CHAPTER 6 – Cost & Implementation Analysis

CHAPTER 6 – Cost & Implementation Analysis

Chapter 6 – Cost & Implementation Analysis

Antietam Lake Park Master Plan Chapter 6 ‐ 1

Park Improvement Phasing Achieving the vision presented in the master plan for Antietam Lake Park will require significant capital expenditures and dedication of county staff. As with most government investment in recreation facilities, the investment will occur in phases over several years. To guide the rehabilitation and improvements of Antietam Lake Park, cost estimates have been prepared to correspond to the various phases of development as determined by the study committee. The following summarizes the development sequence rationale and defines the phases for the park:

The county has committed funds for two park improvement projects. These Phase 1 projects include the valve house restoration and the Antietam Lake dam restoration.

The county has funding available to commit to Antietam Lake Park projects from the County Environmental Initiative (CEI) Growing Greener Plan Grant. The CEI grants are administered by the PA Department of Environmental Protection and the PA Department of Conservation and Natural Resources. Proposed improvements have been matched to these two funding opportunities as follows:

- DEP Grant – Hinnershitz Dam Removal and Permits.

- DCNR Grant – Angora Road Trailhead and Seidel Road Trailhead Improvements.

Additional phases are divided in a logical manner to provide the incremental expansion of public use amenities and to introduce parking throughout the park site in a phased manner.

The visitor’s center is recommended as the final phase of development, due to the high cost of the improvements proposed for the facility and immediate area. As the remainder of the park is developed the concept of the visitor’s center can be further defined to target the needs of visitor’s, complement other regional park initiatives, and explore potential partners.

Suggested development phases:

- Phase 1 – Valve House and Dam Restoration – This work is underway.

- Phase 2A – Hinnershitz Dam Removal/Permits – Work will include removal of the central portion of the partially deteriorated stone dam so that Antietam Creek can flow freely. Stabilize the outer extent of the dam for interpretative purposes. Restore Antietam Creek in the former basin area through re‐grading, riparian buffer planting, and stream bank stabilization. Costs associated with this phase are outlined in a separate grant application and excluded from this report.

- Phase 2B – Angora Road Trailhead – Develop the expanded and enhanced parking area, install a composting toilet and develop trail connections to the nature trails and Gravity Trail. Install riparian buffer planting along the spring flow and the unnamed tributary to Antietam Lake.

- Phase 2C – Seidel Road Trailhead – Develop the small parking area on Seidel Road and the accessible trail that extends from the parking area to the Hinnershitz Dam area. Establish an overlook area for the dam and provide an interpretive sign, highlighting its history and function. The Antietam Creek walls from the Seidel Road Parking area to the Hinnershitz dam are restored as part of this phase.

- Phase 2D – Angora Road Accessible Nature Trail and Signs – Develop the accessible nature trails that explore the wetlands west of the Angora Road Trailhead and install the


Chapter 6 ‐ 2 Antietam Lake Park Master Plan

pedestrian boardwalk to cross wet areas. Install interpretative and directional signs and trailhead kiosk. This phase is accessory to Phase 2B and may be bid as add alternate items to Phase 2B work.

- Phase 3 – Angora Road Mudcatcher Parking and Trail Connections – Improvements include the two areas of parking adjacent to the Bingaman’s Run mud‐catcher and the trail connection with the trail that extends along the lake from the Angora Road trailhead. Develop plaza improvements at the Mother Tree, an accessible fishing pier, and signage.

- Phase 4 – Lake Overlook, Pavilion and Trail – Demolish the Caretaker’s House. Develop the lake overlook plaza, small pavilion, and picnic area and restore the walls of the Caretaker’s House as part of the overlook. Develop an accessible trail to the overlook and loop trails that explore the forested hillside. Provide a trail connection to the Hill Road parking area at the Ferndale Trail trailhead. Install signage and site amenities. Develop a satellite parking area on List Road.

- Phase 5 – Hill Road Equestrian Trailhead – Develop the parking area with car and equestrian trailer parking spaces. Install a composting toilet, small pavilion, and information kiosk. Extend trail connections to the multi‐use trail and Ferndale Trail and develop a boardwalk at the wetlands with interpretative signs. Develop a small satellite parking area on List Road.

- Phase 6 – Northside Lake Trail and Trail Parking – Develop the accessible trail that extends along the north shore of Antietam Lake and the pedestrian bridge that crosses Bingaman’s Run. Provide an overlook with signage for the seven step dam. Install the two small parking areas along Antietam Road and a trail connection between them. Develop a pedestrian bridge over Antietam Creek, north of the seven step dam. Develop the trail and parking area on Antietam Road north of the Hinnershitz settling basin. Develop the satellite parking area on Angora Road near List Road.

- Phase 7 – Visitor’s Center, Outdoor Classroom, and Regional Trail Trailhead – Renovate the Bingaman Farmhouse as the visitor’s center and develop the outdoor classroom/pavilion. Incorporate interpretive signage. Develop the maintenance/storage/restroom building and associated parking area. Develop the regional trailhead for the Ferndale Trail and trail connections to the visitor’s center and Angora Road trailhead.

As facility improvements are undertaken and new facilities are introduced into Antietam Lake Park, accommodations must be included to make the facilities accessible to comply with the requirements of the Americans with Disabilities Act. Accessible routes, parking spaces, and other accommodations must be included. Additionally, as improvements are implemented, accessories such as benches, signs, and landscaping should be installed to achieve a completed area that is convenient to use and inviting to visitors.

Probable Construction Cost Opinions All costs provided in this plan are estimated based on the findings of this master plan and knowledge of similar park development. The proposed phases are based on logical sequence of construction and park function. These phases should be viewed as recommendations for development phasing. As funding becomes available or needs change in the county, the sequence of development may change. Not included in the cost estimates is an escalation cost between phases so that each phase can be compared and



evaluated on an equal basis. As the park is developed, consideration should be given to escalation costs over the base cost provided herein. Design and engineering fees have been estimated and are included in the cost breakdowns.

The following opinions of probable construction costs have been completed using DCNR format for use in future grant‐funding applications. Costs are based on Pennsylvania prevailing wages for year 2010 construction prices. A fifteen percent contingency is included in each cost. No increase or adjustments for inflation has been accounted for between phases. Phasing plans for the park are provided on pages 6‐5 and 6‐6, followed by the detailed construction cost opinions.

Antietam Lake Park

Phased Probable Construction Cost Opinion Summary

Phase Description Cost Estimate

1 Valve House and Dam Restoration Existing Grants

2‐A Hinnershitz Dam Removal/Permits $166,750

2‐B Angora Road Trailhead $149,995

2‐C Seidel Road Trailhead $338,772

Subtotal Phase 2A‐C $655,517

2‐D Phase 2 Add Alternates – Angora Road Accessible Nature Trail and Signs

$96,940

Subtotal Phase 2A‐D $752,457

3 Angora Road Mudcatcher Parking and Trail Connections $700,030

4 Lake Overlook, Pavilion and Trails $485,660

5 Hill Road Equestrian Trailhead $523,464

6 Northside Lake Trail and Trail Parking $666,938

7 Visitor Center, Outdoor Classroom and Regional Trail Trailhead $920,337

Total – Phase 2 ‐ 7 $4,048,886

Construction Cost Opinion Assumptions and Exclusions The Construction Cost Opinions on the following pages exclude the following items:

Utility service connection fees

Utility service upgrades or distribution

Utility location and/or relocation

Excavation or removal of rock or unsuitable materials

Remediation of soils and soil amendments

Import of topsoil

Construction management

Construction inspections fees

Dumping/hauling fees

Interpretive signage message and graphic design

Off‐site improvements

YSM is not a construction contractor and therefore probable constructions cost opinions are based solely upon our experience with construction. This requires YSM to make a number of assumptions as to actual



conditions which will be encountered on the site; the specific decisions of other design professionals engaged; the means and methods of construction the contractor will employ; contractors' techniques in determining prices and market conditions at the time, and other factors over which YSM has no control. Additionally, the master plan was prepared using GIS mapping information and topographic and boundary line survey information was not available. GIS information is generalized and suitable for planning purposes but does not provide mapping that can be accurately measured for quantity take‐offs. Assumptions were made based on our visits to the site and the review of available information. Stormwater management and erosion and sedimentation control costs are provided on a per acre cost and specific strategies for this work can not be defined until the design and engineering phase.

Implementation Tasks The development of Antietam Lake Park as depicted on the master plan will require additional planning, design, and approvals. The following list outlines the implementation tasks that may be required for renovation and development of the park. This list is provided for planning purposes and should not be considered all inclusive as additional tasks, approvals, and permits may be required.

Apply for park development funding grants.

Complete Phase 1 archeological studies, as necessary, to determine that there are no archeological or historic artifacts or features of significance in the project area.

Complete topographic survey of the proposed development areas.

Complete wetlands delineation.

Develop construction documents. Construction documents design in detail and engineer the proposed improvements and associated amenities. Prepare a project manual including technical and bidding specifications.

Prior to bidding and construction, obtain approvals from the various governing agencies. The following is a list of typical approvals but may not be all‐inclusive.

- Municipal and county approval for land development plans, if required.

- Berks County Conservation District approval for erosion and sedimentation control plans and NPDES Permit.

- Pennsylvania Department of Environmental Protection approval for any work within the waters of the Commonwealth including delineated wetlands and stream encroachments.

- Water well testing for quantity and potable water.

- Pennsylvania One Call. Pennsylvania law requires three working days notice for construction phase and ten working days in design stage.

- Approval from public utilities required for development such as electric service extensions.

Each of the above permits and approval are typically involved and will require advance planning to facilitate the process. Adequate preparation and review time should be allotted.

Upon approval of all required approvals and permits and completion of the construction documents, the project should be publicly bid for construction.

























Documents

CHAPTER 6 – Cost & Implementation Analysis