Sample of BSL Master Plan

BUFFALO SPRINGS LAKE Comprehensive Development Plan

Chapter 1:

Chapter 2:

Chapter 3:

Chapter 4:

Chapter 5:

The Master Plan Vision

Analysis

The Physical Plan

Cost Analysis

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Table of Contents

Buffalo Springs, Texas

October, 2015

Buffalo Springs Lake | Comprehensive Development Plan

Introduction to Buffalo Springs Lake

Master Plan Purpose

History of Buffalo Springs

Vision

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�e Master Plan Vision


B uffalo Springs Lake - a lake and park site home to numerous camp site, picnic grounds, performance venues, fishing and boat docks, and stage pavilions - rivals in assets any of the best parks in the Great Plains area. As it nears its sixtieth anniversary as a park, Buffalo Springs Lake remains one of Lubbock’s greatest

treasures. It attracts tourists from all over Texas and the United States, while also serving the nearby Lubbock area.

The wealth of opportunity at Buffalo Springs is impressive. Currently, activities at the lake range from triathlons, to hot air balloon festivals, to fireworks shows for special events such as 4th of July celebration. Its impressive number of visitors, numerous festivals and exhibitions, and aquatic events are just some of the elements that make Buffalo Springs unlike other parks in the Great Plains.

Despite its myriad virtues, Buffalo Springs Lake is not reaching its potential. Lack of RV hook prevents it from reaching its potential visitor capacity, the absence of vegetation within many of the campgrounds damages its image as a lush park, and the presence of discarded trash and pollution in the lake is harmful to visitors and wildlife. Managing the lake in a manner such that the wealth of events supports daily attendance - rather than detract from it - is crucial to the life of Buffalo Springs Lake.

Introduction to Buffalo Springs Lake

The Master Plan Vision 5

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Buffalo Springs Lake, 2014

T he Buffalo Springs Lake Comprehensive Development Plan serves as a guide to the development of Buffalo Springs Lake over the next several years. The results of this plan have evolved through a uniquely collabora-tive process among community leaders and students of Texas Tech University Architecture College, those

with a lifetime of experience with Buffalo Springs and those who bring a fresh perspective, preservationists and camp-ing enthusiasts. It reflects the interests of those who visit the Lake and those who work in the Lake. The plan embodies the spirit of Buffalo Springs Lake throughout its history while keeping a view towards its future. It specifies both near and long range changes to the lake and ties them together within an overall vision. The Buffalo Springs Lake Comprehen-sive Development plan will allow the shapers of the Lake to evaluate future development proposals and permit growth in the lake in a sensitive manner.

Master Plan Purpose


T he region surrounding Buffalo Springs Lake was first settled by nomadic Native American hunters around 1200 A.D. The written history of the area started in the 16th century when the Spanish exploders first traveled the land. The Spaniards named the area Casas Amarillas, ‘the Yellowhouse’, after the pueblos constructed of yellow rock that overlooked the

lakes up and down the canyon. Early American exploders named river the river flowing through the canyon the Brazos, after the Spanish name Los Brazos de Dios, ‘The Arms of God’.

In 1956, a 1.8 million dollar bond issue was initiated to build a dam on the Brazos. The dam was completed in 1960, forming what is known as Buffalo Springs Lake. The lake and surrounding area comprised 1223 acres. Buffalo Springs is governed by the Lubbock City Water Control and Improvement District 1. The lake is a popular water-based recreation area for the Lubbock region. There are approximately 230 houses around the lake owned by people leasing land from the water district.

The Water District Board had expressed a concern for the environmental qualities of the lake and commitment toward the improve-ment of the recreational facilities. The need for recreational resources to boost admission attendance is one basis for the develop-ment of a Master Plan for Buffalo Springs Lake.

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History of Buffalo Springs


Buffalo Springs Lake Topographical Map, 1965

While Buffalo Springs Lake is successful in many ways, the General Manager of Buffalo Springs Lake consulted students of Texas Tech University to develop a long term plan to increase the vitality of the lake on a year-round basis. This Buffalo Springs Lake Comprehensive Development Plan builds a vision for Buffalo Springs Lake as an unparalleled campgrounds filled with first class institutions within 1223 acres of park and lake space

that is located less than five miles from the city of Lubbock. The Plan creates a framework for the steps needed to reach that vision.

Components of the Buffalo Springs Lake include a physical plan, site programming, and a business strategy plan. The plan identifies three distinct projects in the lake: the Lower Lake, the Upper Lake, and the ATV Trails. The team developed a phasing and implementation strategy for each project. A sustainable increase in green coverage, expansion of RV hookups, tree planting program, and improvements to nature trails, boat and fishing dock, and ATV trails as well as maintenance to the Upper Lake. These elements will allow Buffalo Springs Lake to reach its potential as a first class park.

The Buffalo Springs Comprehensive Development Plan established four major goals that will lead Buffalo Springs’ development. These goals create a cohe-sive set of objectives that can apply to all aspects of Buffalo Springs Lake. At their most broad, these objectives communicate over arching ideas about the essence of Buffalo Springs Lake. At their most specific, these goals guide programming and marketing efforts as Buffalo Springs Lake presents a new face to the world. The goals are:

Create a signature park and campgrounds.

Support the facilities of Buffalo Springs while activating the lake with new programs and uses.

Maintain the image and vitality of Buffalo Springs.

Enhance connectivity with the visitors and the greater community.


Vision

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Four Objectives for Buffalo Springs:

Create a signature park and campgrounds.

Support the facilities of Buffalo Springs while activating the lake with new programs and uses.

Maintain the image and vitality of Buffalo Springs.

Enhance connectivity visitors and the greater community.



Overview

Physical Site Analysis

Park Conditions

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Analysis

T he Buffalo Springs Comprehensive Development Team began this study with an intensive site analysis. This analysis was conducted on many levels throughout the life of the study. This chapter relates the key pieces of this analysis and draws conclusions from them. These conclusions are then applied in developing and guiding the direction of the master plan. The major categories investigated

were the physical site analysis, the distribution of park space, and current park conditions. Each of these categories has provided unique and important information to the understanding of the functioning of Buffalo Springs Lake as a whole. With a thorough picture of each piece of Buffalo Springs - from its shade tree coverage to its distribution of picnic areas - the team was able to develop a comprehensive approach and guide the future of the park.

Overview


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park spaceprivate space

The Buffalo Springs area is divided up between park space and lake side residents. There are approxi-mately 230 houses in Buffalo Springs that are being leased from the Water District. Many of these homes are along the water edge and have their own privet docks. The majority of these residences are located on the southeast side of the Upper Lake and north Lower Lake.

Real Estate

Analysis 15

Park vs. Private Space

The majority of the trees in Buffalo Springs lake are Chinese Elm. They are most prevalent around the western part of the upper lake. These trees provide shade for the campsite areas during the summer and during the winter, when their leaves fall, allow sun light to warm the grounds.

The trees that are planted are placed mostly along the paved road that circles the lake. Areas adjacent to the water are open.

Vegetation


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Vegetation - Trees

Lubbock is located on the plateau region of Texas known as the South Planes. The general elevation is approximately 3250 ft. above sea level with little to no significant terrain features. Because of the scarce terrain features there is little effect on wind flow. Prolonged winds between 5 and 25 mph exist year-round. Winds are often accompanied by dust in the form of dust storms and usually occur in the summer months. The area of Lubbock is located between the desert region to the west and humid climates to the east. The resulting climate is classified as semi-arid. The summers are generally hot and dry while the winters are usually mild.

The average mean temperature of June, July, and August, the hottest months of the year, is 78° Fahren-heit with record highs of above 100°. For December, January, and February, the coldest months, the average mean temperature is 39°. The normal average annual perspiration is 19 inches, the majority of which occur in the summer months in the form of thunder storms.

The climate conditions provide for a relative long recreation season for the Buffalo Springs Lake site. Many lake activities can be enjoyed from early spring to late fall, while other activities, such as fishing, can be enjoyed year-round.

The lake itself is divided in half by a partial land bridge near the center of the lake. The upper lake is located on the west side while the lower lake is located on the east side. The majority of the facilities offered by Buffalo Springs Lake is located within the upper portion of the lake. These include picnic and camping areas, public docks and boat slips, and fishing piers.

The prominent fish species present in the lake include the largemouth bass, striped bass, white crappie, channel and flathead catfish, and the sunfish. The average depth of water is 15 feet with a maximum depth of 52 feet. Over 240 surface acres of water for recreational activates such as fishing and boating are available within the site.

Climate Conditions Lake ConditionsTreesThe site is home to a number of significant trees. The majority of the trees at Buffalo Springs Lake are Chinese Elm. A small number of evergreen trees exist such as scrubby junipers and a few small deciduous tree. They concentrate around the western part of the lake where they shade the campsites and the picnic tables, and next to the dam. The eastern part of the lake has very few trees

GrassGround coverage is made up of mainly native grass, this includes Blue Stem, Big Blue Stem, Side Oats Grama, Inland Salt grass, and Broomweed. The dominant ground cover is Buffalo Grass which is mowed in some recreation areas. Along the shoreline, especially on the upper lake, there is a significant amount of Bermuda.

Aquatic PlantsThe majority of plant life in the lake are Cattails which show rapid annual growth particularly in the shallow areas at the west end of the upper lake.

Vegetation Conditions

Analysis 17

camping spacepicnic spacerecreation/event space

The activities of Buffalo Springs Lake Park is divided up into three distinct spaces. The first space are the camping grounds. These are divided between both tent and RV camping. The second space is desig-nated as picnic grounds. Picnicking is the most popular recreational activity at Buffalo Springs Lake. The final park space is devoted to outdoor recre-ation and special events. These activities include sand beaches, an amphitheater, nature trails, and ATV trails.

Park Space

Park Spaces


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Buffalo Springs Lake offers a variety of facilities for the purposes of camping, fishing, and picnicking. The list of existing facilities at Buffalo Springs are as followed:

Public Fishing Docks – 4

Crappie House – 1

Boat Launch Sites – 3

Marina with Boat Slips – 1

Total Camping Areas – 3

Total RV Campgrounds – 2

Total RV Hookups – 160

Restroom and Shower Buildings – 3

Picnic Areas – 24

Children’s Playgrounds – 2

Pavilions – 4

Party House with pier and fishing dock

In addition to these items, Buffalo Springs Lake also provides amenities to facilitate recreational activates. These include:

Hiking Trails

ATV Trails

Spillway Nature Trails

Amphitheater

2 Sand Beaches

240+ surface acres for fishing and boating

Lake Facilities

Analysis 19

Park Facilities


Erosion

Buffalo Springs Lake

Picnic Area

Campgrounds

ATV Trails

Stage Pavilion

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T he Park Condition Analysis examines the current conditions of selected structures and locations within Buffalo Springs Lake. This includes assessments and observations of the individual areas and any issues that may be present. Further observations are also made on a number of conditions that need to be addressed. Initial recom-

mendations are then made with suggestions on how these issues may be remedied. The opinions and comments provided in this report are based on field observation.

Park Conditions

21Analysis


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1. Near Camp Buffalo

3. Campgrounds

2. Road leading to ATV Trail

Buffalo Springs Lake has a major erosion problems that could lead to a wide range of problems resulting in negative consequences for the park. There are several eroded areas in the park, the areas along the water edge and escarpment are among the most heavily affected. Besides diminishing the appearance of the lake, loss of soil by erosion lessens the quality of the park and recreational facilities. There is also the danger that the eroded escarpment will weakened to the point of no longer being strong enough to support the structures on top of it. All of which could have a negative impact on the park’s recreational potential.

The primary reason for erosion in Buffalo Springs Lake is the lack of vegetation and ground coverage. Due to the dry climate, frequent visitors, and vehicles driving on the ground, the coverage of vegetation is poor. This lack of vegetation has resulted in soil erosion. Soil erosion in BSL is also caused by water runoff from rain. Because of the steep terrain of the canyon walls, rain water is redirected and funneled into the site. The resulting water erosion creates numerous crevices that cut through and erode the top layer of soil.

Currently there are programs set in place at Buffalo Springs Lake to combat the effects erosion. These programs include the instillation of retaining walls and the maintaining of vegetation and ground coverage on leased property. These methods control the effects of soil erosion however the cause of the problem remains at issue. Many locations, such as campsites and picnic areas, are subject to both heavy vehicle and pedestrian traffic. This damages the ground vegetation and prevents any growth. The result is the soil in the affected areas becoming loose and dusty.

Vegetation is the most effective means of preventing erosion. The root system of grasses act to anchor the top soil, lessening the effects of the wind and rain. Similarly, tree roots reach deep into the ground to stabilize large volumes of soil radiating outwards from the center. Much of the areas used for recreation need to be re-vegetated to control erosion in the affected areas of the park.

When establishing a program for planting, specifications found in The Texas Highway Department Standard Specification for Construction of Highways, Streets, and Bridges should be used as a guide. This document gives specifications on planting and fertilizing for erosion control. Grasses suggested for this area, by the Highway Department, include Green Sprangletop, Sideoats Grama, Bermuda Grass, and Buffalo Grass. For BSL, it is recommended that Bermuda Grass be used in areas subject to heavy foot traffic, such as the picnic and campgrounds. In order to prevent future degradation of ground coverage, it is recommended that efforts be put in place to reduce vehicle traffic on the ground. Designated parking can reduce vehicle presence in the campgrounds and allow for vegetation to mature.

Planting of trees can also be used as they act to both control soil erosion and provide shade. Young trees could be planted and allowed to grow into maturity as older trees start to decline. Suggested trees for planting include Hackberry, Red Oak, Pistacio, Honey Locust, Pecan, Russian Olive, and Kettekeri Juniper. The species recommended are considered to be long lived, insect and disease resistant, and relatively drought tolerant and have done well in this region. It is suggested that the trees be planted among the existing elms so that there will be a continuation of shade trees. Trees should be planted around the maintenance areas to screen it from the roadway. When re-vegetating public areas such as camping and picnic grounds, it is recommended that it be phased. One area at a time should be closed and planted so that new vegetation will not be damage before it has a chance to become established.

Erosion

Recommendations

Analysis 23

Buffalo Springs Lake is in poor condition and suffers from a number of issues and problems in relation to the lake itself. These issues can be linked to: erosion as the result of flooding, and contamination caused by pollution. Flooding has eroded away many of the recreational areas that are adjacent to the water and discarded trash is commonly seen along the shore lines and water edge. As the water line encroaches inland, valuable land is lost and the resulting drop-off pose a hazard for park visitors. In addition the presence of discarded trash and contaminating pollution in the lake harming the local wildlife and can pose health concerns to visitors.

The issue of erosion has already been discussed previously in this report. As it pertains to the lake, this issue is the result of annual rain that lead to flooding. Water washes away sediment that is then either cared off or settles to the bottom of the lake. During flooding, high water levels erode the shore line of the lake that then, during droughts when the water level lowers, are revealed as drop-offs. Drop-offs leading into the lake can be several feet in height. The areas that are most affected by this are concentrated within the Upper Lake area.

Pollution and contaminants have affected the entirety of the lake. Water quality has affected not only the image of the Lake but also the health and safety of the wildlife, residents, and visitors. Environmental contamination in both the Upper and Lower Lake has been having negative consequences and must be redeemed.

Water erosion along the Lake can be controlled with the use of retaining walls along the waters edge. A combination of driven wood piles and stone masonry could be used in the construction of these retaining walls. Other suggestions for erosion control include the panting of vegetation within the affected areas. Deep root vegetation such as trees will serve to anchor the soil. Grass can also be used to control surface erosion and prevent the loss of top soil.

As for recommendation for the pollution and contaminations, dredging is the part of the ultimate solution to restoring the lake and improving its water quality and ecological functionality. Hydraulic dredging is significantly cheaper than mechanical dredging. Hydraulic dredging works by using water to pump the sediments to the shore which is different than mechanical dredging where the material is scooped out with large equipment and hauled it to shore on a barge. Hydraulic dredging also has the advantage of being quieter and less polluting because of the electrical equipment it uses.

Lake Condition

Recommendations


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1. Picnic area adjacent to water

3. Example of Lake pollution

2. Example of existing erosion control

Analysis 25

1.) As is prevalent in much of the park, the picnic area is subject to soil loss due to water erosion. Because the picnic areas are located adjacent to the lake, the edge of these locations are often steep drop-offs of loose soil leading into the water.

2.) Permanent picnic tables and shade structures are installed in the picnic areas, however these tables are worn and covered in graffiti. Since picnicking is one of the most popular outdoor recreational activities, the image of these conditions is damaging to the park. Charcoal grills also are present in the picnic areas accompany-ing the tables. These grills are often damaged and in poor condition. The lids are rusted and filled with holes, cooking grates are corroded, and the brick bases are damaged. Refer to photograph 2 and 3.

3.) Within the picnic areas, as is prevalent in much of the park, there is a signifi-cant lack of trees. As trees provide for the majority of shade within the park, without them these areas become uncomfortably hot during the summer months. As a result, these areas are not being fully utilized.

Observations1.) Recommendations for the problem of erosion and ground coverage have been discussed in a previous section of this report. Water erosion in these areas can be controlled with the use of retaining walls along the waters edge. A combination of driven wood piles and stone masonry could be used in the construction of these retain-ing walls.

2.) The District should put a maintenance program in place to address the issue of the picnic areas. The picnic tables should be repaired and repainted, and the grills repaired or replaced.

3.) It is recommend that the District install a tree acquisition and planting program for Buffalo Springs Lake. It is recommended that when this takes place that the trees be the same species as already exist, Chinese Elm, or those equally suitable for the area. It is also recommended that the trees be semi-mature so as to provide shade quickly as opposed to waiting years for the them to fully mature.

Recommendations

Picnic grounds are located throughout both the upper and lower lake. These areas consist of shade structures, tables, benches, coal fueled grills, and playground equip-ment. Picnic grounds also include open pavilions for mixed use.

Picnic Grounds


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1. Picnic area adjacent to water

3. Grill condition

2. Shade structure and grill

Analysis 27

1.) As is prevalent in much of the park, the campgrounds have been subject to eroded ground cover resulting from vehicle and pedestrian traffic. The absence of vegetation has resulted in unattractive campsites with loose dust that blow through the area.

2.) There is a lack of plumbing within the campgrounds. Currently, there is no access to drinking water in the tent campgrounds. The only sources of fresh water is by spigots located in the adjacent RV campgrounds. Permanent restrooms are also not found in the campsites. Portable toilets are currently in use, the presence of which is damaging to the image of the site.

3.) Within the campgrounds, as is prevalent in much of the park, there are no designated fire pits. The locations of the current fire pits are not clearly specified and have led to illegal and damaging campfires being built on the grounds.

Observations1.) Recommendations for the problem of erosion and ground coverage have been discussed in a previous section of this report. It is recommended that a re-vegetation program be put in place for the campgrounds. It is also suggested that designated parking spaces be present to limit vehicle traffic that could damage ground vegetation.

2.) The District should first install a new plumbing works system in the campground areas. This will allow for the implantation of new permanent lavatories for visiting camp-ers. This will also provide a means of delivering drinking water to the sites. It is recom-mended that this work be phased. One area at a time should be closed and excavated so that new plumbing works can be installed. This may be inconvenient by reducing areas for picnicking and camping, however, overall results will be ideal improvements for the site.

3.) It is recommend that the District install new fire rings for the site. These new fire rings should be placed in appropriate locations, clear of trees and vegetation to prevent the spread of fire, and clearly designated and marked for visiting campers.

Recommendations

Buffalo Springs Lake offers both RV camping and traditional tent campsites throughout the Upper lake. These areas are located adjacent to the water and provide easy access to numerous recreational spaces.

Campgrounds

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1. Ground conditions of campsites

3. Illegally built fire pit

2. Portable toilets located in campsites

Analysis 29

1.) As is prevalent in much of the park, the road leading into the ATV trails has been subject to ground erosion resulting from vehicle traffic and water runoff. The road leading into the trails is a steep hill that features a deep crevice running approximately 150 feet down the length of the hill as the result of rain water runoff. The crevice is approximately 12 to 24 inches wide and 4 to 12 inches deep. The likelihood of a vehicle falling into the crevice and becoming trapped is extremely high making the road dangerous to traverse.

2.) The ATV Trails themselves are a series of crisscross paths that cover the area of the trails. Traffic direction is dictated by signage laid throughout the trails in the form of directional arrows painted on large boulders. However, the majority of these signs are faded and illegible.

Observations1.) Recommendations for the problem of erosion has been discussed in a previous section of this report. Efforts should be put in place to repair the road and that the crevice be filled. It is also recommended that road engineers analyses this location in order to determine if it is possible to divert water runoff away from the road. The instillation of a drainage system will prevent future erosion.

2.) Signage for the ATV Trails should be replaced with a more permanent sign system. These new signs must be easily seen and clearly legible to someone moving at speed while on a vehicle.

Recommendations

Buffalo Springs Lake offers an open all-terrain-vehicle trail in the lower lake section along the canyon plateau. The trails offer an enjoyable experience for dirt bike, BMX, and ATV enthusiasts.

ATV Trails

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1. Road leading to ATV trail 2. Crevice carved into the road

3. Existing signage

Analysis 31

1.) The pavilion is in fair to good conditions however the railing surrounding it is worn from overuse. The fasteners securing the railing to the foundation have become loose and broken. As a result of the railing becoming unstable, the benches encircling it have also become worn and damaged.

2.) A large wood and charcoal fueled grill and smoker is located adjacent to the pavilion. The grill is worn and in poor conditions. The lids are rusted and filled with holes and the cooking grates are corroded. An additional problem is that the smoker boxes attached to the grill are sometimes confused by visitors as trash receptacles and will dispense their trash in them.

Observations1.) It is recommended that the District address the maintenance issue of the pavilion. A maintenance program should repair the concrete foundation of the pavilion and repair or replace the railing. The benches should also be addressed and repaired or replaced.

2.) A maintenance program should also address repairs and refurbishing of the grill and smoker. In order to prevent misuse of the grill, proper trash receptacles should be installed at the pavilion.

Recommendations

Buffalo Springs Lake offers a number of open use pavilions within the picnic and campground areas. The largest of these is the Stage Pavilion located in the upper lake. This pavilion includes a number of tables and benches, a large grill and smoker, a clear view of the lake, and provides a location for special events and performances.

Stage Pavilion

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1. Railing to foundation connection 2. Stage Pavilion’s grill and smoker

Analysis 33

Documents

Sample of BSL Master Plan