Master plan study, James Armstrong Memorial Park

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MASTER PLAN STUDY,

JAMES ARMSTRONG MEMORIAL PARK

PREPARED FOR
BENSALEM TOWNSHIP

PARKS & RECREATION BOARD

JULY 1981

PREPARED BY

CARROLL ENGINEERING CORPORATION

387 YORK ROAD
HT WARMINSTER, PA.
168
B46 AND
M37
1981 E. VAN RIEKER. AICP

CONSULTANT LAND PLANNER

ACKNOWLEDGEMENTS

This study.was prepared through the assistance, direction and

cooperation of the following:

Bensalem Township Parks and Recreation Board, Russell Manningr
Chairman; Arthur Wilson; Robert Stahl; Rosemary Halloran,
Ron Polakawski; members.

Jerry A. Andree, Director of Parks and Recreation

Natalie A. Strange, Township Manager

Thomas Donnelly, Bensalem Township Citizen Advisor

Jerry M. Sudick, Manager Coastal Zone Management office of
the Department of Environmental Resources.

@Michael A. Wolf, Chief Land Resources Planning, Delaware
Valley Regional Planning Commission.

Ken Kugel, Chief Planner, Bucks County Planning Commission.

A special acknowledgement is given to E. Van Rieker, AICP who

@through Carroll Engineering was responsible for the planning

aspects of this project.

MASTER PLAN STUDY
JAMES:ARMSTRONG MEMORIAL PARK

TABLE OF CONTENTS

Page

General

A. Introduction 1
B. Scope of Study 2
C. Data Used for this Study 3
D. Ownership of Land 4
E. Monumentation Plan 5
F. Existing Conditions- 5

Master Plan

A. Plans and Policies 9

1. Park Features 9
2. Township Growth 10
3. Developmental Policies 11

B. Plan Development @14
C. Administration 15
D. Township Recreation Programs 16
E. Development Priorities, 17

Cost Estimates

A. Devel opment 20
B. Cost Summary 21

LIST OF EXHIBITS AND FIGURES

Exhibit No. 1 Location Plan

Exhibit No. 2 Ownership of Land

Exhibit. No.3 Monumentation Plan

Exhibit No. 4 Topography and Existing Featu.res

Exhibit No. 5 Master Plan Limited Development

Exhibit No. 6 Master Plan Moderate Development.

Exhibit No. 7 Master Plan Full Development

Figure A Suitability of Natural
Characteristics for Various
Recreation Facilities

Figure B Needs Identified From
Various Studies

Figure C Typical Township Recreation
Programs Proposed

MASTER PLAN STUDY

JAMES ARMSTRONG MEMORIAL PARK

GENERAL

A. Introduction

Due to national concern Over development pressures on the ocean,

Great Lakes and estuarine shore lines, the.United States Cong ress

in late 1972 enacted the Coastal Zone Management Act. The Act

encourages states to develop comprehensive programs to ensure.

effective management of their coastal resources. As a result of

this, the Commonwealth of Pennsylvania, through the Department of

Environmental Resources office of Resource Management developed

and published the "Pennsylvania Coastal Zone Management Program

Technical Record", in,December of 1978. This report addressed

the Lake Erie water front and the.Delaware Estuary.

Bensalem Township is designated a Coastal Zone Community within

the Delaware Estuary due to its frontage along the Delaware River

as well as its frontage on the Neshaminy Creek, a tributary to

the Delaware River.

James Armstrong Memorial.Park is a site which is situated along

the Neshaminy Creek. The site has been identified as an area of

"Significant recreational, historic, or cultural value" in the

Pennsylvania Coastal Zone Management Program, Technical Report.

As such, the park site is further identified as an area of

existing open space where recreational needs can be served

and public access to the water's edge exists.

The Bensalem Township Parks and Recreation Board has

undertaken the task of developing a Master Plan for the James

Armstrong Memorial Park which is being funded by a grant from

,the Pennsylvania Department of Environmental Resources, Coastal

Zone Management Program.

James Armstrong Memorial Park is a site of approximately 20

acres situated along the Neshaminy Creek in the easterly section

of Bensalem Township, Bucks County, Pennsylvania. Refer to Ex-

h4bit No. 1,.Location Map, foT more detail.

The site also has frontage to Bensalem Boulevard at a poin t

generally opposite the intersection with Bristol Road.

The park is composed of the following properties:

17.0 Ac. Township owned
0.7 Bucks County Redevelopment Authority@
0.7 Privately owned (to be acquired)
1.5 Land in vacant street ROW

19.9 Ac. Park Total

B. Scope of Study

The Bensalem.Township Parks and Recreation Board has retained

the firm of Carroll Engineering Corporation to prepare a Planning

Study to consist of a Master Plan, with three alternatives and

a pro gram for the development of the James Armstrong Memorial Park.

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LOCATION MAP
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DATE: JULY 28.1981,
EXHIBIT,-N-0--@,

The Planning Study has been prepared in close coordination

with the Delaware Valley Regional Planning Commission (DVRPC)l

the Bucks County Planning Commission (BCPC), the Bucks County

Parks'Department, The Bensalem'Township Parks and Recreation

Board as well as the general public which was invited to public

presentations.April 28 and June 23,. 1981. The public meetings

were held by the Township Parks and Recreation Board.

In addition to the Planning Study, a monumentation plan was pre-

pared and monuments were placed to specifically identify the.

perimeter of the park property and to target those properties

that could be acquired and as sembled to become a part of the park.

C. Data Used for this Study

The reports and studies listed below have been obtained from

various sources and were reviewed inorder to determine recrea-

tional needs and appropriate standards and cri teria for recrea-

tional facilities.

Bucks County Park Plan, Bucks.County Planning Commission;
July 1974.

Demand for Recreational Access to the Lower Delaware River,
League.of Women Voters of,Pennsylvania; November 1980.

Pennsylvania.Coastal Zone Management Program, Executive Summaryl
Commonwealth of Pennsylvania and other; September 1979.

'Amended Redevelopment Proposals,for the Creek Road North and
Creek Road South", Bensalem Township; Redevelopment
Authority of the County of Bucks; July 1976.

Recreation, Parks and Open Space Plan, Bensalem Township, Bucks,
September 1976.
County, Pennsylvania;

Facilities Planning, Bensalem Township Park and Recreation@
.Plan; July 1976.

The Comprehensive Plan, Bensalem Township; adopted and printed
January 29, 1975..

Bensalem Towhship_ComprehensiVe Plan,'David M. Walker Associates,
Inc.;. adopted and printed February 5, 1968.

A Comprehensive Park and Recreation Study, Bristol Township,
Bucks County, Pa.; George E. Patton, Inc., October 1, 1974.

"Flood Hazard Maps of the Neshaminy Creek in Bensalem Township,
Bucks County, Pa." Bensalem Township Engineer; April 6,

Ownership of Land

As previously noted, the township presently owns 18.5 acres or

93% of the park property between the southerly limit and

Pennsylvania Avenue. There are ten properties within the site.

areatnot presently owned by the township. Two of those proper-

ties are owned by the Bucks County Redevelopment Authority and

the remaining eight properties belong to four different owners.

Exhibit No. 2 shows the properties, as recorded, at the time of

this report., Some of the privately owned properties may have

been acquired and not yet recorded.

The site also contains approximately 1.5 acres of street which

are no longer physically open'.. We.are proposing these.streets

be stricken and vacated. When this is done by the Board of

Supervisors, the ground..contained in the street right-of-way.

will transfer,'to the adjacent property owners, which in most

cases is the Township of Bensalem. The streets to be stricken

atd vacated are also shown on Exhibit No,. 2. We do not see

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the need to strike Creek Road or Maine Avenue since the access

road for the park i.s coincides with these streets. Also, Creek

Road contains an existing sanitary sewer belonging to the Bucks

County Water and Sewer Authority. If this street was stricken,,.

a right-of-way would have-to be established for the aforementioned

sanitary sewer.

E, Monumentation Plan

As requiredin accordance with. the scope of work and proposal for

this project,a monumentation plan along with the placement of

monuments was required. Exhibit No. 3 shows where the monuments

were placed to define the boundariesof the project. In addition

to these monuments, pins were placed at certain locations which

were requested by the park director. Exhibit No. 3 also shows

the locations of these pins.

P. Existing Conditions

Natural Features

There are five predominant natural features which characterize

the project site'andlto a large measure"dictate the design and

location of future facilities.. These features can be seen on

Exhibit No 4 and are as follows:

,1. Neshaminy Creek The configuration of the park is generally

rectangular with,thelong dime nsion parallel to the Neshaminy

Creek for a distance of 1600 feet. The creek is between 70

ft. to 150 ft. in width and varies in depth between two and

six feet depending upon the tidal influence and seasonal pre-

cipitation.

Most of the Creek edge consists of.a rugged bank which in

places is perched eight to ten feet in elevation above the

water level. This feature of extensive frontage to the

Neshaminy Creekis the most significant and interesting

natural feature which distinguishes this, park from most

others in the Township..

2. Flood Plain Most of the site is situated below the high

elevation of the 100 year flood plain as determined by the

Township Engineer. While this may not preclude recrea@ tional

use it does suggest that overnight use along with expensive.

permanent structures should be avoided. In general, the

site will not be affected by smaller floods occuring at more

frequent intervals along,the creek.

3. Woodland -.A large percentage (70%) of the site is wooded,

consisting of large and moderate sized mature ash, oak and

tulip trees with a deciduous canopy. This area covers pre-

dominantly the northerly third and southerly one-half.of

the site. This wooded characteristic provides fine protect-
for picnicking, hiking trails, and is'quite conducive

as a setting for a natural preserve. Woods also provide an

excellent buffer along most of the perimeter of the park,

especially along Bensalem Boulevard and behind the adjacent

commercial property which is currently vacant. Thick

vegetative understory will require clearing in those areas

,.where recreation use.is desired,.such as for picnicking or

play.

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In addition to woodland masses, there are over 50 large

specimen shade trees with large caliper (12" to 3011

caliper) and.height (50 60 ft.). These individuals have
been shown on the Master Plan and align the creek bank and'

both sides.of the existing drive. These trees are of par-

ticular benefit visually and privide shade as well as scale

from.the overhead.canopy.

..4. Steep Slopes The entire westerly edge of the site has

steep slopes, in some places so sever e that the escarpment

land form prohibits access. This is especially true along

Flushing Road and.behind the commercial parcel. Vehicular

access must be carefully planned and it seems that the,

present circulation pattern is the most-viable. The slopes

in conjunction with the woodland reinfro-ces the natural

barrier along the westerly perimeter.

5. Level Land The majority of the site is level to gentle

sloping (slopes u nder 3%).particularly in the central meadow

and along the creek edge. The level land some open and

some wooded is particularly suitable for play, parking,,

camping, bicycle/jogging trails and for play fields where

not wooded.

Man-Made Features

There are four man-made features that should be considered in

any park master plan for development:

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Existing Drive Partially paved and suitably graded, this

driveway extends from Bensalem Boulevard through the site

and parallel to the creek and ultimately links to Creek

Road which intersects at.Bridge Street just west of the

Bridge.

Presently, park visitors use the existing driveway in two-

way fashion,but park cars indiscriminantly in the park

facility, especially along the creek edge.

2. Sanitary Sewer An existing sewer line runs along Creek

Road parallel to the Creek.and traverses the south easterly

portion of the park. This existing utility provides an

excellent opportunity for toilet facilities for park patrons.

,3. Existing Creek Edge Wall A concrete block wall tied

into a fishing pier at one point runs along the edge of

the Neshaminy Creek for a short distance. Although not a

significant structure, the.walls nevertheless indicate how

to popularize fishing piers and should be incorporated into.

future plans for the park.

4. Existing Basketball Court An asphalt basketball court

exists in a shaded location,on the gravel entrance drive.',

This is the extent of active recreation presently provided.,

Its location and surface conditions are good and the basket-

ball court should be planned into any future scheme for

park development.

MASTER PLAN

A. Plans and Policies

1. Park Features

The James Armstrong Memorial Park has a number of exciting,

and diverse natural features'al1 of which are quite suit-

able for active and passive recreation in a true park-like

setting.

Of these features, the extensive.frontage along the

Ne shaminy Creek coupled with easy vehicular access to near-
by roads provides the opportunity for excellent public ac-

cess which is the foremost attribute of the park. This is

enhanced by the woodland setting.

Without exception, publications research, public input,

suggestions from the Township Parks and Recreation Board,

and other agencies all indicate that activities along the

Neshaminy Creek such as creek bank fishing and non-powered

aquatic activities should be emphasized.

Figure A: Suitablity of Natural Characteristics for

Various Recreation Facilites charts 21 recreation activities

fro m those most passive to most active and ranks their suit-,,

ability to nine basic natural features characteristic of the

subject site.

Figure B: Needs Identified-form Various Studies charts the
same 2l.recreation activities,and ranks their preference as
indicated in ten recreation and park planning studies.

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The various recreation facilities were scored in Figure

B and compared to their suitability index as ranked in

Figure A. The uses were then examined to their special

application to the site and various master plans were pre-'

pared. This examiniation was performed in order to deter-

mine which:ac,tivit-les should be encouraged.

The plans presented in this report were developed as a

stage or step toward what could be classified as full.de-

velopment anticipated for the site? rather than totally

different schemes. Emphasis should be on preservation of

natural characteristics,where possible.

2. Township Growth

Bensalem Township is one of the.fastest growing municipali-

ties and has the second highest population in all of Bucks

County. The U.S.. Census of Population figures are listed

below.

1980 1970 % Change

Bensalem Population 52,211 33,042 58.0

The growth of the Township has.been outstanding. During

the previous ten year period 1970,.- 1980, Bensalem grew

at four times the county rate. By 1980 Bensalem was the

second most populated municipality in all of Bucks County.

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Most importantly, the ten-year population increase of

19,169 was by far the greatest amount of increase by any

municipality in Bucks County which is made even more re-

markable by the fact that no other municipality in the

seven county Delaware Valley Region had as large an in-

creas.eas Bensalem Township.

Bensalem Township added more people (1970 to 1980) than

any other municipality in the seven county Delaware Valley

Region. The township ranked first in absolute population

increase among over three hundred nearby communities in

Pennsylvania and New J ersey.

There is an obvious need to provide awide range of re-

creation opportunities for the burgeoning population gener-

ally and for the residents.of townhouse and mobile home

communities located nearby-

The James Armstrong memorial Park privides a unique op-

portunity to fulfill these needs.as a special purpose park.

The broad goals are listed in the.Development Policies of

this report. It should be noted that the park has been

ranked as a Community Activity Area in the 1978 Township

Facilities Planning Report.

3. Developmental Policies

a. The scenic and passive recreation value of the frontage

along the Neshaminy Creek should be emphasized and ex-

ploited.

b. Non-powered boating, canoeing and shore line fishing

should be emphasized.. Also hiking and naturetrails

should be provided at appropriate locations along the

Neshaminy Creek.

C.; Sightseeing (river-watching) should be an important part

.,of the passive recreation aspects of.the park espec-

ially for those not participating in boating and fishing

which are popular active activiites.. Picniking is.a

favorite ancillary activity recommended by all agencies

surveyed.

d. Local role in recreation should be amajor goal and

thus bikeways, hiking, sledding, ice skating and play

areas should be considered.in addition acquatic activi-

ties.

e. A flood plain is an ideal location for most outdoor re-

creation but should not contain structures that could

break loose or on-site sewage disposal.

f. Automobile access is important since thereis no oppor-

tunity for walk-in visitors., For this reason and be-

cause any development of the park will serve as an at-

traction, adequate on-site parking must be planned for

and controlled.

g. Circulation using existing access drives conforms to

topography and should be continued. Surfaces.must be

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graded and paved, and a one-wa y circulation pattern is

recommended for safety and to eliminate short cutting.

h. Existing improvements: utilities, basketball, driveway

and:creek wall should be utilized where possible.

i. Areas of debris and dumping must, be cleaned and removed.

Areas.proposed for picnicking must have a cleared and

graded understory.

Natural features should be preserved and-incorporated

into the design where ever possible. The perimeter

woodland buffer should be maintained with new growth

planted where needed to reduce sight and sound to ad-

joining roads.

k. The park boundary should be rounded outwith acquisition

of all vacant properties south of Pennsylvania Avenue be-

ing the- first priority. Additional acquisition to

maintain the insulative qualities of the Park while pro-

viding for possible expansion should also be considered.

This action would also ensure a link park system.with the

ult imate goal.of providing low density uses such as

trails, biking and fishing along the creek bank of the

N.eshaminy Creek.

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B. Plan Developmen

Three alternatives for development have been prepared and

the Master Plans are shownin this report.

Rather than having differentapproaches, general unanimity

of development policies especially when evaluated incon-

junction with site constraints, suggest that one direction

should be followed,this to emphasize the attributes of the.

park.

Therefore, each Master Plan is a progression of development

with Master Plan 3 constituting the,final stage plan.

The three Master Plans are:

MP-1: Limited Development, Exhibit No. 5

MP-2: Moderate Development, Exhibit No. 6

MP-3: Full Development, Exhibit No. 7

In each case, the design will emphasize the recreational

opportunity (active and passive) of,the Neshaminy Creek while

also providing for 6 day use neighborhood park.

The schemes are accumulative. Each phase of design is con7

ceived to fit into subsequent future phases which reflect a

more complete park witha wide range of facilities. None of

the options should be considered high intensity, i.e.: imper-

vious surfaces and active playground type uses are minimal.

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C. Administration,

In addition to the costs of site acquisition and facility

development, the costs of maintaining such facilities are

important to insure continued enjoyment.

Standards forestimating average maintenance costs suggest

that.roughly 10% of the construction costs.of a project

will be expended yearly for maintenance. The average cost

for the maintenance of open space related areas is approxi-

mately $500 $1,000 per acre per year. The more natural

the area the lower thecost range.

Costs for equipment rental and instructional staff if.re-
quired are normally offset by users fees which may be

charged for special ororganized events.

As the number of new facilities and thus the construction

costs increase, as in.the MP-1 through MP-3, then so will

the average annual maintenance costs. Thus, as park develop_

ment advances beyond,the initial stage, it should follow that

the Parks.and Recreation Board.budget for appropriately higher

maintenance and operation costs.

The Township.Parks and Recreation Board-may also desire

to control night use for security reasons by installation of

gates along the entrance drives in order to limit the hours

of operation., Gates could also be used to control traffic

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and limit the number of visitors should overcrowded con-,.

ditions, become a problem. This is an administrative de-,

cision.

In addition, there may be the opportunity to use a part

of the vacant property parallel to the westerly edge of

the Park and having frontage to Bensalem Boulevard for

overflow parking. This area has been identified on the

plan. .The Parks and Recreation Board should initiate ne-

gotiations with the present owner in order to negotiate

permission to use a part of the property - one half acre

should be sufficient for additional parking should this

become necessary during crowded times in the summer. This

need would likely occur only in the case of MP-2 or MP-3

where more facilities are contemplated. It is important

to note that the overflow parking may be required only dur-
ing, special events and not on a regular basis. A summer

weekend could be considered-a special event in the context

of this discussion.

D. Township Recreation Programs

Inaddition to.facilities that could be used for unstructured

play and recreation, there is theopportunity to institute

various recreation programs to enhance the physical, social

and intellectual well being of Bensalem Township residents.

During the summer, organized activities could include a Town-

ship sponsored 5 day/week day camp program for children be-

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tween the ages of 6 13. These camps normally run between

7 10 weeks.

This day camp could include a minimal fee with a program of

activities to include: arts and crafts, archery, field

@sports (limited), and nature study. A support staff would

be required. This program is Appropriate only in Master Plan

3 since this stage prQvidesfor toilets and drinking water.

During the winter, once the ice skating pond is established,

an ice hockey club and/or skating club could be organized by

the Township, the operation costs of which could be self

supported.

Figure C indicatesseasonal local Township programs which

could beimplemented as part of the Township Parks and Recrea-

tion Program for the James Armstrong Memorial Park. The

number and extent of such programs is dep endent upon the act-

ual facilities constructed. Figure C: Typical Township

Recreation Programs is intended to serve as a guide for Town-

ship program de,,velopment.once..,adequate facilities and staff

are realized.

E. Development Priorities

The unique characterisitics of the subjec t park, including

extensive creek-frontage in a natural setting along with

good vehicular access,' indicate a special opportunity to mix

scenic and shore line activities with other facilities.nor-

mally associated with.a neighborhood park.

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TYPICAL TOWNSHIP RECREATION PROGRAMS

PROPOSED FOR

JAMES ARMSTRONG MEMORIAL PARK

PROGRZ04 SEASON MPI MP2 MP3

Active/Physical
Basketball Sp, Su, F X X X
Bicycle Marathon Sp, Su, F X
Run-A-Thon Sp, Su, F X
Jogging All X X
Exercise/Calisthenics Sp, Su, F X X
Canoeing Su X
Skating W X
Cookouts Su X X X
Parties Su, F X X X

Passive/Intellectual
Picnicking Su X X X
Fly Tying/Fishing Su X X X
Wildflower Walks. Sp X X X
Nature Walks All X X X
Arts & Crafts Su X X X
Contests/Exhibits 2 Su X X X

Notes: 1. Sp Spring., Su= Summer, F Pall, W Winter, All
All Seasons

2. Including photography.. art, coins, ceramics, other
hobbies.

FIGURE C

Acquisition of unowned properties within the 20 acre en-

velope previously described is a first priority.

.After initial park development is undertaken, then the Town-

ship should consider acquisition of additional lands as

their sale or acquisition.funds become available along the

westerly and northerly perimeter.

Ideally, ownership of all or most of the land situated be-

tween the Neshaminy Creek and Bensalem Boulevard north to-

Bridge Road would be an excellent goal. 'This is justified

by the unique opportunity to create public access to the

water's edge.4long with the need to ensure long range insula-

tion/buffer from the nearby urban environment.

A second major priority must be to enhance the potential

use and enjoyment of the Park by undertaking the development

of James Armstrong Memorial Park to a level no less than that

illustrated on Master Plan MP-2.

It shouldbe noted that MP-1, Limited Developmentis pre-

sented as the least amount of improvement necessary to accom-

plish a first phase of park development.

Furthermore, MP-3, Full Development,is intended to accomplish

the wide variety of.facilities providing the greatest service

in terms of programs and activities (active and passive) to

a growing population.

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In Master Plan MP-3 these facilities serve more ages

through more seasons in.greater comfort and provide op-

portunity for structured programsto more people than

any other alternative. Therefore, MP-3, Full Development',

is preferred and highly recommended as being in the best

inter ests of.Bensalem Township.

It should be recognized that the Master Plan is conceived

to preserve as much of the natural quality of the park as

possible while creating the opportunity for user enjoyment

in the areas of both active and passive recreation.

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COST ESTIMATES

A. Development Cost

Estimated cost for 1982 construction have been used

are tabulated below for each Master Plan alternative.
James Armstrong Memorial Park
Estimated Cost (1982 Construction)

MP-2 MP-3

New Paving for Access 10,000.00 ----- ------ --
New Buff.or Landscaping .6,000.00 - ----- - ------
Parking for 50 cars 101000.00 ----- ------
65 cars ------ 3,000.00 ------
*Picnic Tables & fire-
places 6,000.00 6,000.00 ------ -
'General Clean-up 3,000.00 ----- -------
Clear & Thin Under Story 7,000.00 ----- ------
'Rehab. Existing Fishing -
Fier 1,500.00 ------ -- ------

Clear & Seed Free Play
Area 15,000.00 ------ ------
construct 2 New Fishing
Piers - ------- 7,000.00 ------
Tot Lot ------- 25,000.00 ------
Horseshoe Pits (2) ------ 11000.00 ------
Exercise Trail, (300OLF)
(gravel) ------- 32,000.00

(paving) ------ ------ 131000.00
**Canoe Stand & Launch ------ ------ 2,000.00
***Ice Skating Pond ------ - 35,000.00
Warming Shelter ------ - ------ 8,000.00
Rest Rooms ------ ------ 20,000.00
Public Water Fountain ------ ------ 3,000.00
Resurface Basketball Court ------ ------ 4,000.00
Miscellaneous Site Im-
provements .(Signs, Bal-
lards, Fencing, Gates,etc.)10,000.00 10,000.00 15,000.00
Totals $ 68,50U.00 $84,000.00$100,000.00
12 picnic tables and 3 fireplaces per,phase
Assumes canoe stand is provided by concessionaire
Includes clear.ing of trees and natural base pond only

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B. Cost Summary

MP-1 $ 68,500.00
mp-2 84,000.00
MP-3 100,000.00
$252,500.00
Engineering
J15%) 37,875.00
$290,375.00
Itshould be noted that some of the items above are
based on contracting prices. Saving in some areas may
be found if township forces perform the work.

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