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TRANSCRIPT
Long-‐Range Plan for Deer Valley YMCA Family Camp
July 2011
Background The Deer Valley Board of Management and its Long-‐Range Planning Committee have spent several years seeking input and discussing the future needs and program directions for the Deer Valley Family Camp. We also worked with The YMCA of Greater Pittsburgh, aligning our priorities with the mission and vision of our parent organization. Our discussion resulted in a prioritized list of program opportunities, facility development and restoration, and infrastructure requirements for the Board to consider further.
The resulting plan, whose elements are discussed and illustrated here, has two consecutive five-‐year phases. The first phase contains elements considered to be of higher immediate importance. These are: Cabin and Infrastructure Replacement of the above-‐the-‐road cabins, Cabin Renovation of the below-‐the-‐road cabins, Nature and Environmental Education and Facilities, Sewage Treatment Plant Update, and Safety and Emergency Infrastructure Development. During the second five years, the projects are: Alexander Hall replacement, Springer Lodge restoration, Winter Sports, Equestrian Center, Family Adventure Village, and Dam and Spillway Repair. As with any long-‐range plan, we expect that the order implementation might change due to the availability of funding and unforeseen circumstances.
This plan was prepared by the Deer Valley Board of Management’s Long-‐Range Planning Committee: Don Thomas (Chair), Kevin Dougherty, A.J. Drexler, Keith Mangini, Cecil Miller, Steve Monteverde, Bob Reid, and Bud Wise. Todd Brinkman, Executive Director.
Phase 1: Years 2011 through 2015
Cabin and Infrastructure Replacement (above road)
New revenue generator
Background Cabins 1-‐12 above the road were the first cabins built for the camp’s opening season in 1957. The cabins have always been in a more rustic environment — the surrounding vegetation is rarely cut and the tree cover is heavier. This has led to
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maintenance problems that have caused problems to appear there before the other cabin areas of camp.
These cabins are also less desirable due to their distance from the main camp program and food service facilities, and their higher elevation than these other facilities. Although some like them for their quiet, out-‐in-‐the-‐woods privacy, most feel it is less desirable housing.
Plan This project will replace the upper cabins and their water, sewage, road, and electric infrastructure. The new cabins will be slightly more desirable as a balance to the distance and elevation issues now existing. The renovation will include replacement of all the previous above-‐road cabins and the addition of new cabins. The full camp cabin space will increase approximately 10%. An increase in cabin space will enable the use of some log cabins for adult summer staff housing.
• There will be 20 cabin-‐equivalents in the full design (The current Cottage A counts as 1 single cabin; a “mama bear”. Cottage 1 counts as 2 cabins — a “papa bear” double.) The final design will have 3 papa bear cabins and 14 mama bear cabins.
• An ADA cabin will be included
• Fire pits and/or gazebos will be interspersed to provide meeting and program space.
• Infrastructure (water and electric) will be moved below grade for 3-‐season camping.
• Road and minimal parking (for off-‐season usage) will be upgraded.
• Sewer line addition, upgrade or replacement for each cabin.
• Addition of a trail head leading to the tennis courts directly from the upper cabin area.
Cabin Renovations (below the road).
Background The below the road cabins were started a year later but the last was completed in the mid-‐1960s. As opposed to the upper cabins, some of their placements make them ideally close to various program, bathing, and eating venues. These cabins have been better kept and have not taken the weather beating the upper cabins have.
Plan These cabins will be renovated with:
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• A toilet room for each side of the cabin, and a pocket door between the sides, enabling them to be used for two small families (three or less people each) or one larger one.
• Updated internal electric and plumbing (hot water)
• Updated electric distribution to the cabins
• Electric heating, operable, high insulation windows for more comfortable use in early Spring and late Fall.
• A new sloped roof.
Nature and Environmental Education and Facilities Phases 1 and 2
Background Nature and environmental education has been a part of the Deer Valley camping experience, both for summer camp and certain off-‐season groups for decades. Given its location, natural assets, and recent improvement of the trail around the lake, the opportunity is to make nature and environmental education a center-‐piece attraction for summer campers and a focal point to attract additional off-‐season campers.
Plan
• The trail around the lake will be enhanced to include a minimum of six nature education destinations (PODS). Each Pod will be designed for both group instruction and self-‐paced interactive exploration of nature topics relevant to that location on the trail.
• Educational modules, tied to state standards for environmental education, will be developed to complement each nature education Pod.
• The enhanced curriculum and experience will be marketed to school districts and community groups, resulting in improved utilization of the camp during the off-‐season.
• Longer term, a new Educational Pavilion will be constructed near the existing horse barn to support both environmental and equestrian education.
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Sewage Treatment Plant
Background Deer Valley, has struggled for the last several years with meeting quality standards for discharge into Cove Run, as set by the Pennsylvania Department of Environmental Protection. The current requirements simply put are:
• Reduce the effects of DV’s waste on the receiving stream –Cove Run
• Reduce nutrient discharge in the form of carbon compounds
• Reduce organic compounds (ammonia, nitrates, nitrites)
• Reduce suspended & dissolved materials
• Detoxify discharge by disinfection through chlorinization.
The future requirements will be much stricter than they are today.
Over the past several years measures have been taken to improve the current system. The initial step was taken in the fall of 2004, which included the reconstruction of the dosing tank, discharge pipes and sand filter medium.
In 2007 a video study of the sewage lines, consisting of a few thousand feet of pipe, was undertaken. From this study it was determined that the overall camp infrastructure was in poor condition and was allowing groundwater infiltration into the system overwhelming the disposal plant. A second effort was made to improve the system at a substantial investment. This consisted of complete replacement of the 3 sand filter beds located near the wilderness camp and repairs to the leaking sewer trunk lines within the camp and down to Mario Martin Lodge.
Mario Martin Lodge in itself is a huge problem, because during its construction large quantities of groundwater were encountered. The remedy to remove this groundwater was to construct French drains beneath the building. The French drains were then connected to the sewer lines. This groundwater resulted in a huge overload of the system that continues to this day. The Metropolitan Y has recently contracted with an engineer, expert in this field to address, develop, and implement a comprehensive plan.
Plan Bring sewage treatment plant up to Department of Environmental Protection standards.
Safety and Emergency Infrastructure Development To ensure that the correct response is made to any emergency situation that may arise at the camp, a comprehensive Emergency Response Plan needs to be
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developed, as well as a Hazard Assessment of the camp property and safety infrastructure evaluation.
The Emergency Response Plans purpose would be to prevent confusion and to make best use of available resources for any situation requiring an emergency response i.e. fire, accident, gas leak, lost child, prowler, drowning, falls, etc. This will enable immediate assistance to be provided and an appropriate response planned by the camp staff in coordination with the local and state emergency responders.
Relevant to the safety infrastructure items that need to be addressed are: personal protection equipment and training for full time camp employees, camp emergency communication and equipment, fire detection equipment, fire-‐fighting equipment, water safety equipment, emergency notification methods and equipment, back-‐up power generation, etc.
Phase 2: Years 2016 through 2020
Alexander Hall
Background One of Deer Valley’s central assets since the 1950’s has been the “old” dining hall, now called Alexander Hall. Since the construction of the “new” dining hall and the expansion of the craft shop into the former program lodge space, Alexander Hall has been the primary indoor activities center of the camp. New hard wood floor and safety windows were installed several years ago to make the main gathering area both multi-‐purpose and safe. The stage area was constructed/rehabilitated to become the presentation area for both educational seminars and the world famous “café night”. The back area and former kitchen were modestly renovated to house a child-‐watch area, a bouldering/climbing area, and cross country ski storage.
Unfortunately, at this time the building is of the age where further modifications are required in order to insure its long-‐term use. In 2010, due to rain water damage to some of the arches, the building was given a 10-‐year life span.
Plan Although it is possible to remove portions of the building and repair others, it is probably better to consider replacing the building as a whole. The programming requirements presented above, possibly along with some new programming directions for the camp, should be considered in architecting the new building. The building should be designed for 3-‐season use.
Since the building is somewhat of a “landmark” building in the camp, some of its architectural features should be designed into the new replacement. These include the arches and rounded wood ceiling for at least part of the building.
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Springer Lodge
Background Known to several generations as the “old staff lodge”, the historic Springer Lodge, (named after Doc Springer, the original developer of the Deer Valley property) has since served as both the Director’s and as “spill-‐over” summer housing. In the past several years, new Director’s homes have been constructed to provide modern housing for the professional staff, because the costs of full renovation of the Springer Lodge for full time, year round occupancy is prohibitive. However, with more modest renovations the Lodge has the capacity to offer Deer Valley campers a unique lodging option.
Plan Given that there are several portions of the lodge that are unusable (such as the third floor), its most likely renovation would be to remove all but the stone first floor of the building, provide a new roof for that section, and build an attached wing of housing with a kitchen for small groups. This would keep the stonework of the original building but update everything else. A wing of living space, such as at Mario Martin Lodge, is envisioned. However, showers should be considered for the individual rooms. The nearby log cabins would also serve as living space for out-‐of-‐season programs run in the new lodge. An ice skating rink are could be added nearby and fed from the nearby creek. This would be a modern rustic lodge.
Nature and Environmental Education and Facilities Phases 1 and 2
See discussion under Phase 1.
Equestrian Center Background Deer Valley has long had a tradition providing equestrian experiences for its campers. The current need and opportunity is to both upgrade and expand the facilities supporting this focus area.
Plan • The current horse barn will be replaced to meet today's equestrian standards
for housing horses.
• The barn will be rebuilt further from the road. Room for bus access for outside groups will be provided near the site of the current barn
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• A new, covered ring will be established which will provide the opportunity for expanded programming in all weather conditions. The Equestrian Ring will adjoin a new Education Pavilion, which will be used for both equestrian and environmental programming.
Winter Sports Program
New Revenue Generator
Background The Deer Valley terrain provides an ideal spot for winter sports recreation and this has been an attraction for years. The current need and opportunity is to upgrade and expand the facilities in support of winter recreation, making it a true attraction for off-‐season campers.
Plan The current hill will be used, but would be upgraded to better co-‐exist with the road that dissects camp.
• A Warming Hut will be built on the hill, enabling longer term use on any given day. Water and toilet facilities should be included.
• Cross country trails would be groomed to add to the variety of experiences available.
• Year round tubing/sledding will provide activities not just when winter snow is not available, but during all seasons
• An ice skating rink will be constructed near Springer Lodge and will be fed by the nearby creek. Providing a rink large enough for hockey should be considered.
Family Adventure Village New revenue generator
Background Deer Valley has always had a focus on families being together and close to the environment around it. Giving families and all guests a chance to be even closer to the natural environment, teach each other, and pass along to the next generation the love of nature is a priority.
Yurts are round platform tents that come in a variety of sizes with a range of features; the plan is to use these to build Adventure Villages. An Adventure Village provides the camp with a more rustic camping area.
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During the summer, the area could be used as a “rustic night away” from the main cabins for a few families. During the off season, these could provide teaching areas for environmental education or rustic sleeping areas for smaller groups. Most groups like this are ranging in size from 25-‐75 people
Plan These villages will add to the natural experience of Deer Valley. Building 3-‐5 villages on the property would enable a new experience and housing for 6-‐12 people per yurt.
• Identify programming opportunities. These might be: “rustic night away” from the main cabins during summer weeks; new family units for whole summer camping weeks; out of season group camping; program areas such as nature/environmental sites; and bike trail housing.
• Identify potential sites for villages. Given different programming purposes, potential sites are near Springer Lodge, on either side of the entrance road between Mario Martin Lodge and Chicken Hawk highway, along the road to the Wilderness Camp, the Wilderness Camp itself, along the shore just beyond the current zip line, and in the hidden meadow across from the horse pastures and above the farm fields.
Dam and Appurtenant Structures
Background The Deer Valley dam was designed in 1950 by Neilan Engineers. It was designed to incorporate a concrete wall that was already in place acting as a smaller dam. The current dam was partially constructed in 1952 and completed in 1953 following the YMCA purchase on Dec 30, 1952. As planned, the dam was constructed to incorporate the concrete wall that was probably built in the early 1930’s.
As built, the current dam has always had two major flaws: The back slope is too steep (it was built steeper than the plans dictated), and flow of water over the spillway is not properly diverted from the back of the dam in the original streambed. Hence, the swamp at the base of the back of the dam has been there since it was built. The swamp is also worsened by a leaking draw-‐down pipe and water seepage through the dam. A slope stability analysis performed on the dam in 2008 indicates that its safety factor against failure is much smaller than necessary for dams.
The spillway was originally designed for a 100-‐year flood, which was a suitable design basis at that time. Today, design standards require a spillway designed for half of the Probable Maximum Flood ( ½ PMF) which is considerably larger than a 100-‐year flood. Consequently, it must be widened by about 20 feet. Since the concrete has deteriorated, the spillway will need to be replaced.
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The bridge consists of two steel beams which were supported at both ends of the spillway as well as a central support. Although the beams are in good condition, the central support has deteriorated beyond use. Consequently, the bridge was closed to motor vehicles in 2006.
A draw-‐down mechanism was built into the dam located at the center of the dam and it follows the path of the original streambed. It was used once in 1953 to drain the lake for cutting remaining trees. It has been inoperable for at least 30 years. As designed, this mechanism would empty the lake into the area that is perennially a swamp. This is a very undesirable situation. The state requires that lakes this size have an operable draw-‐down mechanism
Plan The plan is to stabilize the dam, eliminate the swamp, build a new, larger spillway, and construct a draw-‐down mechanism that does not drain into the swamp. The existing bridge will be removed with the existing spillway and a new bridge is possible, but is not an immediate priority
The first priority is to stabilize the dam. This will include widening the dam, reducing the slope on the back side, and eliminating the swamp area (possibly by relocating Cove Run). Significant engineering work is still required for this.
The second priority is to design and construct a new spillway. The required size has already been determined, but additional design still need to be determined by engineering work. The new draw-‐down mechanism would be installed as part of the spillway work in order to avoid having it drain into the original streambed.
• For the dam, the work is: stabilization of the toe (do something about the swamp; widen the dam; reduce the slope of the backside (widen it more at the base); construct a new draw-‐down mechanism
• For the spillway: widen the spillway to about 55 feet (>50% increase); reconstruct entire structure; new bridge capable of carrying vehicles such as the hay wagon
Other:
Realignment of Cove Run to prevent the water going over the spillway from going "backwards" into the swamp.
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