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HomeMy WebLinkAboutDRB140554_DRB140554 Narrative_1417036200.pdfBETTY FORD ALPINE GARDENS – PROPOSED EDUCATION CENTER Revised June 30, 2014 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. A colored floor plan has been provided to delineate the proposed uses within the facility. WEDDING EVENTS Concern was previously expressed by the PEC 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 previously expressed by the PEC regarding the possibility that the proposed Education Center 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. By ‘appropriately affiliated group’ we mean other non-profits, major donors to the BFAG, and possibly corporate groups seeking a unique location to host a small gathering. These alternative uses would only occur after the normal business hours of the Education Center. The number of occupants would be modest and in keeping with the occupant load prescribed by applicable building codes. We anticipate that these groups would utilize the ‘multi-purpose display space’ and ‘the rooftop deck’ for any such events, which together will have an occupant limit of 180 people according to the Building Official. 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 a “living” roof” over the Display Area. 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, or 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 / REFLECTIVE 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 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. Two van accessible spaces are available near the Amphitheater with appropriate routes between those spaces and the proposed 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. We have attached a site plan indicating the proposed solution, which eliminates the hopscotch area, but preserves the basketball court. This revised layout has been suggested and endorsed by Public Works staff. 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, the VRD as well as leaseholders within the park. 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 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 for its staff parking. Additional staff members utilize the free parking in the east lot or town structure during the summer months. We are proposing that the BFAG staff will continue to purchase 3 – 4 additional ‘pink passes’ for the east lot each winter season as they have historically. 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 Water District wants the water system to be looped through the park for a variety of reasons. The Water District has indicated that they will not permit another tap to the current system unless the water loop is completed through the park. Our civil engineer, Justin with Martin/Martin, has confirmed that the current ‘dead end’ water main can provide adequate fire flow for our proposed facility without modification. Greg Hall has indicated that the TOV intends to fund the completion the water loop in conjunction with the construction of the Education Center. ON-SITE RESTROOMS FOR ON-SITE ACTIVITIES We do not intend to rely on any restrooms outside of our facility to meet the needs of the occupants of our facility. The parameters regarding the capacity of events at the proposed Education Center are prescribed by the building code. The building code provides guidance as to how many toilet and lavatory fixtures are required, based on the size of the building and the proposed uses within the building. The Chief Building Official for the TOV has determined that, if we add one additional toilet to the women’s restroom and one urinal in the Men’s restroom, we would be in compliance with all applicable codes. Therefore, we will amend our proposal to include two fixtures in each of the restrooms. DELIVERIES UPS and FedEx will not deliver packages to a drop box. Recognizing that it is important to minimize vehicular trips through Ford Park, we propose that US mail will be delivered to a drop box to be located in the vicinity of the Tennis Center. UPS and FedEx will continue to deliver to the BFAG gift shop in Vail Village. Mail and other packages will be transported to the Education Center as necessary by BFAG staff. We will strive to minimize additional traffic in the lower bench of Ford Park as a result of the proposed Education Center in accordance with the 2013 Ford Park Master Plan. END