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The following letter was submitted by the Friends of Dicken Woods
(a PDF version of the letter is also available.)
June 12, 2003
Ann Arbor Park Advisory Commission
c/o Mr. Ron Olson, Superintendent
Parks and Recreation Department
We write you as the Executive officers representing Friends of Dicken
Woods, a neighborhood group constituting over 150 members. We are
requesting that the Park Advisory Commission table a final decision on
this parcel pending further input and information from our group. We
feel that this important decision, which has long lasting impact on the
city, not be taken in haste. There are multiple cogent arguments as to
why Dicken Woods lends itself to a joint public-private purchase. We
understand that there has been a preliminary evaluation of this property
from a limited set of criteria. We have collected a large body of
information, commissioned an environmental analysis, and examined the
West Area and PROS plans. Support for preserving Dicken Woods comes
from the Malletts Creek Management Plan, the Allen Creek Restoration
plan, the Huron River Watershed Council, founding members of the Allen
Creek advisory group, and most importantly the PROS own plans.
These woods score exceedingly well based upon an evaluation using the
criteria for the PROS plan from Section C: Park and Recreation and
System Wide goals and Section E: Land Use: Planning and Acquisition
Principles.
There are many reasons for preserving different kinds of open space,
including frontier woodlands such as Dicken Woods. We further believe
Dicken Woods has additional important qualities worth supporting and
preserving. As a natural area with trails, Dicken Woods will serve as
an invaluable resource for Dicken Elementary School allowing innovative
curriculum development, as well as forming a neighborhood and city
asset. This land also serves as a source of pride and an anchor for our
tightly knit community.
I. Specific support for acquisition of Dicken Woods
from Section E of the PROS Plan; Land Use: Planning and Acquisition
Principles.
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1. Huron River Frontage. No part of Dicken Woods has Huron
River frontage. However, lying at the headwaters of the Allen and
Mallet's Creeks that flow into the Huron, it has important ecological
import and impact on this waterway.
2. Citywide system balance. Dicken Woods must rate very high.
Las Vegas and Mushrooms parks are the only significant parks in our
southwest area neighborhood. Both are one acre, and are designed for
recreation. Their limited size all but precludes natural areas. Hansen
Park is small, outside our contiguous neighborhood, and across two
major streets.
3. Natural Resource Protection. Dicken Woods has been a de
facto natural area for the neighborhood for over thirty years. The
topography and slopes are well documented, while the strength and
diversity of the flora and fauna has been only partly appreciated. The
city's own frog count attests to the quality of the wetlands. Expert
environmental assessment has identified a vibrant variety of native
species.
Grey dogwood, small American elm, and some hawthorn also occur within
the areas of brush. In contrast, within the wooded area, there is a
diversity of tree species, including white oak, red oak, American elm,
silver maple, red maple, hop hornbeam, and white ash. Some old and dead
apple trees also occur in the northwestern portion of the property.
Both the woodlands and the areas of brush support a variety of small
mammals as well as considerable bird life. While walking the perimeter,
the undersigned observed tracks of squirrels, cottontail rabbits, red
fox, and even one track of white-tailed deer. In addition, the birds
that were observed on site included blue jays, cardinals, black-capped
chickadees, and mourning doves. Hence, even the areas of brush support
considerable animal life, and provides important habitat for small
mammals and birds. Thus, the characterization of the woodlands and/or
brush areas as being of "low quality" is not supported by the field
observations.
Dr. Eugene Jaworski
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These reports are in contradiction to the proposed development's
claim that the area is largely low-grade woodlands and wetlands
consisting of invasive species.
4. Environmental Enhancement. We are not aware of any environmental contamination on the property.
5. Open Space and Green Space Imagery/Aesthetics. Again,
Dicken Woods scores high in this category. The property is faced on two
sides by multiple family housing two to three stories tall. It is also
very close to the busy commercial areas along Stadium Boulevard. The
woods location at the busy corner of South Maple and Pauline provides
welcome relief from the dense development in the area.
6. Enhance Access and Linkage. While Dicken Woods does not
directly connect to any other city parks, it does connect with the 200'
natural setback behind the Walden Hills condominiums, entailing
approximately five acres. The condominium association will not develop
this setback. The property is contiguous with a greenbelt ravine running
behind the houses on South Maple as well as the acreage and woods of
Dicken School. From an aerial photo, it is clear that this land is also
contiguous with land owned by the church on South Maple, which provides
corridor connection to South Maple Park thereby stretching one-half of a
mile.
We are pursuing a linkage with the underused Hansen Park through this
church property. This would greatly enhance the proposed Hansen
Park-South Maple Park corridor. Finally, the presence of white tailed
deer, and the occasional fox and coyote, is a testament to the
property's importance as a traffic corridor for animals.
7. Appropriate to Adjacent Land Use. Dicken Woods could
provide a critical link to the development of a west side corridor
stretching from Dicken School to South Maple Parks. It also presents a
natural extension of some small existing wetlands with boardwalks
associated with Dicken School.
8. Protection of Watersheds and Water Quality. We would
suggest that Dicken Woods scores an "A+." The property is adjacent to
the highest point in the city, and straddles the sensitive watersheds of
both Malletts and Allen Creek. The importance of these creeks is well
known, and any development of this property can only adversely affect
both of them. We understand that the City's Environmental Commission is
dealing with city planning based upon watershed boundaries as opposed
to arbitrary political boundaries. We suggest that these issues be
included in property acquisition decisions.
Water quality issues downstream from this property include a sewer
disconnect program to deal with inadequate sewer capacity. The results
of this program are not yet known. (Please see later sections that also
refer to specific applicable watershed management plans.)
9. Suitability for Intended Use. Not only is Dicken Woods the
only remaining undeveloped parcel in the neighborhood, it already
provides the natural habitat the area would otherwise lack. It also
will ensure the availability of an undeveloped area where youth can
explore and experience nature, engaging in Huck Finn adventures. Each
of us can remember the joy of having some wild lands to explore in our
youth.
10. Recreation Value. The property is neither suited nor
expected to provide recreational uses such as large playing fields or
swimming pools. However nature trails will provide a refuge from the
urban environ. In addition, a portion of the land is well suited for a
community garden providing this form of recreation.
11. Method of Acquisition/Direct Costs. The combination of an
active, fund-raising organization, a willing seller, and the difficulty
of the site's commercial development all indicate an excellent value to
the citizen's of Ann Arbor.
12. Multiple Use Benefit. The property of Dicken Woods is
most conducive to the uses associated with a natural area. These
include environmental education, walking/running, community gardens, and
simple aesthetic enjoyment. This will provide an enhanced hands-on
learning laboratory for environmental and ecological explorations for
the students of Dicken elementary.
13. Community Benefit. Preservation of Dicken Woods will
impact any area of Ann Arbor associated with Allen Creek, Malletts
Creek, and therefore the Huron River. It also provides a bastion of
nature on the southwest side of the city to balance other isolated
natural areas such as Thurston Pond and the Scarlett-Mitchell Nature
Area.
14. Provides for Future Needs/Anticipates Growth. The
burgeoning commercial development along Oak Valley Drive and residential
development on Scio Church is rapidly eliminating other open
space/natural areas on the southwest side of Ann Arbor. There is
extremely limited room for local growth within the city proper. There
are no alternatives to replacing Dicken Woods. This is a parcel that
would have been developed thirty years ago had it been in private or
commercial ownership. It represents a fabulous opportunity to preserve
land that should have been set aside when the area was originally
developed.
15. Overall Cost/Benefit to Park System. The Dicken Woods
site is exceptional in its accessibility to a crowded corner of Ann
Arbor. Situated between tracts of large multiple family units and
underserved single-family homes, the location of this natural area is
ideal. It provides an excellent value per acre procured based upon the
current price, as well as factoring in the willingness of the
neighborhood to support over 10% of the purchase cost. In addition, we
feel the purchase price is negotiable as the current asking price was
for commercial development.
16. Long Term Development and Maintenance Costs. As a natural
area, Dicken Woods would require minimal maintenance. We are eager to
provide future support towards preservation. Friends of Dicken Woods
have already made a ten year pledge to maintain the park through
clean-ups and trail maintenance. We are also pursuing pro-bono planning
of the park. The neighbors have already provided a clean-up, removing a
pick-up load of trash including tires, chairs, mufflers, and twenty
bags of urban debris.
17. Urgency for Acquisition. The owner of the property wishes
to expedite its disposition and work with the city and our neighborhood
association to procure this land.
18. Consistency with the PROS plan. The Friends of Dicken Woods support the Guiding Acquisition Principles of the PROS plan.
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II. Specific support for Acquisition of Dicken Woods from Section C of the PROS Plan: Park and Recreation and System Wide goals
We offer the following references to stated system-wide goals from
Section C of the PROS plan that also support this acquisition.
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"Goal 1. Provide an efficient recreation and open space system,
where all the components will complement each other in providing a
broad spectrum of services that minimizes duplication.
Objectives
a. Promote cooperation and resource sharing among the public agencies
involved in providing recreation and open space (i.e., Ann Arbor Public
Schools, City Parks Department…)
b. Plan, design, and build parks and facilities to support multiple
functions within the limitations of the site or the proposed
improvement. Such planning will result in greater use of the parks and
facilities and maximize the benefit for the dollars spent."
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Procurement of this property fits extraordinarily well with the first
objective. Locating a natural area adjacent to a public school and near
a dense urban area will maximize the usage, thereby supporting
objective b.
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"Goal 5. Foster the quality of life in Ann Arbor by paying
particular attention to the park, recreation and open space system as a
visual and functional resource.
Rationale
The park, recreation and open space system…these functions include
visual image of the city, water retention and cleansing, air
purification and cooling, wild plant reserves, and wildlife habitat, as
well as havens for physical activity and mental recharge for people.
Objectives
a. Recognize the importance of views along streets, parkways, buffer
areas and greenways as integral components of visual resource planning.
b. Analyze and plan entrance corridors, gateway intersections and
visible outside edges of the City so as to maintain and enhance the
image of Ann Arbor.
e. Provide, where feasible, unstructured open space within the parks system and within individual parks."
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Dicken Woods is a high profile natural area at a defining entry point
to the city. Fifty years from now there will be no greenbelt
surrounding Ann Arbor. The benefit of a natural area in this location
will only increase with the continued development of the region.
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"Goal 6. Assure citizens a voice in the decision-making process
of the park, recreation and open space system, including acquisition,
planning and development.
Rationale
The park, recreation and open space system exists to serve the Ann Arbor
community. To assure that the system meets the needs of the people, the
evaluation of services, assessment of the community and ongoing
communication with the public is necessary. Involvement of citizen
advisors and decision makers in the system is crucial to maintaining
strong support by the community for the parks and recreation system."
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We wholeheartedly support civic involvement in the park acquisition
process. The dedication and number of people that actively support
Dicken Woods' acquisition reveals the value of the property.
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"Goal 7. Develop recreation programs, services and facilities after assessing changing trends and community needs.
e. Develop environmental interpretive programs and activities.
f. Study the need for expanding outdoor recreation opportunities.
g. Study the desirability of multi-site community centers and schools as community learning centers."
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South Maple has experienced extensive development of apartments and
condominiums; Dicken Woods is the last stretch along this road. It
would also lend itself to Geocaching, an activity supported by recent
city decree.
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"Goal 8. Appropriately utilize (while preserving and restoring)
the Huron River and areas of natural, historical or architectural
significance.
Rationale
The natural, historic and cultural resources in Ann Arbor are highly
valued by the community. The park, recreation and open space system must
be a responsible steward of the resources under its care and work with
other agencies and the community to balance the use of these resources
with their long-term preservation.
f. Improve water quality overall so the river could be declared swimmable."
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III. Support for Acquisition by the Mallet's Creek Management Plan
The Mallett's Creek Management Plan Also speaks to the preservation of
areas such as Dicken Woods. This plan, which has been endorsed by
numerous entities, asks the city to:
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"Expand the goals of the Parks, Recreation and Open Spaces to include
creek protection through creation of more non-turf area, increasing
groundwater retention/detention facilities in public parks, reduction of
impervious surfaces, expanded use of native species, maintenance of
creek buffer areas...."
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In addition, the plan also states:
"Ann Arbor parks can play a major role in protecting and improving
the functionality of Mallett's Creek. We therefore propose a number of
changes in park management policy:
Expand the Parks goals by including parks as functional resources, in
addition to visual resources. Functional uses include water retention
and cleansing, air purification and cooling, wild plant reserves and
wildlife habitat, in addition to their roles as resources for physical
activity and mental recharge for people. Improving this aspect of the
Parks, Recreation and Open Spaces system can involve purchases of high
quality natural areas, expansion of the Natural Area Preservation
program, and the creation of more non-turf areas in existing parks
Expand the Parks goal of protecting and improving the Huron River by
including protection of its tributaries and the watershed land. Only by
looking at the watershed more holistically can we hope to improve water
quality."
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Procurement and protection of these important headwaters of Mallett's
and Allen Creeks will provide a direct and demonstrable benefit to the
water quality of the Huron River.
IV. Support for Acquisition by Goal 9 of the PROS Plan
In closing, we reference Goal 9 of the PROS Plan in support of our efforts.
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"Goal 9: Enhance the Huron River and its tributaries as Ann
Arbor's most significant natural resource and a source of its domestic
water supply. Park development and acquisition affecting the Huron River
watershed should restore and preserve the Huron River and its
tributaries, improve water quality, preserve wildlife habitat, manage
stormwater, and enhance recreation opportunities."
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Now that the property is no longer under contract for development, it
is prime for acquisition. The Friends of Dicken Woods feel strongly
that all appraisal criteria must be thoroughly evaluated. The Friends
of Dicken Woods urge the Parks Acquisition Committee to review the
benefits to the city park system that preservation of Dicken Woods will
provide.
Save Dicken Woods.
Sincerely,
Erik Stalhandske, President
Naela Jenkins, Vice President
Tom Ivacko, Vice President
Jim Boyd, Secretary
Deb Norbotten, Treasurer
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