated costs for improvements to meet public assembly code requirements are estimated at $500,000.
Historic Barn (206)
The Historic Barn has been stabilized through the initial efforts of the TC Garfield Rec Authority, including a new roof, security window treatments, and drainage to preserve the foundation. The building is not insulated.
Proposals will be solicited from community groups and considered by the TC Garfield Rec Authority to determine the consistency with the District Plan and other legal and regulatory requirements, financial viability, use arrangements, site requirements, and other considerations.
Outbuildings
All buildings except the Cathedral Barn and the Historic Barn are to be removed under the District Plan. However, most of the outbuildings are recommended to remain in current condition until viable proposal is received and approved by the Authority for use. The proposal process would be concurrent with the Historic Barns. If uses are accepted by the Authority for any of the buildings, a District Plan amendment will be required.
If no proposals are received, the outbuildings will remain until a date set by the Authority, based on recommendations from architects on building stability. The choice will be made at that time to stabilize or demolish. If stabilized, District Plan amendment will be required.
There are two buildings that are recommended to be removed: Building 223, the Auto Repair Garage, the western most building, and Building 208, the Milkhouse. The removal of Building 223 will provide for much better site circulation and opportunities for parking. The milkhouse appears to require structural work, as evidence by some fissures along the concrete block. The removal of this building would also improve site circulation.
In addition, Building 222, the Horse Barn, is in a state of disrepair and is currently fenced to prevent access. Consideration of selective demolition to remove the non-historic components of the building that represent a safety hazard is recommended, with the historic foundation to remain.
Natural Areas
A predominant portion of the property is recommended for natural area, with a prohibition on development, except for a trail network and support facilities, such as benches or viewing areas. There are two natural areas – a small area to the east of the buildings that include an intermittent wetland to the south and woodlot to the north, and the hillside which includes the forested area along the north boundary and the former orchard area.
These areas are to remain as open space and natural area for passive recreation and enjoyment. A trail network is proposed that will be part of a separate design process to provide access throughout the site and within the natural areas.
A management plan should be developed to restore these areas to their natural states and remove invasive species.
Buffer Zone
A buffer zone is proposed to soften the transition to the more intensively developed areas of Silver Lake Road to the south and Copper Ridge to the west.
The buffer zone can be a mix of native plantings and cultivation, as the design allows, with access through the property trail network. Plantings within the buffer zone can serve as a demonstration for an integrated and effective barrier that may have application in many other areas of the region.