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HomeMy WebLinkAboutPEC140005 Narrative - BFAG - Final DraftBETTY FORD ALPINE GARDENS – PROPOSED EDUCATION CENTER PROPOSED USES The Education Center will become the heart of Betty Ford Alpine Gardens. Its primary use is as an education facility or interpretive center where periodically changing displays will educate the public about the importance of plants. It will also serve as a place for adult and children’s workshops. The alpine house is intended to be a ‘glasshouse’ that will display plants on a year- round basis in a miniature mountain landscape. The rear or underground section of the building comprises the main working area and access to the botanical resources of the Gardens. There will be a herbarium (collection of dried plants on herbarium sheets), a resource library, volunteer and public workshop space, small workstations, one semi private work area and one small office/meeting space. PROGRAM OF SPACE The building is a modestly-sized facility, with an efficient building program. A small entry from West Betty Ford Way allows public access into the building, and leads to a small reception/ greeting desk. This area in turn is open to the Display/ Multi-Purpose Room – the primary educational space – which is comprised of three bays, one of which can be closed off to act as a Board Room. The entry also leads to the Alpine House, which is a glass-enclosed educational space for public viewing of alpine flora. The “buried” portion of the building houses an open area for BFAG employees and volunteers. This area is also open to the public as a resource for information, pressed flower catalogues, alpine foliage publications, and the like. A small kitchenette serves as both a break room for employees, and a catering kitchen for events within the Display Space. Back of house spaces include a mechanical closet, alpine garden workshop, and storage shed. Exterior spaces include a preconvene terrace at the main level, an upper level roof terrace, and an outdoor work area for staff. WEDDING EVENTS Concern was expressed at our last PEC work session regarding the possibility of weddings taking place at the proposed Education Center. As a point of clarification, we want to make it clear that the proposed Education Center is not intended to host wedding events. Historically, weddings have occurred within the Betty Ford Alpine Gardens and we would intend to continue to host small, outdoor wedding events in the future. In prior discussions, we have suggested that the partially covered rooftop deck could provide temporary shelter from the rain to patrons of the park and of the gardens, including those who might be gathered in the gardens for a wedding event. RENTAL OF THE FACILITY TO THIRD PARTIES Concern was expressed at our last PEC work session regarding the possibility that the proposed Education might be rented out to third parties. As a point of clarification, we want to make it clear that the ‘business plan’ for the proposed Education Center does not rely on or contemplate revenue to be derived from third party rentals. However, we would prefer to leave the door open to the possibility that an appropriately affiliated group might host a small event in the facility at times that would not conflict with the operation of the gardens. BUILDING MATERIALS (SUSTAINABILITY) The building materials for the Education Center are complementary to those used within Ford Park and to the recently-constructed facilities there, and have been selected for durability and their sustainable characteristics. The materials include Colorado stone veneer to make the building appear as if it has “grown” out of its hillside site, and boulders engaged into the stone veneer and the concrete retaining walls to reinforce this notion. Exposed glu-lam beams and columns (considered sustainable lumber) express the primary structure for the building, and help support two “living” roofs – one over the Display Area, and another over the work shed at the roof terrace. The front and side of the building are primarily high-efficiency glass, since those elevations house the Display Space and the Alpine House, where expanses of glass are desirable and appropriate. There is a limited amount of wood siding on the building, which is proposed to be beetle-kill pine, another sustainable material. The soffits for the roofs will also be wood, mostly likely pine. The roof terrace will be colored pavers over the waterproofed deck. The species and products proposed for exterior materials are summarized on the Exterior Elevation Sheets provided to Staff. EXTERIOR LIGHTING / REFLECTTIVE MATERIALS The revised submittal from Zehren and Associates includes cut sheets of the proposed exterior light fixtures, which will meet the ‘dark sky’ requirements of the TOV. Information about the possible ‘light tube’ elements has also been provided. We do not anticipate any glare will be generated from the light tubes. Glazing on the ‘Alpine House’ will be tinted and will be designed to minimize the possibility of glare, as viewed from any off-site location. The proposed hours of operation generally coincide with daytime conditions both winter and summer. Minimal overnight lighting within and around the facility may be desirable for security reasons, however under no circumstances would the overnight lighting of the proposed facility be brighter than the recently installed light fixtures along Betty Ford Way. GENERAL ACCESS There are multiple access routes through Ford Park to the proposed site of the Betty Ford Alpine Gardens Education Center. The Ford Park 2013 Master Plan contemplates that the primary source of parking for Ford Park will be in the Village Parking Structure. A limited number of parking spaces are generally available at the northeast corner of the Park as well as across Vail Valley Drive, just east of Northwoods Condominiums. Patrons are also encouraged to arrive by bus, either from Golden Peak or from the bus stop near the east parking lot. Pedestrians can flow into the park from the south along Vail Valley Drive and across the Nature Center Bridge, from the west across the Manor Vail Bridge, from the northwest along the walkway from the parking structure and down West Betty Ford Way, from the northeast either down East Betty Ford Way or through the Tennis / Recreation Center area along existing paved pathways. Additionally, there are pathways through the existing Betty Ford Alpine Gardens and along Gore Creek from the west. ADA ACCESSIBILITY Federal law does not require that every available route be accessible, but that an accessible route is made available from accessible parking facilities. A Ford Park Accessible Route Map was prepared by Logan Simpson Design for the Town of Vail in conjunction with the Ford Park Improvements (Phase 1). The map is included with this submittal package. As indicated, Ford Park does not currently have a single, continuous, accessible route between the upper bench and lower bench that meets ADA guidelines. We understand that the Town is working to improve this condition, but it will not be in the scope of the Betty Ford Alpine Gardens Education Center to resolve accessibility issues outside the proposed building envelope limits. Per Town of Vail staff, accessible parking is available at Golden Peak and Manor Vail to the west of Ford Park and from the soccer field parking lot south of Ford Park. From those locations, accessible routes are provided along Vail Valley Drive, across the Nature Center Bridge south of the Gerald R. Ford Amphitheater, and via the Manor Vail Bridge to Betty Ford Way to the proposed site of the Education Center. The proposed Education Center is anticipated to include two floors (the main level and the rooftop deck) but without an internal elevator. Therefore, the accessible route between floors will be accomplished by reconstructing the existing concrete path from Betty Ford Way, past the playground restrooms, around the west end of the basketball court, and match into the existing walk north of the basketball court. A connection will be provided from the second floor to the reconstructed concrete walk. In summary, the proposed Betty Ford Alpine Gardens Education Center is on an existing accessible route from marked, accessible parking. Additionally, an accessible route will be provided between the first and second floors. SAFETY Safety within Ford Park is the responsibility of the TOV and the VRD. The potential risk of injury due to an errant softball getting beyond the perimeter fence along the western edge of the recreation fields has been considered by the TOV and VRD. As such, the height of the perimeter fence has been increased from 12' to 20' in an effort to mitigate the concern and to enhance safety in this vicinity of the park. We have discussed the situation with Dave Tanner of Tanner Consulting Group. He has shared some valuable information regarding ball flight characteristics. Our conclusion is that, while it is conceivable that a soft ball could be hit over the 20’ high perimeter fence and it is physically possible that a ball could land on the proposed site of the Betty Ford Alpine Gardens Education Center, it is unlikely. The PEC has expressed concern for the safety of patrons of the Education Center who might be situated on the proposed ‘rooftop deck’, which is proximate to the perimeter fence of the recreation fields. We are proposing to cover the majority of the rooftop deck with fabric on a light frame or trellis to provide shade, protection from rain and to further mitigate the risk of an errant soft ball injuring someone on the proposed deck. PARKING (GENERATION AND PLAN) The Betty Ford Alpine Gardens has historically drawn many visitors to the lower bench of Ford Park for decades. The proposed Education Center will not necessarily increase the number of visitors to the Betty Ford Alpine Gardens, but will certainly enhance the experience for visitors to Ford Park and to the gardens. The Ford Park 2013 Master Plan contemplates that the primary source of parking for Ford Park will be in the Village Parking Structure. A limited number of parking spaces are generally available for the public at the northeast corner of the Park as well as across Vail Valley Drive, just east of Northwoods Condominiums. Patrons are also encouraged to arrive by bus, either from Golden Peak or from the bus stop near the east parking lot. The staff of the gardens will not necessarily increase as a result of the development of the Education Center. Many of the current staff members already spend a portion of their day at the gardens between the months of May - October even though the administrative offices for the organization are presently located in Vail Village. These same staff members will spend more time in Ford Park once the Education Center has been completed and will have a year-round presence at the facility. Nina Timm has determined that the Education Center will generate a total of four (4) employees; however these are not new employees. The net effect of the development of the Education Center is the relocation of the headquarters of the BFAG organization from Vail village to Ford Park. The Gardens currently enjoys the year-round use of two (2) reserved spaces in the parking lot on the east end of the upper bench of Ford Park. We have requested that up to four additional spaces in the east lot be allocated for BFAG staff to use. Alternatively, we have proposed that BFAG staff be allowed to park in the vicinity of the new Maintenance Building on the west side of the upper bench of the park during the winter months, which would free up two spaces for revenue generation for the TOV. The proximity of these spaces to the proposed Education Center would be most convenient for the staff of the gardens during the winter months. The expense of removing the snow from the area proposed for staff parking can be isolated and reimbursed to the TOV. FIRE FLOW (AVAILABILITY / DEMAND) Per Zehren and Associates, the proposed Betty Ford Alpine Gardens Education Center is anticipated to be Construction Type V-B with an estimated 3,100 square feet of internal floor space. Per Appendix B of the International Fire Code, this warrants a fire flow demand of 1,500 gallons per minute (GPM) at 20 pounds per square inch (psi) of residual pressure. There are presently two fire hydrants on the lower bench of Ford Park – both at the end of the existing dead-end water mains. The fire hydrant south of the Amphitheater was last observed to provide 1,915 GPM at 120 psi residual pressure. The fire hydrant south of the playground restrooms was last observed to provide 1,840 GPM at 120 psi residual pressure. The TOV has previously proposed to complete the water main loop within West Betty Ford Way, but chose to deferthe project last year. As a condition for permitting a connection to the 8-inch public water main, the Eagle River Water and Sanitation District (ERWSD) is intending to require the completion of water main loop within West Betty Ford Way. The loop should increase the flow rate on-site above what was observed at the two existing fire hydrants. Therefore, once the loop is completed, the required fire flow volumes and pressures should be available for the Education Center. ON-SITE RESTROOMS FOR ON-SITE ACTIVITIES The building occupancy has been calculated using the 2012 International Building Code. According to the building occupancy and the plumbing fixture calculations required by the Code, the building requires one restroom each for men and women. To be prudent, we have calculated the Display Area using a “worst case” scenario as an assembly space, rather than the less restrictive education space it actually is – and this still yields two restrooms total. The exterior spaces of the building have not been counted as part of this calculation, since these spaces are used as preconvene areas, and the same population of guests using these areas will also use the interior spaces (shared occupancy). We have proposed the required number of fixtures and in the required configuration. We see no justification to incur the additional expense to accommodate an arbitrary increase in the number of plumbing fixtures beyond what is required per these adopted building codes. DELIVERIES FedEx and UPS Deliveries to the Betty Ford Alpine Gardens will be Infrequent. We would like to explore the possibility that UPS and FedEx would agree to deliver to a ‘drop box’ to be located either at the new Maintenance Center on the west end of the Park or to the vicinity of the Tennis Center. As an alternative, we would propose to make arrangements with the Vail Valley Foundation to receive UPS and FedEx deliveries during the months of June – September at the Amphitheater so that no new vehicle trips through the lower bench of the Park will be generated during these months. Regarding the delivery strategy for US Mail and to avoid the introduction of new vehicle trips into the lower bench of the Park, the VRD have agreed to receive US Mail (but not parcels), at the Tennis Center. The US Postal Service has also agreed to drop mail for the BFAG at a new drop box to be located at either the Maintenance Building on the west side of the Park or in the vicinity of the Tennis Center in the east end of Ford Park. END