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HomeMy WebLinkAboutPEC160009_PEC160009 Narrative_1455575820.pdf To: Planning and Environmental Commission From: Department of Public Works Date: February 15, 2016 Subject: Project Narrative, Conditional Use Permit Application for Redevelopment of Booth Creek Park, 2900 Manns Ranch Road, Lot 11, Tract D, Vail Village 11th Filing. Introduction: Booth Creek Park is an existing Town of Vail public park and recreation facility. Currently, site development is limited to a small children’s playground, double asphalt surface tennis court and a concrete paved recreation path paralleling the North Frontage Road. The existing playground is substandard in terms of play value and compliance with current playground safety guidelines. The existing tennis court surface is damaged and no longer useable. The redevelopment of Booth Creek Park is a Town of Vail Capital Improvement Project funded by the Vail Town Council in the 2016 Real Estate Transfer Tax Capital Improvement budget. The project is scheduled for construction to commence in May 2016 and be completed by November 2016. Background: Town of Vail staff initiated the process of preparing plans for the redevelopment of Booth Creek Park in the spring of 2014. A series of public meetings were held to determine the character and scope of the park development. From those meetings a Design Program and two preliminary park design options for the park were created and presented to community members. Following is the approved Design Program. The preferred preliminary Design Option 1 is attached. Approved Design Program: The list of desired amenities and other features of the park are referred to as the Design Program and are as follows: 1. Natural areas. 2. Parallel parking on Manns Ranch Road. 3. Looped paved path using the existing bike path. This will also be the accessible route through the park. 4. Open turf grass area as a passive and active recreation lawn. 5. A double, hard-surface, post tensioned concrete tennis court. 6. Artistically designed playground natural in character. 7. An accessible public restroom with 2stalls meant for 3 seasons. Built character is sensitive to the natural setting. 8. Picnic Shelter for 2 to 3 picnic tables with other picnic tables, benches and bike racks throughout the park. Description of Park Elements Following is a description of the park amenities included in the final design concept for Booth Creek Park. All improvements, with the exception of less than 50 feet of walking path, are contained within Lot 11, Tract D, Vail Village 11th Filing (3 acres) and do not include Town of Vail Page 2 improvements on Tract B located immediately to the east. Walking paths are a permitted use on Tract B which is zoned Natural Area. 1. Natural areas The final design concept for Booth Creek Park was laid out with considerable attention to the natural areas, wetlands and existing vegetation that exists on the site. The majority of the existing vegetation on the site is being preserved and will be protected during the course of park construction. The existing vegetation to be removed will be determined during design development and construction documentation and will be minimized as much as possible. 2. Parallel parking on Manns Ranch Road The approved design option for the park includes parallel parking on Manns Ranch Road as well as a limited number of head in parking spaces to accommodate accessible parking requirements. Eleven parking spaces are proposed as the appropriate number of parking spaces for the park. This number was determined using the National Parks and Recreation Association (NRPA) Standards and Guidelines for Neighborhood and Community Parks. The parking calculation is as follows: 1st 2 acres of park area 5 spaces Additional acre of park area 1 space Tennis Courts 2 spaces 1 space per 4 users Picnic Shelter 2 spaces 1 space per 4 users Accessible parking 1 space Total number 11 spaces Currently parking for Booth Creek park exists on the gravel shoulder of Manns Ranch Road and will be formalized by expanding pavement and stripping spaces. There is a precedent for parallel and on-street parking for public park and recreation facilities at Bighorn Park, Ellefson Park and numerous trailheads. 3. Looped paved path using the existing bike path The final design concept for the park includes 6 foot wide concrete walking paths connecting all park elements to each other and to the parking areas and existing recreation path. The majority of the walking path system is intended to be accessible. The loop path around the main turf grass area is approximately two tenths of a mile. The portion of the walking path system which crosses into Tract B is less than 50 feet in length and follows existing foot traffic patterns through the site. 4. Open turf grass area as a passive and active recreation lawn The final design concept for the park includes a central natural grass turf area of approximately 21,000 square feet with additional smaller areas for less active uses. 5. A double, hard-surface, post tensioned concrete tennis court A double, hard surface tennis court is included in the final design concept for the park. The courts occupy 13,000 square feet and will include a 10 foot high, black, chain link fence with wind screen. A bounce-back wall is proposed to be attached to the fence at the north end of east court. This location will direct sound from the activity away from the residential areas. 6. Artistically designed playground natural in character. The final design concept for the park includes a 5800 sf playground area. The design of the play equipment and structures was desired by the community to Town of Vail Page 3 include a natural theme and involve both an Art in Public Places (AIPP) designated artist and community children. Public artist Andy Dufford was selected by the AIPP to participate in the playground design. A community playground design workshop was held in early December 2015 and was attended by approximately 40 school age and younger children and their parents. Participants were provided with a variety of building materials and art supplies and were asked to draw or model their ideas for the playground. Playground ideas from the children were numerous and included several versions of tipi type structures, bridges, climbing boulders, tunnels, slides, and swings. The layout of the playground and design of the play structures reflect many of the ideas provided in a manner consistent with current playground safety guidelines. In addition, the playground design includes an acknowledgement of the history of the Vail Valley including the geology, the Ute Indian, the ranchers and the Vail community. 7. Public restroom, 2-stall, 3 season, accessible and sensitive to the natural setting A public restroom is included in the final design concept for the park adjacent to the playground area. This location places the restroom as far from all residential properties as possible and makes it convenient to playground and recreation path users. The building architecture and materials are a gesture to the historic cabin on the Vail Mountain School campus. 8. Picnic Shelter for 2 to 3 picnic tables with other picnic tables, benches and bike racks throughout the park The final design program for the park includes a picnic shelter located on the western side of the park where the existing playground is currently located. Similar to the restroom building, the picnic shelter design utilizes the same pallet of materials and design elements. 9. Landscape Treatment The final design concept for the park includes additional landscape treatments throughout the park. The landscape plan includes an appropriate mix of native and ornamental plantings contextually appropriate to the surrounding landscape. The possibility of landscape berms along the Frontage Road are still being evaluated and will require CDOT permitting. . The landscape berms will mitigate some noise. All landscape and turf areas will be irrigated with an automatic, underground irrigation system. Final Park Design Comments regarding preferred preliminary Design Option 1 were received from the community and the Town Council and were responded to in preparation of the Final Design Concept for Booth Creek Park which was approved by the Town Council. The 2 primary comments that were received involved the orientation and location of the parking spaces along Manns Ranch Road and the location of the restroom. Parking orientation was modified from head-in spaces to parallel spaces and was located in the position of the existing widened gravel shoulder. The restroom was located along the eastern edge of the property adjacent to the playground area. This positions the restroom in closer proximity to the largest use area furthest from the residential units. The location is also convenient for recreation path and trail users. The approved Final Design Concept is attached. Design Development Drawings for Booth Creek Park further refine the Concept Design to include the architectural design of the restroom and picnic shelter buildings as well as the design and layout of the playground elements. The design development drawing package is included in the PEC submittal. Town of Vail Page 4 Relationship to development objectives The redevelopment of Booth Creek Park is consistent with the goals, policies and action statements included in the following planning documents. Comprehensive Open Lands Plan, 1994 The Comprehensive List of Recommended Actions included the acquisition and protection of Parcel 31, Tract B, Vail Village 11th Filing, Booth Creek riparian area. Redevelopment plans for Booth Creek Park, to the west of Tract B, retains the protection of this natural area without impact. 20/20 Strategic Action Plan, 2007 Parks and Recreation, Goal #3, Conduct necessary capital improvements of Vail’s current recreational facilities and amenities to meet high standards of quality for users. Vail Land Use Plan, 2009 Chapter II – Land Use Plan Goals/Policies. 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial, ad recreational uses to serve both the visitor and permanent resident. 1.2 The quality of the environment including air, water and natural resources should be protected as the Town grows. 1.3 The quality of development should be maintained and upgraded whenever possible. Chapter III – Opportunities and Constraints. 5. Open Space/Park Lands. These areas were considered unavailable for any future development, other than park-type developments. Chapter IV – Proposed Land Use, Key Goals. 2. The preservation of open space was determined to be a high priority. The improvement of existing parks and open space areas, in concert with continued purchase of open space by the Town were both identified as priorities. Effects on light and air, population distribution, transportation, utilities, schools, parks and recreation and other public facilities. The redevelopment of Booth Creek Park will have no impact on existing light and air, population distribution, transportation, utilities, or schools. The redevelopment will have a positive impact on public parks and recreation facilities by increasing and improving existing park and recreation amenities. Effect upon traffic flow and control, access, and snow removal. The redevelopment of Booth Creek Park, by increasing and improving existing park and recreation amenities, may result in a slight increase in traffic on Manns Ranch Road. Parking and accessibility will be improved at Booth Creek Park by formalizing existing on-street parking and creating accessible parking spaces and routes. There will be no impact to snow removal as the Town does not provide snow removal functions within neighborhood-type parks. Effect on character of the area including scale and bulk in relationship to surrounding area. The redevelopment of Booth Creek Park will have a positive impact on the character of the area by increasing and improving existing recreational amenities. The 2 buildings within the park, restroom and picnic shelter are small in scale and bulk as compared to adjoining residential units and are appropriate for the size and scale of the park property. The architectural design utilizes elements from historic structure existing near by on the Vail Mountain School campus. Town of Vail Page 5 The playground structures are of primarily natural materials and are connected to the history of the area.