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Home My WebLink About2013-0812 PECTOWN OF VAft� PLANNING AND ENVIRONMENTAL COMMISSION August 12, 2013 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT Site Visit: 1. Ford Park Amphitheater — 540 South Frontage Road 20 minutes A request for the review of variances from Section 12- 7B -15, Site Coverage, Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail Town Code, to allow for construction of additions in excess of the prescribed site coverage, located at 227 Wall Street/Lot 1, A Subdivision of Lot A and Part of Lot C, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130022) Applicant: Gorsuch Ranch Family Partnership, LLP, represented by Suman Architects Planner: Joe Batcheller ACTION: MOTION: SECOND: VOTE: CONDITION(S): 30 minutes 2. A request for the review of amendments to a conditional use permit for a "public and private parks and active outdoor recreation areas, facilities and uses ", pursuant to Section 12- 16 -10, Amendment Procedures, Vail Town Code, to allow for the construction of various improvements at the Ford Park Gerald R. Ford Amphitheater social courtyard and box office, located at 540 South Frontage Road East /Unplatted, and setting forth details in regard thereto. (PEC130024) Applicants: Vail Valley Foundation, represented by Zehren & Associates Planner: George Ruther ACTION: MOTION: SECOND: VOTE: CONDITION(S): 60 minutes 3. A request for a recommendation to the Vail Town Council on the adoption of the 2013 Gerald R. Ford Park Master Plan, an assemblage of the 1985 Ford Park Master Plan, the 1997 Ford Park Management Plan, and the 2012 Ford Park Management Plan Amendment, located at 530, 540, and 580 South Frontage Road East /Unplatted, and setting forth details in regard thereto. (PEC130012) Applicant: Town of Vail Planner: George Ruther ACTION: MOTION: SECOND: VOTE: CONDITION(S): Page 1 30 minutes 4. 1 -70 Interchange and Crossing Study Introduction. A review of past Vail Transportation Master Planning efforts specifically with regards to improvements to the 1 -70 Interchanges and a potential new 1 -70 underpass. Presenter: Tom Kassmel 5. A request for the review of a variance from Section 12 -6E -8, Density Control, Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail Town Code, to allow for an increase in dwelling units per acre to facilitate the construction of two single - family residences, located at 1183 and 1191 Casolar Del Norte Drive /Lots 4 and 5, Casolar Vail, and setting forth details in regard thereto. (PEC130010) Applicant: Todger Anderson, represented by Tom Braun Planner: Warren Campbell ACTION: Table to September 9, 2013 MOTION: SECOND: VOTE: 6. A request for a recommendation to the Vail Town Council on a major amendment to Special Development District No. 6, Vail Village Inn, pursuant to Section 12- 9A -10, Amendment Procedures, Vail Town Code, to allow for an addition to an existing dwelling unit, located at 16 Vail Road, (The Sebastian) /Part of Lots M, N, and O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130021) Applicant: AMPH, LLC, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: Table to August 26, 2013 MOTION: SECOND: VOTE: 7. Approval of July 22, 2013 minutes MOTION: SECOND: VOTE: 8. Information Update 9. Adjournment MOTION: SECOND: VOTE: The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479 -2138 for additional information. Sign language interpretation is available upon request with 24 -hour notification. Please call (970) 479 -2356, Telephone for the Hearing Impaired, for information. Community Development Department Published August 9, 2013 in the Vail Daily. Page 2 TOWN OF VAIL 1 PLANNING AND ENVIRONMENTAL COMMISSION August 12, 2013 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT Bill Pierce Henry Pratt Michael Kurz Luke Cartin John Rediker Pam Hopkins Site Visit: There were no site visits MEMBERS ABSENT Susan Bird 20 minutes A request for the review of variances from Section 12- 713-15, Site Coverage, Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail Town Code, to allow for construction of additions in excess of the prescribed site coverage, located at 227 Wall Street/Lot 1, A Subdivision of Lot A and Part of Lot C, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130022) Applicant: Gorsuch Ranch Family Partnership, LLP, represented by Suman Architects Planner: Joe Batcheller ACTION: Approved MOTION: Kurz SECOND: Cartin VOTE: 6 -0 -0 Joe Batcheller gave a presentation per the staff memorandum. Commissioner Kurz inquired as to the land uses on the various floor of the Hong Kong and Wall Street Buildings. The applicant had no addition presentation. There was no public comment. The Commissioners did not have any questions or comments. 30 minutes 2. A request for the review of amendments to a conditional use permit for a "public and private parks and active outdoor recreation areas, facilities and uses ", pursuant to Section 12- 16 -10, Amendment Procedures, Vail Town Code, to allow for the construction of various improvements at the Ford Park Gerald R. Ford Amphitheater social courtyard and box office, located at 540 South Frontage Road East /Unplatted, and setting forth details in regard thereto. (PEC130024) Applicants: Vail Valley Foundation, represented by Zehren & Associates Planner: George Ruther ACTION: Motion for approval with condition(s) failed. MOTION: Kurz SECOND: Pratt VOTE: 2 -4 -0 ( Rediker, Hopkins, Cartin, and Pierce opposed) CONDITION(S): 1. This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approval of an associated design review applications (PRJ13- 0389). Page 1 2. The Town of Vail, as owner of the property, through the execution of a lease agreement, shall cause the subject improvements approved by the PEC to be operated and managed consistent with the conditions of this approval. Failure by the Town of Vail to operate the subject improvements in accordance with this approval shall be considered a violation of the Vail Town Code (Section 1 -4 -1, General Penalty, Vail Town Code, and Section 12 -3 -9, Compliance, Violations; Penalties). 3. The Town of Vail and the applicant shall mutually agree to amendments to the existing Amphitheater Lease to include provisions for public access to the restrooms located within the box office building when the amphitheater is not being used for performances. Said amendments shall be made, and the lease agreement fully executed, prior to the issuance of a building permit for any improvements associated with this development application approval (PEC13- 0024). 4. The signs displayed on the illustrative plan set is for illustration only. No signs are approved as part of this application (PEC13- 0024). The applicant shall submit a complete design review application to the Community Development Department for review and approval prior to the installation of any sign. 5. Prior to the issuance of a building permit, the applicant shall return to the Planning and Environmental Commission for review and approval of a design that address access to the public restrooms while prohibiting access to the amphitheater. George Ruther gave a presentation per the staff memorandum. He spoke to the background and process with regard to this application. Commissioner Pierce inquired as to why the application was before the Commission while there was an overall revisiting of the Master Plan underway. George Ruther explained the conversations around timing and the support of the concept by the community. He highlighted that there were no significant changes proposed for this area which would affect the application being presented today. Pedro Campos, Zehren and Associates, representing the applicant, gave a presentation on the plans provided in the Commission packet materials. He discussed the covered fabric structure, landscaping, circulation, function, etc. Commissioner Kurz inquired as to the height of the existing truss architectural feature. Pedro Campos stated that it was approximately 30 feet. He used an image from the presentation to depict the changes. The new roof structure truss would be approximately 35 feet in height. Commissioner Hopkins inquired as to whether or not the existing architectural truss elements could be used in the new social courtyard structure. Pedro Campos explained that after examination by the team this would not be possible Commissioner Kurz asked what the diameter of the aperture was. Pedro Campos explained that it was 16 feet in diameter. Page 2 Commissioner Pratt asked Mr. Campos to explain the arrival sequence for a guest starting with picking up of tickets. Pedro Campos used an exhibit from the presentation to describe the arrival sequence. Commissioner Cartin asked for some clarification. Pedro Campos described the social plaza as the new lobby for the amphitheater. Commissioner Hopkins inquired if a rain analysis had been done to predict the impacts of the top aperture and the 14 -foot openings. Pedro Campos spoke to the thought that has gone into the design for rain, snow, and light. He added that the structure was not designed to provide complete protection. Commissioner Cartin inquired as tot eh color of the material and posts. Pedro Campos spoke to the translucent nature of the cream colored fabric and the loss of the light transmittance. Commissioner Rediker asked why there was a hole at the top. Pedro Campos explained that it was for light. Commissioner Pierce inquired as to whether or not there were new restrooms. He also inquired as to restroom access. Pedro Campos explained that there were no new restrooms, and how they would be accessed Commissioner Pierce stated his difficulty in moving forward on the application when the next item on the agenda was a request for the review and adoption of revisions to the Ford Park Master Plan. He felt that there could be synergies found in the Master Plan revisions. He added a concern regarding the introduction of yet another architectural style. Commissioner Kurz spoke to his view of the application and the lower bench always being of a cultural nature. He was supportive of the application. Commissioner Hopkins spoke to the impacts of guests arriving for the lawn seats in advance of performances with "stuff' and getting access to the will call window for tickets. She added that the changes made to the amphitheater in the first phase have had a positive impact and she is concerned that some of what is being proposed and potential negative impacts. She stated her disagreement with staff that the proposal will have no impact to the architecture. She felt that proposal would have a major impact to the amphitheater and the park overall. Commissioner Cartin agreed with Commissioner Pierce's comments regarding the timing, but he stated his understanding of why the request was being made at this point. He pointed out that it appears there would be three locations potentially selling food and drinks (VRD, Betty Ford Alpine Gardens school house, and the amphitheater). He spoke to several concerns with the architecture of the structure and its relationship to the existing structure. He asked Pedro Campos to speak to the compatibility. Pedro Campos spoke to the design work that had gone into the plan. He spoke to the models that were prepared and the heavy and bulky appearance of other options using solid roofs, etc. Page 3 David Baum, Zehren and Associates, representing the applicant, spoke to the previous designs which included tinsel structures. Commissioner Pratt stated he felt the proposal was a huge improvement over the previous design. It is a unique element at the entry. He added that the success of the area will be a great landscaping plan. He feels that the restroom access has not been solved. Another element of success will be the programming of the space when there is not an event in the amphitheater. He feels as though the cart is before the horse with regard to the Master Plan amendments being explored. Commissioner Rediker stated he felt that the changes were a significant improvement. He spoke to the Master Plan language stating that any new roof structures should not dominate the park. He was not sold on the need to have the covered area. He stated that he felt the proposal was in conflict with the Master Plan language. 60 minutes 3. A request for a recommendation to the Vail Town Council on the adoption of the 2013 Gerald R. Ford Park Master Plan, an assemblage of the 1985 Ford Park Master Plan, the 1997 Ford Park Management Plan, and the 2012 Ford Park Management Plan Amendment, located at 530, 540, and 580 South Frontage Road East /Unplatted, and setting forth details in regard thereto. (PEC130012) Applicant: Town of Vail Planner: George Ruther ACTION: Table to August 26, 2013 MOTION: Kurz SECOND: Rediker VOTE: 6 -0 -0 George Ruther gave a presentation per the staff memorandum. He highlighted the history of the application. He spoke to the additional information that was received with regard to the Betty Ford Alpine Garden facility preferred location. Tom Braun, Braun and Associates, representing the applicant, gave a presentation in which responses were provided to previous questions and feedback was requested. Commissioner Pratt offered a suggestion regarding how to amend the Master Plan language to encourage cooperation between lease holders. He suggested that lease agreements could include language for cooperation. Commissioner Pierce stated that the boundaries need to disappear. Commissioner Hopkins gave an example that the athletic concessions could be open during amphitheater events to provide an opportunity for food. Commissioner Cartin stated the positives of boundaries in the park. It allows for distinctive spaces. Jim Lamont, Vail Village Homeowners, suggested that the Master Plan include a provision requiring multi - purpose /use structures. He suggested the tennis center be bought back by the Town so that it cold become a multi - purpose /use structure in the future. Commissioner Cartin asked his fellow Commissioners for their thoughts on the need for matching architecture. Commissioner Pratt spoke to the fact that diversity is what makes it interesting. They do not need to all match. Page 4 Commissioner Pierce spoke to the need for a greater relationship between structures when they are in close proximity to each other. Commissioner Kurz spoke to the need for the Nature Center to be removed as it is an eyesore. He added that the functions could occur elsewhere. Commissioner Pratt believes the structure does serve a purpose and may need to be improved or replaced and include restrooms. He added that there should be some minimal service parking for the Nature Center. Jim Lamont spoke to the initial intent of keeping the Nature Center and the surrounding area natural and undeveloped. He spoke to a community center that was designed for Ford Park in 1973 or 1974. He suggested that the form proposed for the Social Courtyard may be applicable to other locations within the park. He added a comment about the Transportation Master Plan is the Ford Park bridge. Commissioner Kurz spoke to the parking lot not being a great site for concerts. He suggested that the amphitheater should be used as a winter venue. He understands the Vail Valley Foundation does not permit access. Jack Hunn, representing the Vail Valley Foundation, spoke to the practical difficulty of using the amphitheater as there is no heat in the restrooms and other buildings. Additionally the lawn would contain snow and the temperatures under the roof can be frigid. Commissioner Hopkins suggested the use of the ball fields for special events. Are the athletic field buildings heated? Commissioner Rediker likes the idea of multi -use buildings ad eliminating new construction for the lower bench. He inquired as to the space adjacent to the Wren. Commissioner Cartin spoke to the Tennis Center being and ideal place for a larger multi -use building. Close to parking, sense of interest, utilities available, combines multiple uses. Commissioners Pratt and Pierce supported this concept. Commissioner Pratt suggested that good ideas should not be precluded in the future, such as an aquatic center, etc. He added that the parking lot should be identified as an underutilized part of the park. Commissioner Pierce suggested it would be beneficial to have a presentation from the VRD on the programming of the park and the use of the Tennis Center Building. Several Commission members felt it would be beneficial to hear from the VRD. Jim Lamont suggested that an aquatic therapy center is what this community deserves. It would serve the residents, guests, and medical rehabilitation. Commissioner Hopkins asked where it would go. Jim Lamont spoke to the need to think beyond Ford Park for some of these uses. Commissioner Cartin spoke to the natural area preservation zone as being an ideal location for stream improvements and enhancements. Page 5 Commissioner Rediker suggested the need for mandatory language to be included within the goals and action statements regarding the stream health and improvement. Tom Braun went through the goal and objective statements. Commissioner Rediker suggested that the preservation and protection of open space should be included in Goal 1. Encourage underdevelopment verses over development. He added that statements encouraging the use of environmental and recycled materials should be included. Commissioner Cartin suggested switching the order of Goals 3 and 4 as it would flow better. Commissioner Pierce reiterated that the VRD needs to be invited to a public hearing to hear if changes that are being proposed will work for them. Commissioner Pratt spoke to his belief that there are incompatible uses within the park, such as sports event noise when a concert is occurring. Don't we want to try and improve the relationships between uses in a goal statement. Commissioner Cartin spoke to the need to align needs with all lease holders and the town. For example restrooms are not needed everywhere. Commissioner Kurz stated that Goal 6 may be the location to speak to harmony, cooperation, maximization of programming for residents. Commissioner Pratt agreed that Goal 6 could be common and state that we are all working together for the benefit of all residents and guests (work together). Maybe there are no action steps on this goal. 30 minutes 4. 1 -70 Interchange and Crossing Study Introduction. A review of past Vail Transportation Master Planning efforts specifically with regards to improvements to the 1 -70 Interchanges and a potential new 1 -70 underpass. Presenter: Tom Kassmel, Town Engineer This item was rescheduled to the August 26, 2013 public hearing due to the length of the meeting. 5. A request for the review of a variance from Section 12 -6E -8, Density Control, Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail Town Code, to allow for an increase in dwelling units per acre to facilitate the construction of two single - family residences, located at 1183 and 1191 Casolar Del Norte Drive /Lots 4 and 5, Casolar Vail, and setting forth details in regard thereto. (PEC130010) Applicant: Todger Anderson, represented by Tom Braun Planner: Warren Campbell ACTION: Table to September 9, 2013 MOTION: Cartin SECOND: Rediker VOTE: 6 -0 -0 6. A request for a recommendation to the Vail Town Council on a major amendment to Special Development District No. 6, Vail Village Inn, pursuant to Section 12- 9A -10, Amendment Procedures, Vail Town Code, to allow for an addition to an existing dwelling unit, located at 16 Vail Road, (The Sebastian) /Part of Lots M, N, and O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130021) Applicant: AMPH, LLC, represented by Mauriello Planning Group Planner: Warren Campbell Page 6 ACTION: Table to August 26, 2013 MOTION: Catin SECOND: Rediker VOTE: 6 -0 -0 7. Approval of July 22, 2013 minutes MOTION: Cartin SECOND: Kurz VOTE: 6 -0 -0 8. Information Update 9. Adjournment MOTION: Cartin SECOND: Pratt VOTE: 6 -0 -0 The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479 -2138 for additional information. Sign language interpretation is available upon request with 24 -hour notification. Please call (970) 479 -2356, Telephone for the Hearing Impaired, for information. Community Development Department Published August 9, 2013 in the Vail Daily. Page 7 TOWN OF VAIL' Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: August 12, 2013 SUBJECT: A request for the review of a variance from Section 12- 7B -15, Site Coverage, Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail Town Code, to allow for the construction of an addition in excess of the prescribed site coverage, located at 227 Wall Street, Lot C, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto (PEC130022). Applicants: Gorsuch Ranch Family Partnership, LLP, in association with Wall Street Commercial, LLC, represented by Suman Architects Planner: Joe Batcheller I. SUMMARY The applicant, Gorsuch Ranch Family Partnership, LLP, in association with Wall Street Commercial, LLC, represented by Suman Architects, is requesting the review of a variance from Section 12- 7B -15, Site Coverage, Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail Town Code, for the construction of a commercial addition at 227 Wall Street, facilitating an agreed upon encroachment of the Wall Street Building onto the property of the property of the Hong Kong Building. Based upon Staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval of the proposed site coverage variance subject to the findings noted in Section VIII of this memorandum. Staff recommends approval on the site coverage variance, considering the fact that the proposal is not a demo /rebuild and is an addition to an existing structure. Proposals to demo /rebuild are expected to comply with the applied zoning. Approval of a variance does not establish the allowable site coverage when a demo /rebuild is proposed. II. DESCRIPTION OF REQUEST The applicant, Gorsuch Ranch Family Partnership, LLP, in association with Wall Street Commercial, LLC, represented by Suman Architects, is requesting the review of: • A site coverage variance to expand the footprint of the Wall Street Building by 28 square feet onto the property of the Hong Kong Building, resulting in an increase in site coverage from 92.3% (1,489 square feet) to 94.1% (1,517 square feet) (80% permitted). The area on top of the commercial expansion would become the deck for the residential unit above. The proposed site coverage expansion occurs in the space between the Hong Kong Building and the Wall Street Building. The proposal is to increase the commercial floor level south beyond the shared property line. A vicinity map (Attachment A), the applicant's written request (Attachments B), the proposed site plan (Attachment C), and an easement agreement between the property owners (Attachment D) are attached for review. III. BACKGROUND The Hong Kong Building The subject property was a part of the original Town of Vail which became effective by the election of August 23, 1966, and the court order of August 26, 1966. The Hong Kong Building as it exists today was built in 1986 and remodeled in 1999. On March 10, 1986, the Planning and Environmental Commission approved a Major Exterior Alteration to the Hong Kong Building, essentially facilitating a new free- standing, two -story building with a patio adjacent to the south fagade, and an enclosed alley to the north. The Hong Kong Building was approved for 1,489 square feet of site coverage, which exceeded the maximum site coverage allowed for Commercial Core 1 (80 %) by 200 square feet. Information about the property prior to this improvement is unavailable. On April 13, 1998, the Planning and Environmental Commission approved plans for an additional floor, a re- oriented entrance, the removal of the patio adjacent to the south fagade, and other minor exterior alterations. With this approval, the Hong Kong Building changed uses from a bar and restaurant to a retail, ski storage, and ski rental operation. The Wall Street Building The existing Wall Street Building was completed in 1968 prior to zoning in Vail. The property was subsequently zoned Commercial Core I District, which rendered the structure legally non - conforming in regards to site coverage. In 1980, the property became subject to the Vail Village Design Considerations of the Vail Village Master Plan. On September 10, 1990, the Planning and Environmental Commission approved a major exterior alteration to increase the American Ski Exchange commercial space by Town of Vail Page 2 96 square feet. This approval facilitated the reconfiguration of the entry and a bay window. On December 16, 1991, the Planning and Environmental Commission approved a major exterior alteration to increase the Rightfit Sports (currently Jewels of the West) commercial space by 10 square feet and a second floor office space by 5 square feet. On April 12, 1993, the Planning and Environmental Commission approved a major exterior alteration to add 35 square feet of commercial floor area to the American Ski Exchange tenant space. On April 10, 2000, the Planning and Environmental Commission approved a Conditional Use Permit to eliminate a dwelling unit through the combination of Units 301 and 303. The result was a decrease in the number of dwelling units on the site from 9 to 8. No exterior alterations were proposed or approved at that time. On June 24, 2002, the Planning and Environmental Commission approved a major exterior alteration and height variance request for the consolidation of Units 301 and 303 resulting in the addition of two dormers on the west elevation. On March 11 and 25, 2013, the Planning and Environmental Commission tabled a site coverage variance request and a proposal for major exterior alterations. On April 8, 2013, the Planning and Environmental Commission held a public hearing on a proposal to increase site coverage and make major exterior alterations to the Wall Street Building. It was tabled after discussion. The Commission identified a need for a site plan which shows the buildings on the east side of Wall Street to establish context, an increase in the landscaping on the west elevation of the Wall Street Building, a change to the first floor commercial infill at the northeast corner to open up site lines into Wall Street, and the need for a pedestrian easement. On May 13, 2013, the Planning and Environmental Commission approved the proposed increase in site coverage and major exterior alterations. Ownership of the Wall Street Building was granted a variance to increase site coverage and to make major exterior alterations to its property, pending approval by the Design Review Board. IV. APPLICABLE PLANNING DOCUMENTS Staff believes that the following provisions of the Vail Town Code are relevant to the review of this proposal: TITLE 12: ZONING REGULATIONS Article 12 -713 Commercial Core 1 (CC1) District (in part) 12 -7B -1: PURPOSE: Town of Vail Page 3 The commercial core 1 district is intended to provide sites and to maintain the unique character of the Vail Village commercial area, with its mixture of lodges and commercial establishments in a predominantly pedestrian environment. The commercial core 1 district is intended to ensure adequate light, air, open space, and other amenities appropriate to the permitted types of buildings and uses. The zoning regulations in accordance with the Vail Village urban design guide plan and design considerations prescribe site development standards that are intended to ensure the maintenance and preservation of the tightly clustered arrangements of buildings fronting on pedestrianways and public greenways, and to ensure continuation of the building scale and architectural qualities that distinguish the village. Chapter 12 -17, Variances (in part) 12 -17 -1: PURPOSE: A. Reasons For Seeking Variance. In order to prevent or to lessen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict or literal interpretation and enforcement, variances from certain regulations may be granted. A practical difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of existing structures thereon, from topographic or physical conditions on the site or in the immediate vicinity; or from other physical limitations, street locations or conditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. VAIL LAND USE PLAN CHAPTER 11— LAND USE PLAN GOALS / POLICIES. The goals articulated here reflect the desires of the citizenry as expressed through the series of public meetings that were held throughout the project. A set of initial goals were developed which were then substantially revised after different types of opinions were brought out in the second meeting. The goal statements were developed to reflect a general consensus once the public had had the opportunity to reflect on the concepts and ideas initially presented. The goal statements were then revised through the review process with the Task Force, the Planning and Environmental Commission and Town Council and now represent policy guidelines in the review process for new development proposals. These goal statements should be used in conjunction with the adopted Land Use Plan map, in the evaluation of any development proposal. The goal statements which are reflected in the design of the proposed Plan are as follows. 1. General Growth/ Development Town of Vail Page 4 1. 1. Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.3. The quality of development should be maintained and upgraded whenever possible. 1.4. The original theme of the old Village Core should be carried into new development in the Village Core through continued implementation of the Urban Design Guide Plan. 1.12. Vail should accommodate most of the additional growth in existing developed areas (infill areas). 4. Village Core/ Lionshead 4.2. Increased density in the Core areas is acceptable so long as the existing character of each area is preserved through implementation of the Urban Design Guide Plan and the Vail Village Master Plan. 4.3. The ambiance of the Village is important to the identity of Vail and should be preserved. (Scale, alpine character, small town feeling, mountains, natural settings, intimate size, cosmopolitan feeling, environmental quality.) VAIL VILLAGE MASTER PLAN Vail Village Master Plan VAIL VILLAGE DESIGN CONSIDERATIONS Vail Village Design Considerations V. SITE ANALYSIS Address: Legal Description: Zoning: Land Use Plan Designation Current Land Use: Lot Size: Geological Hazards: 227 Wall Street Lot C, Block 5C, Vail Village Filing 1 Commercial Core I (CC1) Village Master Plan Mixed Use 1,612 sf (0.037 acre) None Town of Vail Page 5 Standard Allowed /Required Existing Proposed Lot Area 5,000 sf 1,612 sf no change Setback: West per VVDG* —1 ft no change East per VVDG 0 ft no change North per VVDG —0.7 ft 0 feet South per VVDG —0.5 ft no change Site Coverage 1,289 sf 1,489 sf 1,517 sf 80% 92.3% 94.1% Landscaping no net loss softscape 101 sf no change (6.2 %) *Vail Village Design Plan VI. SURROUNDING LAND USES AND ZONING Land Use Zoning North: Mixed Use (Wall Street Building) Commercial Core I South: Founders Plaza No zoning East: Mixed Use (Plaza Lodge) Commercial Core I West: Mixed Use (Lodge at Vail) Commercial Core I VII. REVIEW CRITERIA The review criteria for a variance request of this nature are prescribed by Chapter 12- 17, Variances, Vail Town Code, as follows: 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. The existing Hong Kong Building currently exceeds the allowable site coverage for the Commercial Core I district. The proposed increase in site coverage would occur on the north side of the Hong Kong Building up to the shared property line with the Wall Street Building. This area varies between 6 inches to one foot wide. The space is currently fenced off from view and receives little sunlight. A site coverage variance has been granted for the Wall Street Building in association with this project, adding 228 square feet to that property. This proposal seeks to capture the remaining 28 square between the Hong Kong Building and the Wall Street Building for use by the adjacent Wall Street Building commercial space. This space would otherwise be unusable. The expansion of the Wall Street Building's commercial first floor beyond the property line will essentially create a zero lot line development for both the Hong Kong Building Town of Vail Page 6 and the Wall Street Building. This arrangement would create a unique situation where one building would exist on two parcels. The existing property line will remain. Owners of both properties have signed an easement agreement (Attachment D) to assign maintenance and financial responsibilities. A preliminary meeting between the owners' representative and the building official occurred on July 25, to discuss this matter in order to determine if this proposal complies with 2012 International Building Code, which it does. A benefit of zero lot line construction in this instance is that an unaesthetic space between the buildings which receives little daylight will be eliminated and become functional commercial space. Staff has consistently reviewed site coverage variances in the Vail Village in close concert with any proposed changes in landscaping. This proposal will not impact the landscaping of the Hong Kong Building or the Wall Street Building. Staff does not believe the proposal to expand the ground level of the Wall Street Building to the south across the property line, in a space which is visually unattractive and underutilized, will have any negative effect on the potential uses and structures in the vicinity. Therefore, staff finds that the proposed site coverage variance will not be detrimental to the existing or potential uses and structures in the vicinity. 2. The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. The Planning and Environmental Commission has held that variances for existing buildings may be appropriate based upon each specific set of circumstances. Projects which are demo /rebuild are not typically afforded variances. An expectation of compliance is expected for demo /rebuild projects with regard to the applied zone district. The Hong Kong Building is zoned Commercial Core I —a zone district where many existing structures have been granted variances to exceed the allowable 80% site coverage. Variances have been approved for the Red Lion Building (83.6 %), Vista Bahn Building (85 %), and the Slifer Building (97.5 %). An SDD was approved for the Bridge Street Lodge (Golden Peak House) to allow site coverage of 94 %. The Clock Tower Building (Gorsuch) has site coverage of 87 %. This proposal would increase the Hong Kong Building's site coverage by 1.8 %, for a total of 94.1% site coverage. Staff finds that the proposed variance will not constitute a grant of special privilege. The space proposed for commercial expansion does not serve as a public space, pedestrian circulation, or landscaping. The space receives little sunlight and is visually detracting from the village streetscape and architecture. The space is unique occurrence in the Vail Village, not typical of most properties in the Commercial Core I district. This proposal would close a gap in the street wall and increase commercial floor area —both positive outcomes that are in accordance governing documents. Town of Vail Page 7 For these reasons, staff finds that this proposal will provide the minimum relief from the strict and literal interpretation and enforcement of site coverage regulations necessary to achieve compatibility and uniformity among sites in the vicinity and within Commercial Core I. Furthermore, approval of this site coverage variance will grant flexibility in the implementation of the Town's regulations while adhering to the stated purposes of the Commercial Core I district, the Vail Land Use Plan, and the Vail Village Master Plan. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. The space proposed for first floor commercial expansion is currently fenced off from view. The space is located approximately 40 feet below the roof forms of the Hong Kong Building and the Wall Street Building. The space receives little sunlight and is shaded for the entirety of the day and year. Staff finds that the proposed site coverage variance will have no negative effect on the adjacent properties, light and air, distribution of population, transportation and traffic utilities, public facilities and utilities, or public safety in comparison to existing conditions. 4. Such other factors and criteria as the Commission deems applicable to the proposed variance. VIII. RECOMMENDATION The Community Development Department recommends approval of this request for a variance from Section 12- 7B -15, Site Coverage, Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail Town Code, to allow for the construction of additions in excess of the prescribed site coverage, located at 227 Wall Street/ Lot C, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto and setting forth details in regard thereto. Staff's recommendation is based upon the criteria outlined in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves the applicant's request for a variance from Section 12- 7B -15, Site Coverage, Vail Town Code, pursuant to Chapter 12 -17, Variances, Vail Town Code, to allow for the construction of additions in excess of the prescribed site coverage, located at 227 Wall Street/ Lot C, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto (PEC 130022)." Should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission makes the following findings: Town of Vail Page 8 "Based upon the review of the criteria outlined in Section Vll of the Staff memorandums to the Planning and Environmental Commission dated August 12, 2013, and the evidence and testimony presented, the Planning and Environmental Commission finds. 1. The granting of this variance will not constitute a granting of special privilege inconsistent with the limitations on other properties classified in the Commercial Core 1 District because the space is unique occurrence in the Vail Village, not typical of most properties in the Commercial Core 1 district. 2. The granting of this variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity because of the isolated nature of the proposed space. 3. This variance is warranted for the following reasons. a. The strict literal interpretation or enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town Code, as listed in Section Vll (2). b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that does not apply generally to other properties in the Commercial Core 1 District, as listed in Section Vll. c. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the Commercial Core 1 District, as listed in Section Vll (2). " IX. ATTACHMENTS A. Vicinity Map B. Applicant's request for the variance C. Proposed site plan D. Easement agreement Town of Vail Page 9 _T N Q O a` U N SUMAN ARCHITECTS May 21, 2013 Hong Kong Cafe Building Variance Application for Site Coverage Variance RE: Section 12- 78 -15, Site Coverage, Vail Town Code A. Description of Variance Requested Attachment B As a part of exterior upgrades being proposed to the neighboring Wall Street Building, the abandoned area north of the Hong Kong Cafe building is proposed to be enclosed as new commercial area. The enclosure would convert a critical yet unutilized section of the Vail Village retail fabric from a dead space into a contributing commercial space. In order to transform the area in focus, a site coverage variance is required. The requested variance is an additional 28SF of site coverage. This enclosure is an important part of significant improvements to a historic structure in the heart of Vail Village. Below is a detailed breakdown of the existing conditions: Zoning Statistics Lot size: 1,612 sq. ft. (0.037 acres) Zoning: Commercial Core I (CC 1) Development Standard Allowed /Required Existing Proposed Affected Setback: North 0 ft. .5 ft. 0 ft. Site Coverage: 1,289 sq. ft. 1,489 sq. ft. 1517 sq. ft. (Increase of 28 sq. ft.) Landscape Area: 101 sq. ft. No Change Total Proposed Additional Site Coverage 28 sq. ft. B. Analysis of Proposal Goals of the proposed adjacent Wall Street building renovation are two -fold: one, improve and expand the retail experience along Wall Street and two, improve the material quality, aesthetics, and hierarchy of the architecture for the Wall Street building. michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S Currently, the "alley" space is an eye sore with run down gate /fences on both ends. It is dark, unused and has become a debris collector. The basement stair that resides in the space has not functioned for years. The Vail Village Urban Design Guide plan encourages spaces in the village core to provide interest and vibrancy for the pedestrian experience. Some key excerpts from the Guide Plan that resonate with this application are: • Infill commercial storefronts expansion of existing buildings, or new infill development to create new commercial activity generators to give street life and visual interest, as attractions at key locations along pedestrian routes. • Facade improvements. Eyesores removed, increased facade transparency, entries simplified and oriented to intersection. This forgotten area of property clearly does not support the intent of the Guide Plan. There is no other space like it in the Village core and therefore, is an exceptional circumstance in its zone district category. Storefront infill at this alley enclosure will unify the east facade of the Wall Street and Hong Kong Cafe buildings, providing increased transparency for high quality retail space along Wall Street. The details of this small extension will be tied to the design of the Wall Street building renovation. See Appendix A for current photos of the "alley" space between the Hong Kong Cafe building and Wall Street building. C. Approval Criteria 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. By enclosing the proposed area, the variance will allow the retail frontage to flow along Wall Street. The current gate with lock and sign create an eye sore and impediment to the unification of the retail facade. Granting the variance will reinforce the CC 1 zoning intent by ensuring "the maintenance and preservation of the tightly clustered arrangements of buildings fronting on pedestrian ways and public greenways, and to ensure continuation of the building scale and architectural qualities that distinguish the village" and is therefore not inconsistent with the limitations on other properties classified in CC 1. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. Relief from the strict and literal enforcement is necessary to allow this particular area of the property to achieve compatibility with the character of the surrounding context. The space should have been retail from the beginning and as retail, will better follow the intent of the Urban Design Guide Plan. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN ARCHITECTS The proposed variance will afford a better environment as enclosed space rather than the dark forgotten space that currently exists. There is no impact on facilities, utilities, or public safety due to the current locked gate along the east end and the fence along the west end preventing access. Back to Page 1 michael@sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN ARCHITECTS APPENDIX A PHOTO 1 - Northeast corner of Hong Kong Cafe building and adjacent alley way with gate. michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN ARCHITECTS PHOTO 2 - East gate of proposed enclosure area. michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN ARCHITECTS PHOTO 3 - West fence of proposed enclosure area. michael@sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN A R C H I T E C T S June 12, 2013 Hong Kong Building Site Coverage Variance and Exterior Alteration Lot 1, Block 5 -C, Vail Village First Filling 227 Wall Street, Vail, CO 81657 Adjacent Properties List: WEST Name: Lodge Condominium Association Zoning: CC 1 Owner: c/o Charley Viola Address: 176 East Gore Creek Drive Vail, CO 81657 Name: The Lodge and Resort Zoning: cc] Owner: Lodge Properties, Inc c/o Fixed Assets Dept. Address: 390 Interlaken Crescent, Ste 1000 Broomfield, CO 80021 SOUTH Name: Town of Vail Zoning: cc] Owner: Town of Vail Address: 75 South Frontage Road West Vail, CO 81657 EAST Name: Bridge Street Building Zoning: CC 1 Owner: c/o Brandess Cadmus Real Estate Address: 281 Bridge Street Vail, CO 81657 Name: Plaza Lodge Zoning: cc] Owner: Plaza Lodge Condo Association Address: 291 Bridge Street Vail, CO 81657 Name: Wall Street Zoning: cc] Owner: Town of Vail Address: 75 South Frontage Road West Vail, CO 81657 michael @sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 SUMAN ARCHITECTS NORTH Name: Wall Street Building Condominium Association Zoning: CC 1 Owner: c/o Brandess Cadmus Real Estate Address: 281 Bridge Street Vail, CO 81657 Back to Page 1 michael@sumanarchitects.com 141 East Meadow Drive, Suite 211 o 970.479.7502 Vail, CO 81657 m 970.471.6122 c r 00 9 1 �.3d Ll DNlallnsl33HIS IIVM uj 444 u, LLI .' 2. LU Z U, UJ �CL, o w IL Llll� 0 i OCO, O,2, m Cj 0 Lo U) ozzo .00� 3 0 2-4.4 CLCL IIII III CD cc cc iip Nip Cc 1H HI -Cc FH- 7H uj 444 u, LLI .' 2. LU Z U, UJ �CL, o w IL 0 H Lo U) 3 0 2-4.4 CLCL - - - - - - - - - - - --- Jon El Ph I IIII III CD cc cc iip Nip Cc 1H HI -Cc FH- 7H WHEN RECORDED MAIL TO: Attachment D Jonathan Boord Wall Street Retail, LLC 141 E. Meadow Drive, Suite 211 Vail, Colorado 81657 EASEMENT AGREEMENT THIS EASEMENT AGREEMENT ( "Agreement ") is entered into as of May _, 2013 by and between the GORSUCH RANCH FAMILY PARTNERSHIP, LLC, a Colorado limited liability limited partnership ( "Grantor "), and WALL STREET RETAIL_ LLC, a Colorado limited liability company ( "Grantee "). RECITALS A. Grantor is the current owner of that certain real property located in the County of Eagle, State of Colorado, as more particularly described in Exhibit "A" attached hereto and incorporated herein by this reference (the "Burdened Property"). B. Grantee has requested a permanent exclusive easement in, on, over, across and through those certain and limited portions of the Burdened Property described and depicted on Exhibit `B" attached hereto and incorporated herein by this reference (the "Easement Area ") for the ' :asement Improvements and Easement Uses (as those terms are defined in Section 1 below and as depicted on Exhibit "C "). C. Grantor is willing to grant such easement upon the terms and conditions set forth below. D. Grantor or any subsequent owner of the Burdened Property is hereafter referred to a. the "Burdened Owner ", and Grantee and its successors and assigns are hereafter referred to as the `Benefitted Owner". NOW, THEREFORE, for -,00d and valuable considerat,on, the receipt and sufficiency of which are hereby acknowledged, the parties hereby agree as follows: AGREEMENT 1. Grant of Easement. Grantor hereby grants to Grantee a perpetual easement in, on, over, under, across and through the Easement Area for the purposes of placing, constructing, reconstructing, removing, replacing, repairing, maintaining, operating and using those certain improvements on those certain plans prepared by Michael Suman Architect, LLC, dated May 7. 2013, Project No. 1208 (such improvements being referred to in this Agreement as the "Easement Improvements "). The foregoing purposes are collectively referred to herein as the "Easement Uses." 2. Term. This Agreement shall continue in full fofce and effect t -om the date of recordation of this Agreement in perpetuity, unless this Agreement is amended, modified or terminated by an agreement executed, acknowledged and recorded by the Burdened Owner and Benefitted Owner. 3. Construction, Maintenance and Repairs. All expenses and costs for the construction of the Easement Improvements shall be borne by the Benefitted Owner. The Benefitted Owner shall periodically inspect, maintain, repair, reconstruct, and replace the Easement Improvements to insure the safe, lawful and reasonable operation of such Easement Improvements. All costs and expenses for such inspection, maintenance, repair, reconstruction, and replacement of the Easement Improvements shall be borne solely by the Benefitted Owner. The Benefitted Owner shall give the Burdened Owner at least fourteen (14) days prior written notice of any placement, construction, reconstruction, removal, replacement, inspection, repair, or maintenance of the Easement Improvements or on the Easement Area except in the event of a bona fide emergency, ;n which event whatever notice is reasonable under the circumstances shall be given. Any placement, construction, reconstruction, removal, replacement, inspection, repair, or maintenance of the Easement Improvements or on the Easement Area by the Benefitted Owner shall be performed in a manner which, to the extent reasonable under the then existing circumstances, minimizes disruption to the Burdened Property and Burdened Owner's operations on the Burdened Property. In connection with the easement, Grantee agrees to not cause or suffer any physical contact with any building on the Burdened Property and agrees to repair any damage to the Burdened Property occurrin'T from Grantee's construction, operation or maintenance of the Easement Improvements. 4. Damage to Easement Area or Burdened Property. If the Benefitted Owner should damage or destroy any portion of the Easement Area or Burdened Property, the Benefitted Owner shall, at the election of the Burdened Owner, either (a) repair, reconstruct or replace such damaged or destroyed portion of the Easement Area or Burdened Property (at the Benefitted Owner's sole cost and expense) or (b) reimbu se such party upon demand for all reasonable costs and expenses actually incurred by such party in repairing. reconstructing or replacing such damaged portion of the Easement Area or Burdened Property, as applicable. 5. Covenants 5.1 Mechanic's Liens and Removal of Liens. The Benefitted Owner shall keep the Easement Area and Burdened Property free and clear of all design professional's mechanic's or materialmen's liens which may arise out of any placement, construction, reconstruction, removal, replacement, ' nspection, repair of maintenance on the Easement Area or of the Easement Improvements or out of the Easement Uses or any other activities or work on the Easement Area or Easement Improvements. To the extent any such liens are recorded against the Burdened Property or any part thereof, the Benefitted Owner shall cause such lien to be released and removed within fifteen (15) days of knowledne or being served notice of such filing and/or recording, either by satisfaction or by the posting of a release bond in the amount required by statute. 5.2 Insurance. At all times during the term of this Agreement the Benefitted Owner shall carry and maintain or cause its licensed general contractor to carry and maintain in full force and effect, at its sole cost and expense, liability insurance in excess of $ I,000,000.00. The Benefitted Owner retains the option to change its self - insured retention at any time. The Benefitted Owner agrees to name the Burdened Owner as additional insured under its liability prof•.ram up to a limit of $1,000,000 per occurrence. The Benefitted Owner shall provide that the Burdened Owner will receive thirty (30) days written notice from the insurer prior to cancellation of coverage. 5.3 Indemnification. The Benefitted Owner agrees to indemnify. defend and hold the Burdened Owner and its respective officers, directors, shareholders, partners, members, managers, affiliates, employees, representatives, agents, invitees, mortgagees, successors and assigns harmless from and against any and all claims, actions, causes of action, demands, damages, costs, liabilities, losses, judgments, expenses or costs of any kind or nature whatsoever (including, without limitation, attorney's fees) by reason of property damage, death or injury to persons arising from or relating to the indemnifying party's placement, construction, reconstruction, removal, replacement. inspection, repair, or maintenance of the Easement Improvements or on the f :asement Area. 6. Notices. Any notice, consent, approval or request for consent required or permitted to be given under this Agreement shall be given in wr ting and shall be effective (a) if personally delivered, upon delivery or refusal to accept such delivery; or (b) if mailed, three (3) days after mailing, by United States registered or certified mail, postage pre- paid, return receipt requested, to the applicable address set forth below: If to Grantor: Gorsuch Ranch Fa-n ily Partnership, LLLP 263 E. Gore Creek Drive Vail, CO 8I658 If to Grantee. Wall Street Retat 1, LLC c/o Jon Boord 14I E. Meadow Drive, Suite 211 Vail, CO 81657 The foregoing address and addressees may be changed by giving notice of such change it] the manner provided for in this Section 6. 7. Binding Effect and Governing Law, This Agreement and all covenants and restrictions contained herein shall, to the fullest extent permitted by law and equity and without regard to technical classifications or designat`ons, be deemed to be covenants running with the land of the Burdened Property, and shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. This Agreement shall be governed and construed in accordance with the laws of the State of Colorado. 8. Entire Agreement. This Agreement, including the recitals and Exhibits "A" and `B" attached hereto, all of which are incorporated herein by this reference, constitutes the entire agreement between the parties with respect to the grant of easement hereunder. 9. Amendments. Subject to Section 7 above, this Agreement may be amended, modified or supplemented only by a written document executed by all of the parties hereto (or their successors and assigns). 10. Mortgagee Protection. No violation or breach of the terms and conditions of this Agreement shall affect or impair the liens or security rights of the holder of a Mortgage (as hereafter defined) given in good faith and for value which is now or in the future recorded against the Burdened Property; provided, however, that any such mortgagee shall be obligated to comply with any nondisturbance, recognition, attornment or similar agreement that it executes. With respect to any Mortgage recorded against the Burdened Property subsequent to the recording of this Agreement such mortgagee or any purchaser at a foreclosure sale resulting from such mortgage or other party taking title to the Burdened Property shall take subject to this Agreement and the terms and conditions set forth herein. The term "Mortgage" shall mean any recorded mortgage or deed of trust encumbering the Burdened Property. 11. No Third Party Beneficiaries. This Agreement is only for the benefit of the parties hereto and their successors and assigns as set forth in Section 7 above. Except as set forth in Section 5.3, no other person or entity or property shall be entitle to rely hereon, receive any benefit herefrom or enforce any provision hereof against any party hereto (or their respective successors assigns). I2. Counterparts. This Agreement may be executed in counterparts each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. In Witness Whereof, the parties have executed this Easement Agreement as of the date first above written. [Signature Page Inzniedcatcly Follows] Back to Page 1 GORSUCH RANCH FAMILY PARTNERSHIP, LLC a Colorado limited liability company AO /NA STATE OF COLORADO COUNTY OF EAGLE Before me personally appeared Vj► v to G JR Su C}A who executed the foregoing instrument for and on behalf of the Gorsuch Ranch Family Partnership, LLC. WITNESS my hand and official seal in the State and County aforesaid, this ZZ "` day of M A"-( , 2013. My commission expires on PPel L z-% ZC* ASHLYN J CURTIS Notary Public State of Colorado N Lary D 20134024866 otary P is (SE I EKp res Apr 29, 2017 WALL STREET RETAIL, LLC STATE OF COLORADO COUNTY OF EAGLE Before me personally appeared Kt�0f2)EL who executed the foregoing instrument for and on behalf of Wall Street Retail, LLC WITNESS my hand and official seal in the State and County aforesaid, this 2Z '"A day of April, 2013. My commission expires on )9eyn)i 'z..00" ZD 1"T ASHLYN J CURT S Notary Public State of Colorado Notary D 2t ' 34024866 (SI Y Comm ssro rp res Apr 29 2017 EXHIBIT "A" To Easement Agreement LEGAL DESCRIPTION OF THE BURDENED PROPERTY A PART OF LOT C, BLOCK 5 -C, VAIL VILLAGE, FIRST FILING, COUNTY OF EAGLE, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 5, BEING ON A CURVE TO THE LEFT HAVING A RADIUS OF 582.79 FEET, A CENTRAL ANGLE OF 08 DEGREES 30 MINUTES 06 SECONDS, AN ARC DISTANCE OF 86.48 FEET; THENCE S. 10 DEGREES 30 MINUTES 16 SECONDS E, 134.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG THE AFORESAID COURSE 36.00 FEET; THENCE N. 79 DEGREES 29 MINUTES 44 SECONDS E., 44 00 FEET, THENCE N. 10 DEGREES 30 MINUTES 16 SECONDS W., 42 00 FEET; THENCE S 79 DEGREES 29 MINUTES 44 SECONDS W., 4.00 FEET; THENCE S. 10 DEGREES 30 MINUTES 16 SECONDS E., 6.00 FEET; THENCE S. 79 DEGREES 29 MINUTES 44 SECONDS W., 40.00 FEET TO THE TRUE POINT OF BEGINNING EXHIBIT `B" To Easement Agreement LEGAL DESCRIPTION OF THE EASEMENT AREA That part of a Special Warranty Deed recorded at reception No. 200817444 in the office of the Eagle County, Colorado, Clerk and Recorder, described as follows: Beginning at the northwest corner of said Special Warranty Deed also being the southwest corner of Lazier- Arcade Condominiums according to the Condominium Map thereof recorded I/25/1968 in Book 2I2 at Pafe 94 in the office of the Eagle County, Colorado, Clerk and Recorder; thence the following three courses along the said Special Warranty Deed line: 1) N79 °29'44 "E 40.00 feet; 2) N I0 °30' I 6 "W 6.00 feet: 3) N79 029'44 "E 0.42 feet; thence departing said line S10 °40'41 "E 7.37 feet to the intersection with the northerly wall line of existing building; thence the following three courses along said building, line: (I) S79 043'52 "W 12.55 feet; (2) N12 027'29 "W 0.81 feet; (3) S79 °33'10W 27.86 feet to the intersection with the west line of said Special Warranty Deed: thence NI0030'I6 "W 0.50 feet to the Point of Beginning, containing 34.0 square feet, more or less. AND The Northernmost exterior wall of the improvements located on the Special Warranty Deed up to and including a height on said exterior wall that is 16 feet from the ground EXHIBIT "C" To Easement Agreement IRREVOCABLE EASEMENT DESCRIPTION (see attached) IRREVOCABLE EASEMENT DESCRIPTION That part of a Special Warranty Deed recorded of Reception No. 200817444 in the office of the Eagle, County, Colorado, Clerk and Recorder, described as follows: Beginning at the -northwest comer of said' Special Warranty Deed also being the southwest comer of Lazier - Arcade Condominiums according to the Condom nium Map thereof recorded 1/25/1968 in Book 212 at Page 94 in the office of the Eagle County, Colorado, Clerk and Recorder, thence the following three courses along the said Special Warranty Deed line: 1) N79'29'44 "E 40.00 feet; 2) N10'30'16 "W 6.00 feet; 3) N7929'44 "E 0.42 fee thence departing said line S10'40'41 "E 7.37 feet to the intersection with the northerly waif line of existing building; thence the following three courses don said building line. (1) S7943'52 "W 12.55 feet. (2) N12'27'29 "W 0.81 feet; (31 S79'33'10 "W 27.86 feet to the intersection wth °,he west line of sold Special Warranty Deed; thence N10'30'16 "W 0.50 feet to the Pont of Beg nning, containing 34:0 square feet, more or less. P.L.S. 30f% 30116 y: LOTS b & c r BLOCK 5 —C 699Z/4, ;' VAIL VILLAGE 0'A V -,"' ,,; FIRST FILING LAZIER— ARCADE CONDOMINIUM BUILDING (9212 P94) N 79•29'44" 0.42' BUILDING OUTLINE N 10'30'' 6" W S 10'40'41 " E 6 00' 7.37' LOT 1 EASEMENT 7 9'29,44" 40.00' A RESUBDIVISION OF LOT a & PART 1.0a w 27.$7 OF LOT c. g 79'33 S 79'43'52" W BLOCK 5 —C N 10'30'16 W N 12'27'29" W 12.55' VAIL VILLAGE 0.50' 081, FIRST FILING (R =C. NO. 199794) BUILDING LODGE OUTLINE SUBDIVISION VAIL VILLAGE SPECIAL WARRANTY DEED FIRST FILING (RAC. NO. 200817444) (F?'-.C. NO. 87223") Back to Page 1 41109 Wa1My 6 ! 24, ruYYE -wn P.O. am 11.79 0WARD$ co. 91632 (970)949-1408 0' 10' 20' 3p' DATE- 1/24/13 MILT JOB No. 1739 TOWN OF VAIL � Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: August 12, 2013 SUBJECT: A request for the review of amendments to a conditional use permit for a "public and private parks and active outdoor recreation areas, facilities and uses ", pursuant to Section 12- 16 -10, Amendment Procedures, Vail Town Code, to allow for the construction of various improvements at the Ford Park Gerald R. Ford Amphitheater including a public plaza and box office remodel, located at 540 South Frontage Road East/ Unplatted, and setting forth details in regard thereto. (PEC130024) Applicants: Vail Valley Foundation, represented by Zehren & Associates Planner: George Ruther DESCRIPTION OF REQUEST The applicant, the Vail Valley Foundation is requesting a final review of amendments to an existing conditional use permit for a "public and private parks and active outdoor recreation areas, facilities and uses ", pursuant to Section 12- 16 -10, Amendment Procedures, Vail Town Code, to allow for the construction of various improvements at the Ford Park Gerald R. Ford Amphitheater. The improvements include a new public plaza and a remodeled box office, located at 540 South Frontage Road East. Design elements of the proposed courtyard include: • Approximately 4,100 square foot Amphitheater lobby /public plaza with special paving, boulder seating, and furnishings to match Phase One improvements. • Approximately 35 foot tall tensile fabric roof element, to replace existing unused vertical element. • The removal of approximately 1,300 square feet of existing landscape area. • Approximately 6 foot tall fence around the perimeter of the courtyard • Iconic tribute to the Ford Family within the Amphitheater lobby /public plaza • Interpretive Ford Family story walls facing Betty Ford Way for year -round public access and viewing. • New concessions window and minor expansion of existing concessions building • New donor wall at entry. • Aesthetic enhancements and upgrades to the existing Box Office to match Phase One improvements. • New main entry gates into the Amphitheater. • New miniature stage within the plaza for small performances and events (lectures, etc.). • The venue is being designed to accommodate 350 — 400 people in a pre - convene configuration. An amendment to the existing conditional use permit is required in accordance with Section 12- 16 -10, Amendment Procedures, of the Vail Town Code as the applicant is proposing to increase the size and expand the scope of the operations of the Gerald R. Ford Amphitheater An illustrative site plan set has been attached for review (Attachments A). The adopted 2012 Gerald R. Ford Park Management Plan Amendment can be downloaded in its entirety at the following link: https: / /www.vailgov.com /docs /dl forms /ford park management complete compresse d.pdf II. BACKGROUND The Vail Town Council adopted the 2012 Gerald R. Ford Park Management Plan Amendment in April, 2012. The 2012 Plan remains in full effect while the Town of Vail considers the adoption of the 2013 Gerald R. Ford Master Plan. The 2013 Plan is still in draft form. As presently drafted, the 2013 Plan does not significantly alter the recommendations made for the main entrance improvements at the amphitheater. The proposed improvements are intended to be consistent with the 2102 Gerald R. Ford Park Management Plan Amendment recommendations. According to the 2012 Plan, "The design intent and objective for the new "social courtyard" is to create a multi -use outdoor space of that serves as the primary arrival for the Amphitheater as well as a pre- convene and post- function space during scheduled events." Further, the 2012 states, "Expansion of the existing plaza at the entry to the Amphitheater is intended to provide a more gracious and more functional entry to the venue. The design intent and objective for the new "social courtyard" is to create a multi -use outdoor space of that serves as the primary arrival for the Amphitheater as well as a pre- convene and post- function space during scheduled events. The social courtyard will also serve as a new programmable space within the lower bench of Ford Park for smaller gatherings and events. Use of Town of Vail Page 2 the space will be available by various groups and stakeholders such as the Betty Ford Alpine Gardens or the Art in Public Places, and the common park user, during times when the amphitheater is not in operation and when there are no scheduled events taking place. The space is envisioned to be richly landscaped, and have a high level of design and attention to detail. Two new gates are planned to serve as ticket control and baggage check, and a perimeter landscape barrier combining plants and a decorative artistic fence will be designed to provide security for the venue. Portions of the social courtyard are envisioned to be covered by a roof feature to shelter patrons from rain during inclement weather and provide shade during sunny days. In this case consideration should be given to the relationship of this structure to surrounding improvements and to how important view sheds can be maintained. " On August 6, 2013, the Vail Town Council granted the applicant permission to proceed with the amendment to an existing CUP application through the Town's development review process. In doing so, the Town Council requested that provisions be made to the operation of the amphitheater whereby the restrooms are accessible to the public when the amphitheater is not in use for performances. The Town Council also requested that the applicant amend their application to include landscaping improvements on the south side of East Betty Ford Way, near the approach to the Nature Center Bridge. III. REVIEW CRITERIA Before acting on an amendment to an existing conditional use permit application, the Planning and Environmental Commission shall consider the following factors with respect to the proposed use: 1. Relationship and impact of the use on the development objectives of the Town. In 2012, the Ford Park Management Plan was updated to reflect new ideas for improvements planned for the park. Plans to make improvements to the park were initiated when Vail voters approved funding to re- allocate a portion of the Convention Center Funds to further improve Ford Park. The 2012 update makes no significant changes to the activities that currently take place in the park. Instead, it simply proposes changes which will further improve the many great aspect of the park today. As noted on Pages 33 & 34 of the Plan, changes to the existing entry plaza and box offices are noted. The applicant's request is consistent with the recommendations noted in the Plan. The proposed conditional use permit amendment maintains the historic uses of the Gerald R. Ford Amphitheater. Those uses primarily include social and cultural events. Currently the amphitheater hosts nearly 60 events each year and is a major activity generator in the Park during the summer months. The proposed conditional use permit Town of Vail Page 3 amendments facilitate the updating and upgrading of the existing entry plaza and box office to improve the social and cultural opportunities for Vail citizens and guest in keeping with the Town of Vail's stated vision and mission: "Our Vision - To be the Premier International Mountain Resort Community. Our Mission - We will provide the citizens of Vail and our guests superior services, outstanding environmental stewardship and an abundance of recreational, cultural and educational opportunities." Based upon these factors, Staff finds the proposed amendments to an existing conditional use permit to be consistent with this review criterion. 2. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. Based upon the scope of the applicant's proposal, Staff finds that the proposed conditional use permit will have no significant negative impacts on the light and air, distribution of population, transportation facilities, utilities, schools, or other public facilities needs in comparison to existing conditions. Staff finds that the proposed amendments to the conditional use permit will have positive impacts on the community's park and recreational, social and cultural facilities. The proposed amendment will facilitate the construction of updates and improvements to the existing public plaza located at the entrance to the amphitheater. As further identified in the applicant's request, the proposed improvements to the amphitheater include: • Approximately 4,100 square foot Amphitheater lobby /public plaza with special paving, boulder seating, and furnishings to match Phase One improvements. • Approximately 35 foot tall tensile fabric roof element, to replace existing unused vertical element. • The removal of approximately 1,300 square feet of existing landscape area. • Approximately 6 foot tall fence around the perimeter of the courtyard • Iconic tribute to the Ford Family within the Amphitheater lobby /public plaza • Interpretive Ford Family story walls facing Betty Ford Way for year -round public access and viewing. • New concessions window and minor expansion of existing concessions building • New donor wall at entry. • Aesthetic enhancements and upgrades to the existing Box Office to match Phase One improvements. • New main entry gates into the Amphitheater. • New miniature stage within the plaza for small performances and events (lectures, etc.). Town of Vail Page 4 • The venue is being designed to accommodate 350 — 400 people in a pre - convene configuration. Staff finds the proposed amendments to the conditional use permit are consistent with this review criterion. 3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. Based upon the scope of the applicant's proposal, Staff finds that the proposed conditional use permit will have no significant negative effects upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. The proposed improvements are internal to the park and in no significantly alter the existing or proposed uses of the park. Specifically, as the new public plaza is being designed and operated as an accessory use to the existing amphitheater, and will not be used separately from the amphitheater, staff has concluded that no new parking requirement should be assessed to the existing use. 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. The proposed physical improvements to the amphitheater will maintain and enhance the character of the area and the park. The character of the area is maintained and enhanced by this proposed use as the intended uses (i.e., social and cultural venue for the performing arts) are allowed uses in the zone district and consistent with the Vail Land Use Plan. Further, the uses have been historically maintained on the site without resulting in any negative impacts on the character of the park or the neighborhood. In many regards, the request to amend the existing CUP to allow for the construction of the public plaza and the remodel of the box office enhances the character of the area. As a result of the proposed improvements the operation of the amphitheater will be improved. The applicant is proposing to construct a 35- foot tall tensile fabric roof cover over top of the public plaza. According to the master plan recommendations, "The social courtyard will also serve as a new programmable space within the lower bench of Ford Park for smaller gatherings and events. Use of the space will be available by various groups and stakeholders such as the Betty Ford Alpine Gardens or Art in Public Places. The space is envisioned to be richly landscaped, and have a high level of design and attention to detail. Two new gates are planned to serve as ticket control and baggage check, and a perimeter landscape barrier Town of Vail Page 5 combining plants and a decorative artistic fence will be designed to provide security for the venue. Portions of the social courtyard are envisioned to be covered by a roof feature to shelter patrons from rain during inclement weather and provide shade during sunny days. In this case consideration should be given to the relationship of this structure to surrounding improvements and to how important view sheds can be maintained." The applicant has prepared a conceptual viewshed analysis to help visualize the impacts the new structure will have on views within Ford Park. Based upon review of the conceptual viewshed analysis staff has reached the following conclusions: • The new tensile fabric roof will be a dominant feature visible from within and outside of the park. • A substantial amount of existing landscaping will remain to help blend the roof covering into its surroundings. • The color of the fabric roof material should be carefully considered. • Views and vistas of the surrounding valley and mountains will be maintained from the area of the public plaza. The viewshed analysis has been attached for reference. It is unclear from the plan set submittal whether exterior lighting is being proposed. If new exterior lighting is being added, staff recommends that the applicant provides an exterior lighting plan to the Community Development Department, prior to appearing before the Town's Design Review Board, to determine compliance with the Town's adopted outdoor lighting regulations. It is further recommended that any new lights be equipped with fully cut off fixtures and be installed no more than 15 feet above grade to prevent light pollution and a negative impacts on the night sky. No up lighting of the roof structure should be permitted. Staff finds that the elements of the proposal are consistent with this criterion. IX. STAFF RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission approves, with conditions, the final review of amendments to an existing conditional use permit for a "public and private parks and active outdoor recreation areas, facilities and uses ", pursuant to Section 12- 16 -10, Amendment Procedures, Vail Town Code, to allow for the construction of various improvements at the Ford Park Gerald R. Ford Amphitheater. The improvements include a new public plaza and a remodeled box office, located at 540 South Frontage Road East. Should the Planning and Environmental Commission choose to approve this conditional use permit amendment request, the Community Development Department recommends the Commission imposes the following conditions: Town of Vail Page 6 "1. This conditional use permit approval is contingent upon the applicant obtaining Town of Vail approval of an associated design review applications (PRJ13- 0389). 2. The Town of Vail, as owner of the property, through the execution of a lease agreement, shall cause the subject improvements approved by the PEC to be operated and managed consistent with the conditions of this approval. Failure by the Town of Vail to operate the subject improvements in accordance with this approval shall be considered a violation of the Vail Town Code (Section 1 -4 -1, General Penalty, Vail Town Code, and Section 12 -3 -9, Compliance, Violations, Penalties). 3. The Town of Vail and the applicant shall mutually agree to amendments to the existing Amphitheater Lease to include provisions for public access to the restrooms located within the box office building when the amphitheater is not being used for performances. Said amendments shall be made, and the lease agreement fully executed, prior to the issuance of a building permit for any improvements associated with this development application approval (PEC13- 0024). 4. The signs displayed on the illustrative plan set is for illustration only. No signs are approved as part of this application (PEC13- 0024). The applicant shall submit a complete design review application to the Community Development Department for review and approval prior to the installation of any sign. Should the Planning and Environmental Commission choose to approve this conditional use permit amendment request, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outlined in Sections 111 of the Staff memorandum to the Planning and Environmental Commission dated August 12, 2013, and the evidence and testimony presented, the Planning and Environmental Commission finds. 1. The amended conditional use permit is in accordance with the purposes of the Zoning Regulations and the General Use District; 2. The proposed conditional use permit and the conditions under which it will be operated or maintained are not detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity; and, 3. The proposed conditional use permit complies with the applicable provisions of Chapter 12 -16, Conditional Use Permit, Vail Town Code." IV. ATTACHMENTS Town of Vail Page 7 A. Illustrative Plan Set Town of Vail Page 8 ON 0 w w U d J_ ry LL 0 W Z W w ?Z Z M aZ m� F- W Q N �3 of All O> �q w Q ? Z CL \ (/) LU ce QLU � LU N �d ry CL WO O -j1 LL „z 0 r0 —NID-- iPARR1AW g ---1 ...... 0(]V'dOIO:)'IIVA SiNIWIAONdWi 11 3SVHd N31V3HilHdWV 42103 z 41-2 O . ULU Z. `— MIN31NI-DNIFd`3Nn�IIH 'DNI S31VIDOSSV(=V N I N H I Z i IL I i w w w U) LJJ p z < W U) ll aNNg LLI w 0 0 > C) w U) Ozo. H, HE 911H LL K LL <1 < w LU 2 L) LL U) LU 'R� �g - -- - 2 C) C, C) so CD z LU W. Hl. G, H�o I— �-, o U) z p; zm 0 CD —j < 'N mn H2 0 0 IL w Sp z. ft X w m U) 4,V Z U) z LL C) Q C. 0 w U. (D »w» 33333333rc —z. zg Hl� Ah- 9 A 1— Z. N 0 —H amp H z H- n —2, H -IMu H Inn z z.. Dz z mz 0— A .. 8-2 1 FM L) w w w w ov 2 hd Lp > lw..5gl 9RH z, z, M. 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'JAN,„ N31V3HilHdWV 42103 a � u Z 5303133N�- ," JN� 'givloossv 4NV N 3 N H 3 Z 9 3 � p n 1 2013 Gerald R. Ford Park Master Plan An Element of the Vail Comprehensive Plan Planning and Environmental Commission Draft #1 August 12, 2013 TABLE OF CONTENTS 1. Introduction 1 2. Site Assessment/Existing Conditions 5 3. History of the Park and Previous Planning Efforts 9 4. Goals, Objectives, Policies and Action Steps 18 5. Ford Park Sub -Areas 34 6. Illustrative Plan 52 7. Design Criteria 58 8. Park Management 59 9. Appendix 61 Due to the volume of material, the information listed below is provided in a separate document, the 2013 Ford Park Master Plan Supplemental Appendix. • Ordinance No. 6, Series of 1973, authorizing the purchase (by condemnation) of the property known as the Antholz Ranch. • The Vail Plan, 1974 • Resolution No. 1, Series of 1977, naming the property commonly known as the Antholz Ranch to Gerald R. Ford Park. • The Gerald R. Ford Park and Donovan Park Master Plan Development Final Report, 1985 • Resolution No. 27, Series of 1987, designating the seven acres around the Nature Center as an area to be preserved as an example of the Gore Valley's natural history. • Resolution No. 44, Series of 1988, amending the 1985 Master Plan to add four tennis courts and to change the location of the aquatics center. • Ford Park Management Plan, 1997 • Ford Park Management Plan Update, 2012 DRAFT 2013 Gerald R. Ford Park Master Plan Update August 2013 "Whereas, President Gerald R. Ford has brought to the Town of Vail his interest and encouragement; has shown through his private life and public life a commitment to recreation, the environment and places set aside therefor; and believes that a statement of the community's appreciation and respect for Gerald R. Ford is appropriate and called for; that the property commonly referred to as the Anholtz Ranch is hereby named the Gerald R. Ford Park." Resolution approved by Vail Town Council, January 18, 1977 Chapter 1 - INTRODUCTION The Town of Vail acquired the 39 acre Anholtz Ranch in 1973 for the stated purpose of "improving the quality of life in the community ". Since that time the property has evolved into one of Vail's most widely used and highly cherished assets. The evolution of the Anholtz Ranch to what has become Ford Park was originally contemplated by one of Vail's earliest planning efforts: "The intended use program is a comprehensive one and eventually the park will include an impressive number of facilities in addition to extensive open tun` space and the delight of the natural earth forms and mature tree growth adjacent to Gore Creek" The Vail Plan, 1974 The goal of the planning effort is to create a plan that will maintain the essence of what Ford Park is today and what was envisioned for the Park in 1974 — a combination of natural open space along the Gore Creek corridor coupled with recreational, social and cultural uses and facilities that serve the needs of residents and guests of Vail. It is anticipated that the 2013 Gerald R. Ford Park Master Plan will provide the town and community with a "guiding document" for the Park for the next ten years. The primary purpose of this Plan is to define expectations for the use of and future improvements to the Park and as a resource to assist the Town in decision - making regarding capital improvements and or any proposed change to the Park. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 1 Over the past forty years the Town has completed four planning efforts for the Park. To varying degrees these plans have directly influenced the development of Ford Park and each has contributed to the role of the Park in how it serves the community. These previous planning efforts were: 1974 Vail Plan —While the primary purpose of this plan was to address a broader discussion of Vail's growth and development, it did include a chapter on recreation and defined at a very broad level the role Ford Park could play in providing recreational, cultural and community- oriented uses. 1985 Gerald R. Ford Park /Donovan Park Master Plan Development Final Report — At the time this plan was prepared; ballfields, tennis courts, and parking had already been developed and construction of an amphitheater had commenced. The purpose of this plan was to "guide the future development of the park and establish guidelines for the implementation of improvements ". 1997 Ford Park Management Plan — This plan was initiated in response to several development proposals for the Park. The plan was a product of extensive focus group and public input sessions and in essence served as an amendment to the 1985 plan. 2012 Update to the Final Report Ford Park Management Plan — This plan was done to acknowledge new ideas for improvements to the Park that were initiated when Vail voters approved funding by re- allocating a portion of the Convention Center Funds to Ford Park. More detailed summaries of these previous planning efforts are found in Chapter 3 of this Plan. While the impetus for these planning efforts was prompted by different factors, each involved extensive community input, debate, and at times, controversy. These planning processes revealed the community's intense passion for the Park as town staff, elected officials and the public worked to find the appropriate level of development and activity for the Park. The intended outcome of these planning efforts was to implement the original vision for the Park as outlined in the statement above from the 1974 Vail Plan. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 2 The 2013 Gerald R. Ford Park Master Plan presents a compilation of these previous planning efforts along with new direction and ideas that have evolved from this latest planning effort. The primary objectives of this planning effort are to: • Incorporate key elements of previously completed plans for Ford Park into one document, specifically those guiding principles that have successfully shaped the development of the Park from its inception, • Establish clear expectations for the future land uses, development and management of the Park, • Define effective tools for decision - making regarding the future of the Park, and • Provide a single, comprehensive document to serve as the master plan for Ford Park. With the adoption of this 2013 Plan previous plans for Ford Park will be archived and no longer used as guides for future decision - making or planning for the Park. The 2013 Gerald R. Ford Park Master Plan will serve as the Town's sole master plan for the Park. Elements of this Plan This Plan includes the following chapters: 1. Introduction The section provides an introduction to the plan, the purpose of this planning effort and outlines the major elements of the 2013 Ford Park Master Plan 2. Site Assessment and Existing Conditions The Ford Park site assessment and summary of existing conditions is based largely on the site assessment from the 1985 Plan and current observations of the Park. 3. History of the Park and Previous Planning Efforts The 1997 Plan has provided the basis for this history and background of the Park and the summaries of the four previous planning efforts that have taken place. Site plans of the Park produced during these planning efforts are to provide a history and context for how the Park has evolved over the years. 4. Goals, Objectives, Policies and Action Steps Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 3 While the 1997 Plan provided a framework for this section, the goals, objectives, policies and actions steps have been re- organized and refined to better express the current direction for the future of the Park. 5. Ford Park Sub -Areas Seven sub -areas of the Park have been defined and are used as a forum for discussion of how specific areas of the Park will be managed and to establish expectations on potential future improvements within the Park. 6. Illustrative Plan The 2013 Illustrative Plan is a refinement of the illustrative plan from the 2012 Plan, it depicts existing improvements and at a diagrammatic level improvements that may occur in the future. 7. Design Criteria The 1985 Plan included design criteria to be used to evaluate building, site and landscape improvements proposed for the Park. The 2013 Plan expands and refines these design criteria. 8. Park Management Park management is provided in this section, along with discussion of how the Town will review proposals for new uses or buildings within the Park. 9. Appendix An extensive number of documents relative to the history of the Park and previous park planning efforts have been assembled. These documents are provided in a separate document, the 2013 Ford Park Master Plan Supplemental Appendix. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 4 Chapter 2 - SITE ASSESSMENT /EXISTING CONDITIONS Located immediately east of Vail Village, the proximity of Ford Park to Vail Village and the convenient access it affords residents and guests is one of the Park's most significant attributes. This is no coincidence as the 1974 Vail Plan documented how the location of Ford Park was a key factor in it being purchased for a community park and in defining the initial vision for the Park to be a major center of cultural and recreational activity for the community. "all properties of significant size within the Town limits were researched and the recommendation made that the Anholtz property, adjacent to development at the east end of the Village, was the only site satisfying the recreational uses anticipated. Selection criteria included such factors as ease of walking distance from the Village, adequate space within a single parcel for large, meadow -like tun` areas, proximity to the Frontage Road for simple and direct access by autos or buses, natural beauty such as the Gore Creek provides, and directness of connection to major bicycle and pedestrian trails. " The Vail Plan, 1974 When purchased, the original Anholtz property was +/ -36 acres. Today, Ford Park is comprised of approximately 47.1 acres. The four areas of the Park and their acreages are depicted below: Village Connech,r `I- C6 Acres Ford Park, 2013 Main Pack +/ 20.3 Acres / Cc+rn I E Crertin[urr C.r rater +/- .i Acrvg SoIXCr FICIA +f- 5.5 Acres Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 5 In January of 1977, Resolution No. 1, Series of 1977, was passed re- naming the Anholtz Ranch to the Gerald R. Ford Park. A copy of this resolution is included in the 2013 Ford Park Master Plan Supplemental Appendix. Existina Conditions Over the past forty years many improvements have been made to Ford Park. Foremost among these are athletic fields, the Gerald R. Ford Amphitheater, the Betty Ford Alpine Garden, a children's playground, the Vail Nature Center, the Vail Tennis Center and parking and transit facilities. With the exception of the Gore Creek Corridor, the majority of the Park has been improved with buildings, facilities or other related site improvements. As a function of past improvement projects infrastructure necessary to serve the Park is currently in place. Vehicle and pedestrian access to the Park and internal park circulation has been established, a comprehensive utility system is in place to serve Park facilities and drainage /storm water management improvements have been completed. Access and circulation is a key element of how the Park functions. On -site parking is provided, but in keeping with the original concept for the Park the amount of parking is limited. Parking for major Park events is provided in the Town's parking structures. Access from these structures to the Park is provided by pedestrian corridors and the Town's transit system. Pedestrian access is provided via the Gore Creek Trail and a sidewalk along the South Frontage Road. Pedestrian access is also provided by two bridges in the Golden Peak neighborhood. The Town's main transit stop is located on the South Frontage Road with additional stops on Vail Valley Drive. These stops are served by the in -town shuttle and by dedicated express bus service during special events. Site Characteristics and Park Design Physical characteristics of the land and the relationship of the Park to surrounding uses and facilities influenced the earliest design concepts for the Park. Some of the more significant site influences in this early design process were the South Frontage Road (that establishes the north boundary of the Park), Gore Creek and adjoining wetland and riparian habitat (that runs the entire length of the Park), site topography, vegetation, views and other site considerations. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 6 Topography of the "main" park area includes a prominent and well- defined grade change that creates an "upper bench" and "lower bench ". This grade change, created in large part by grading from the construction of Interstate 70, defined the land area available for various uses and over the years this became a demarcation for the Upper Bench being used primarily for active recreation and the Lower Bench being used primarily for cultural and passive recreational uses. Much of Ford Park was initially developed without the benefit of a detailed design /development plan. The 1974 Vail Plan did, however, set the stage for the future design of the Park by defining a number of broad design objectives. There are many examples of how these early objectives; along with site characteristics directly influenced the design and development of the Park. Parking and Transit These facilities were located on flat terrain immediately adjacent to the South Frontage Road. This location provides cars and buses direct access to the Park, but in a location that keeps vehicles on the perimeter of the Park that minimizes their impacts of on other areas of the Park. Athletic Fields Fields were located on the Park's broadest expanse of relatively flat terrain. Not only did the fields "fit" on this portion of the Park, the flat terrain minimizes site grading and associated site disturbance. To a degree, this location also isolates field noise and activity from other park users. The Amphitheater The Amphitheater essentially "straddles" the grade transition between the Upper and Lower Bench. This location allowed the Amphitheater to utilize the sloping terrain to accommodate the terraced seating areas within the Amphitheater. This location also affords stunning views to the Gore Range. Nature Center The Nature Center is located within the relatively undeveloped Gore Creek Corridor. The natural features of the creek corridor provide a very suitable location for a "nature center ". The 1985 Ford Park Master Plan spoke eloquently about the philosophy of good park design and the role site conditions and characteristics should play in the design process. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 7 "Compatibility of the park development within the environment is the most significant aspect of the master plan. The existing landscape is an integral part of each plan and not merely a backdrop against which the plans are staged. This is essentially necessary with parklands, for there we expect the landscape to be stable, pleasant and above all, functional. Accordingly, the planning and design process was founded on a sound understanding of the features and dynamics of the park site environment. Just as a tapestry is woven from many threads of different colors, textures and strengths, so the landscape is composed of a variety of components such as slopes, soils, plant communities and aquatic features. Each of these must be identified and described, but more than that, the role of each must be understood as a dynamic entity so that limitations and opportunities can be property understood. This involves the translation of forms, such as slopes and soil type, into processes, such as runoff and soil leeching, and the definition of critical inter- relationships among them" 1985 Ford Park Master Plan Integrating improvements with the landscape in order to create a pleasant and functional park should be the goal of any park design. While developed over time and without the benefit of a comprehensive, detailed design plan, the major elements of the Park have been located and designed in a manner that is very responsive to site conditions and other influences. In addition, Ford Park today reflects many elements of the original vision for the Park as outlined in the 1974 Vail Plan and further defined by NIT�i111044 6112907T19ME a LTA FMM- W Tit Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 8 Chapter 3 - HISTORY OF FORD PARK and PREVIOUS PLANNING EFFORTS Over the past forty years the Town of Vail has completed four major planning efforts for Ford Park. This chapter summarizes the purpose, the process and the outcome for each of these planning efforts and in doing so provides relevant information on the history and development of Ford Park. Ordinance No. 6, Series of 1973 (a copy of which is included in the 2013 Ford Park Master Plan Supplemental Appendix), authorized the purchase (by condemnation) of the property known as the Antholz Ranch. At that time the 36 -acre park site represented the last remaining parcel of land central to use by all residents and visitors of the Vail community. The ordinance listed a variety of possible uses for the property including the following: • for park and greenbelt purposes, • to preserve the natural and physical character of the area to be condemned, • for bicycle, equestrian and hiking trails, • for children's playground, • for performing arts and civic center, • for a ski lift and related facilities, • for picnic areas, • for recreational facilities such as tennis courts, swimming pools, gymnasium, ice skating rink, • for theater and assembly halls, convention center, public schools, • for possible exchange or trade of condemned land, or a portion thereof, with other property which may exactly meet the needs of the town, and • to construct and maintain water works, transportation systems, and other public utilities relating to public health, safety, and welfare. The four major planning efforts for Ford Park include the following: The Vail Plan, 1974 The Vail Plan was completed in August of 1973 and adopted in 1974 (a copy of this plan is found in the 2013 Ford Park Master Plan Supplemental Appendix). While the primary purpose of this plan was to address growth control and community development, the plan included a chapter on the town recreation system. The Antholz Ranch property was mentioned as "the only site capable of satisfying the anticipated recreational needs of the community ". Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 9 The Vail Plan identified a wide range of potential uses for Ford Park. The uses included a place for showing and creating art, crafts, etc.; an indoor theater as well as an 800 seat outdoor amphitheater-, meeting rooms and community workshops-, wide outdoor terraces and natural landscapes-, indoor ice arena, tennis and handball courts-, children's play facilities and space for family activities-, headquarters for the Annual Vail Symposium and local television-, a possible location for an ecologium (nature center) and a grammar school. As a balance to this extensive program of uses and facilities for the Park, the Vail Plan contemplated the preservation of the Gore Creek corridor as a passive, "quiet place" to enjoy the natural beauty of the site. The overall vision described the park as a "major community park - cultural center". The plan called for 200 surface parking spaces for the daily parking needs of the park. Parking for major events was planned to be provided in the Vail Transportation Center with town transit and various trails and bikeways providing alternative means to access the Park. The Vail Plan also depicted a potential road connection at the east end of the park that would link the Frontage Road with Vail Valley Drive. While the Vail Plan did not include a detailed design plan for the Park, the conceptual site plan below began to define how the Park could be developed. A number of existing park improvements reflect some of the basic concepts depicted below. • f n , i - zw -- � ar Aar nne. r., i, 6 Ei tY"L J^ W71 W I r - YY Conceptual Plan for Ford Park, Vail Plan, 1974 Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 10 Gerald R. Ford Park and Donovan Park Master Plan, 1985 In August of 1985 the Gerald R. Ford Park and Donovan Park Master Plan Development Final Report was adopted by the Town Council (a copy of this plan and Resolution No. 19, Series of 1985 is found in the 2013 Ford Park Master Plan Supplemental Appendix). When the 1985 planning process was initiated improvements in the Park were limited to athletic fields and tennis courts. A foundation for an amphitheater was in place but this project was not yet completed. At that time the very eastern end of the Park along the Frontage Road was utilized as a snow -dump. The purpose of the master plan was to prepare a more detailed plan for the future development of the park and to establish guidelines for the implementation of park improvements. The master planning process included a Recreation Needs Analysis Survey and extensive community input via workshops and community meetings. The outcome of these efforts was an indication of the type and extent of improvements the community wanted to see in the Park. Alternative site plans were considered and a final, preferred plan was selected. This final plan included a swimming pool complex, "neighborhood park improvements" (on the Lower Bench), a skating rink (on the Lower Bench), and the realignment of the eastern softball field. Development of the neighborhood park improvements on the lower bench of Ford Park included restrooms, playground area, open turf area, picnic facilities, and the west access road. These improvements were completed in November of 1988. The first major structure to be constructed in the Park, the Gerald R. Ford Amphitheater, was completed in July of 1987. A Parking and Transit Study for the Amphitheater was completed in April of 1979 and this study made five recommendations: The Village Structure should be considered the major parking facility for Ford Park, with improvements to the signs, sidewalks, and bus service being necessary; extend shuttle bus service to the soccer field; disallow Frontage Road parking; construct a vehicle turn- around and passenger unloading area at Ford Park; and do not schedule concurrent events in the Park. These recommendations were in line with recommendations for parking and transit plan for the Park as outlined in the 1974 Vail Plan. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 11 `•. - __ �til .lY9 F[ - SYMaIC. ✓X i.CAWE r _ { k GERALD R, FOM PARK MA fErti PLAN �P 154N' MASTER PLAN Ford Park Master Plan, 1985 The 1985 Plan identified a location for an alpine garden. In 1989 the first phase of the Betty Ford Alpine Garden was completed. Since that time a number of expansions to the gardens have been completed, including the Perennial Garden, the Meditation Garden, and the Alpine Rock Garden. Following approval of the 1985 Master Plan the following steps were taken regarding the planning of Ford Park: Resolution No. 27, Series of 1987, was passed on November 3, 1987. This resolution designated the seven acres around the Nature Center as an area to be preserved as an example of the Gore Valley's natural history. Vehicular traffic was to be restricted and certain policies and procedures for preservation and maintenance of the grounds and facilities were established by the resolution. A copy of resolution No. 27, Series of 1987, is included in the 2013 Ford Park Master Plan Supplemental Appendix. In December of 1988, the Vail Metropolitan Recreation District (Now the Vail Recreation District) and the Town of Vail, requested an amendment to the 1985 Ford Park Master Plan. The two phase amendment was adopted by Council as Resolution No. 44, Series of 1988. A copy of the resolution is included in the 2013 Ford Park Master Plan Supplemental Appendix. Phase one of the amendment was to allow the construction of four additional courts. Phase two of Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 12 the amendment changed the proposed location of an aquatic facility to the eastern softball field. Funding of the aquatic facility was rejected by voters in a special election on February 6, 1989. Vail Town Council was presented with a petition to delete all reference to an aquatics center from the Ford Park Master Plan in April of 1990. No record of Council action on the petition was found. While the tennis center building is not mentioned in the Master plan amendment, the VRD did receive a Conditional Use Permit for the project on May 8, 1990. The Vail Village Master Plan, adopted in 1990, addresses Ford Park as a specific study area. This plan acknowledged the use of the Park to accommodate overflow skier and local parking needs. It recommended that the Park be studied further as a site for additional skier parking to serve expansion of the eastern side of Vail Mountain. Action Step #5 under Goal #5 states: Study the feasibility of an underground (recreation fields would remain) parking structure in Ford Park. The Parking and Circulation Plan (an element of the Vail Village Master Plan), identified the western portion of the upper bench for potential parking beneath the Park, and called for separated bike /pedestrian ways along the South Frontage Road and Vail Valley Drive. The Vail Transportation Master Plan, completed in 1993, states that the existing Ford Park Parking area (at the east end of the Park) should be considered for a possible 2 -level parking facility with the second level below existing grade. Ford Park and the athletic field parking area are also listed as two possible sites for oversized vehicles if the lot east of the Lionshead Structure becomes developed. Ford Park Management Plan, 1997 The planning process that resulted in the 1997 Ford Park Management Plan process was initiated in June of 1995 in response to several development proposals which had been formally and informally discussed for the Park. These development proposals included an Educational Center for the Betty Ford Alpine Garden, a cultural /performing arts center, expansion of the tennis facility, athletic field fencing, and a community parking structure. This planning process was also seen as a means to solve existing park management issues. Park management issues included parking shortage, Frontage Road access, pedestrian access and circulation, access for the elderly and disabled, utilization of the lower bench, conflicts between uses within the Park, conflicts with adjacent property owners, and delineation of financial responsibilities. At the time the project was authorized, Town Council expressed concern that a new master plan for Ford Park could result in an excessive amount of new development. In Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 13 response, staff noted the intention of the project was to create a management plan as a means to adequately and consistently evaluate development proposals, with the goal of limiting development and protecting the character of the Park. Park leaseholders along with two neighborhood representatives and town staff served as the Stakeholder Group for the planning process and a third party facilitator was retained to coordinate this effort. The Stakeholder Group developed alternative design solutions addressing among other things parking, vehicular access, Frontage Road improvements, additional sports facilities and management policies. These plans were presented to the public in an open house at the Gerald R. Ford Amphitheater in June of 1996. The open house presentation was a turning point in the process of developing the Management Plan. Several residents were alarmed by the alternatives included in the presentation and initiated a grass -roots movement to place a referendum on any future expansion /development within the Park. This strong public reaction, combined with a lack of closure within the Stakeholders Group, prompted the Town to revise the process to include more community involvement. Three Focus Group meetings and public input sessions were held throughout the fall of 1996. The results of the focus groups and public input sessions and a preliminary master plan framework were presented to the Planning and Environmental Commission and the Town Council in late -1996. The PEC and Town Council directed staff to proceed with drafting the management plan as an amendment to the 1985 Ford Park Master Plan based on the input received and presented. The management plan was adopted in April of 1997. Major elements of the plan were six goal statements along with objectives, policies and actions steps intended to define the future direction for the Park. The 1997 Plan also included an Illustrative Plan that identified a number of future improvements for the Park. Foremost among these was identifying the Soccer Field a location for an Educational Center for the Betty Ford Alpine Garden. Following approval of the 1997 Management Plan the following related actions were taken regarding the planning of Ford Park: Goal #4 of the Vail Village Plan Master Plan (as amended in 1998) addressed the preservation of "existing open space areas and expansion of green space opportunities ". An action step associated with this goal is to "explore the feasibility of expanding Ford Park to the west to Vail Valley Drive and /or Slifer Plaza along the Gore Creek stream tract to provide improved pedestrian and handicapped access to the Park. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 14 The 2009 Vail Transportation Master Plan identified a wide range of roadway improvements designed to accommodate traffic levels anticipated to meet 2025 demands. One of these improvements contemplates a roundabout at the west end of Ford Park to "serve as a means of "u- turning" (eastbound to westbound) and to potentially serve a future parking structure ". 2012 Management Plan Update In 2012 the 1997 Ford Park Management Plan was updated to reflect new ideas for improvements planned for the Park. Plans to make improvements to the Park were initiated when Vail voters approved funding by re- allocating a portion of the +/- $9,000,000 Convention Center Funds to Ford Park. The other stakeholders in the Park also participated in the funding of these improvements. o i11"Notwe pion 2012 Ford Park Management Plan Update Iril ... — f? /LOOM The 2012 Update maintained the overall direction for the Park as established by the 1997 Management Plan and in doing so furthers the role the Park has played in the community for the past 30 years. With only a few exceptions the 2012 Update suggests no significant changes to the uses, facilities and activities that currently take place in the Park. One exception is the development of an Education Center for the Betty Ford Alpine Garden along Gore Creek adjacent to the main entry to the Gardens. All of the existing major uses in the Park — athletic fields, passive recreation, the Gerald R. Ford Amphitheater, the Alpine Gardens and Tennis Center remain in place. The Update did Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 15 not change any of the six major goal statements (or related objectives, policy statements and action steps) as outlined in the 1997 Management Plan. The most significant changes reflected in the 2012 Update are found in the Illustrative Plan Component of the Plan. The Illustrative Plan provides conceptual site plan diagrams and narrative explanations of improvements suggested for the Park. Many of these park improvements were first identified in the 1997 Plan, others evolved out of discussions with the Town, stakeholders and the community. Many of these improvements were initiated in 2012 and 2013. Foremost among them were major re- modeling of the Gerald R. Ford Amphitheater, re- construction of East Betty Ford Way, improvements to the parking and transit area, expansion and re- configuration of the athletic fields and new concession and storage buildings associated with the fields. A copy of the 2012 Management Plan Update is found in the 2013 Ford Park Master Plan Supplemental Appendix Time Line of Ford Park Activities: April 1973 Condemnation of Antholz Ranch, Ordinance 6, 1973 August 1973 Completion of Vail Plan January 1977 Antholtz Ranch named Gerald R. Ford Park, Resolution 1, 1977 August 1985 Completion of Ford /Donovan Park Master Plan, July 1987 Amphitheater construction completed August 1987 Alpine Demonstration Garden completed November 1987 Preservation of Nature Center, Resolution 27, 1987 December 1987 Vail Valley Foundation lease signed November 1988 Lower Bench improvements completed December 1988 Ford Park Master Plan amendment by VRD, Resolution 44, 1988 December 1988 Service agreement with VRD, Resolution 46, 1988 May 1989 Tennis Center receives Conditional Use Permit July 1989 Alpine Perennial Garden completed January 1990 Completion of Vail Village Master Plan February 1990 Aquatic Center rejected by voters in special election April 1990 Council petitioned to delete Aquatic Center from Master Plan May 1990 Tennis Center construction completed June 1991 Alpine Meditation Garden completed April 1993 Completion of Vail Transportation Master Plan December 1993 Vail Recreation District agreement renewed June 1994 Vail Alpine Garden Foundation license agreement signed. June 1995 Town begins Ford Park Management Plan Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 16 October 1996 Council allows Vail Alpine Garden Foundation to proceed through process with Educational Center plans at Soccer Field parking lot April 1997 Ford Park Management Plan adopted 1999 Lease with Vail Valley Foundation renewed 2008 Lease with Vail Recreation District renewed 2009 Vail Transportation Plan Update completed November 2011 Voters approve use of Conference Center Funding for Ford Park Improvements May 2012 Completion of 2012 Update to Ford Park Management Plan Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 17 Chapter 4 - GOALS, OBJECTIVES, POLICIES AND ACTION STEPS The community's goals for Ford Park are summarized in six major goal statements and within each goal statement are objectives, policies and action steps. Each goal statement focuses on a particular aspect of Ford Park. The 1997 Management Plan provided a starting point for the goals, objectives and policies outlined below and many of these new statements include elements from the 1974 Vail Plan and the 1985 Ford Park Master Plan. The new goals, objectives and policies also reflect the outcome of Town Council and community input from the 2013 master plan process. The goal statements were written to be consistent with and complementary to each other. They are to be used to provide a framework, or direction, for decision - making regarding the management and future uses of Ford Park. A series of objectives following each goal statement outline specific steps that should be taken toward achieving each stated goal. Policy statements are intended to guide decision - making in achieving each of the stated objectives. Action steps involve specific actions to be taken in implementing the goal and objective statements. The goals, objectives and policies of this Plan will be considered during the review process for any new development or improvements proposed to the Park and further that only those proposals deemed to be in compliance with these statements will gain approvals. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 18 Goal #1: Protect the natural environment along the Gore Creek corridor and establish appropriate controls and review procedures to ensure that any new use or building within the Park does not adversely affect the character and quality of the Park or the overall experience of park users. Objective 1.1: Limit uses and future development to that which is consistent with these goals, objectives and policies and consistent with the Ford Park Sub -Areas and Illustrative Plans. Policy Statement 1: Proposals for new or changes to existing facilities or uses that curtail existing public uses within the Park will not be permitted unless there is either a compelling public interest or adequate alternative facilities can be provided. Policy Statement 2: The existing variety of uses and facilities in the Park will be maintained. Objective 1.1 Action Steps: Action Step 1.1.1: Draft a new ordinance to exclude those uses listed in Ordinance No.6, Series of 1973, now considered to be inappropriate, and to redefine the allowable uses within Ford Park. The following uses that are allowed and prohibited for Ford Park shall take precedence over Section 12 -9C -2 of the Vail Town Code concerning the General Use Zone District: Allowed Uses Park and greenbelt Bicycle and hiking trails Children's playground Active recreation Passive recreation Outdoor amphitheater Botanical gardens Environmental, educational, and historical centers Picnic areas Recreation and athletic facilities Public utility easements Parking (surface parking /structured parking) Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 19 Administrative offices for the operation of uses occurring within the Park Public Art Display Concerts and Special Events Venues Prohibited uses Ski lift and related facilities Civic center, convention /conference center, public schools, gymnasium, and assembly hall Swimming pools Equestrian trails Type III and IV employee housing Action Step 1.1.2: Review legal descriptions of existing lease areas for the Vail Recreation District, the Vail Valley Foundation and the Betty Ford Alpine Garden and modify, as deemed necessary, so legal descriptions correspond with existing and proposed improvements and uses. Objective 1.2: All existing facilities and uses in the Park are maintained at a high level of quality and that appropriate review procedures, review criteria and design standards for evaluating any new development proposals or other proposed changes to Park are clearing established. Policy Statement 1: Any proposed development or change to Park facilities or uses shall be deemed to conform to the 2013 Ford Park Master Plan, including but not limited to: • Goals, Objectives and Policy Statements, • Sub -Area Plans, and • Illustrative Plans. Policy Statement 2: Any proposed development or change to Park facilities or uses shall be reviewed for compliance with Ford Park Design Criteria, as well as other applicable Town regulations. Policy Statement 3: Any proposed development or change to Park facilities or uses shall be determined to provide a needed recreational, educational, cultural or social benefit to the community. Policy Statement 4: Existing facilities, uses and functions within the Park will be maintained and operated at a high standard of quality reflective of the Vail Brand. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 20 Objective 1.2 Action Steps: Action Step 1.2.1: With participation of all Park stakeholders, Town staff to prepare standards which outlines expectations regarding the appearance, maintenance, and operation of facilities within the Park. Objective 1.3: Preserve and protect the 100 -year floodplain, riparian and wetland habitat along the Gore Creek Corridor and scenic viewsheds from the Park. Policy Statement 1: Uses and improvements within the Gore Creek Corridor shall be limited to only those prescribed in the Gore Creek Preservation Sub- area. Policy Statement 2: No new buildings should be permitted within the Gore Creek Preservation Sub -area. Objective 1.3 Action Steps: Action Step 1.3.1: Evaluate the need for and feasibility of strengthening preservation controls within the Gore Creek Preservation Sub -area by establishing a conservation easement or by establishing the "Open Space" designation via the Natural Area Preservation Zone District. Action Step 1.3.2: Inventory existing conditions of the creek bank and vegetation within the Gore Creek corridor and initiate restoration programs as may be necessary. Objective 1.4: Enhance the use and ensure the preservation of the Historic School House. Policy Statement 1: Maintain public access to the School House and continue the utilization of the building in accordance with the terms of the lease with the Betty Ford Alpine Gardens. Objective 1.4 Action Steps: Action Step 1.4.1: Evaluate future alternative uses for the School House that will maintain public access and potentially involve the display of Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 21 historic photos and artifacts or other activities in keeping with the historic nature of the building. Action Step 1.4.2: Complete a historic architectural assessment of the School House and establish a plan to protect and enhance the historic character of the building. Objective 1.5: Enhance the Nature Center building and the natural character of the surrounding area and promote the use of this asset for environmental and other educational programs. Policy Statement 1: Vehicular access to the Nature Center will be minimized and the landscape surrounding the building will be restored and enhanced. Policy Statement 2: New uses proximate to the Nature Center should be limited and shall be consistent with the Gore Creek Preservation Sub -Area. Policy Statement 3: The architectural integrity of the Nature Center building should be restored. Objective 1.5 Action Steps: Action Step 1.5.1: Work with the Vail Recreation District to evaluate potential expansion of uses and programs for the Nature Center. Action Step 1.5.2: Complete an architectural inventory of the Nature Center building and initiate a plan to restore the historic character of the building. Action Step 1.5.3: Define a list of appropriate uses for the Nature Center that are consistent with the goals for the preservation of the Gore Creek Preservation Sub -Area. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 22 Goal #2: Provide open space, facilities, and programs within Ford Park to meet the passive and active recreational, educational, social and cultural needs of residents and guests of Vail. Objective 2.1: Maintain areas within the Park for the passive enjoyment of nature and open space and preserve significant view corridors to the Gore Range, Gore Creek, and Vail Mountain in order to reinforce the Park's connection to the natural environment. Policy Statement 1: The Gore Creek Preservation Sub -area of the Park shall be maintained for the "quiet enjoyment of nature ", uses and activities within this area shall be limited. Policy Statement 2: The primary use of the open turf area within the Lower Commons Sub -Area should be to provide a place for un- programed and informal passive recreation. The use of this area for special events should be limited in frequency and scope in order to minimize impacts on the primary use of this area. Objective 2.1 Action Steps: Action Step 2.1.1: Replace the Children's Playground restrooms with expanded and improved facilities. Action Step 2.1.2: Establish management and operations policies for special events within the open turf area of the Lower Commons Sub -area. Action Step 2.1.2: Identify key viewsheds from strategic locations within the Park and as may be necessary establish designated view corridors to ensure the protection of these viewsheds. Objective 2.2: Utilize Ford Park to meet the community's needs for active recreation and formal team sport activities. Policy Statement 1: Active recreation and team sport activities shall be concentrated within the Active Recreation and Soccer Field Sub -Areas and limited in other sub -areas of the Park. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 23 Policy Statement 2: Landscape berms and buffers should be maintained and enhanced to mitigate potential impacts of noise and activity on other sub areas of the Park. Objective 2.3: Maintain, and enhance where appropriate, the role of the Park in providing facilities for the enjoyment and exploration of the arts, music, dance, education and other cultural pursuits. Policy Statement 1: Maintain the Ford Amphitheater as the primary summer- time performing arts facility in the Town of Vail. Policy Statement 2: Support Art in Public Places in their efforts to continue public art programs (i.e. interactive events, projects, installations, educational activities, etc.) within the Creekside area of the Lower Commons Sub -area (and other areas of the Park as may be deemed appropriate). Policy Statement 3: Support the educational programs provided by the Nature Center and the Betty Ford Alpine Garden. Objective 2.3 Action Steps: Action Step 2.3.1: Work with the Vail Valley Foundation on their proposal to create a new "public plaza" at the entry to the Gerald R. Ford Amphitheater. Action Step 2.3.2: Work with the Betty Ford Alpine Garden Foundation on their proposal to create an educational and visitor center within the Park. Action Step 2.3.3: Coordinate with the Vail Recreation District on an evaluation of the Nature Center Building and grounds to identify opportunities to restore the integrity of the building and improve the appearance of the surrounding area. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 24 Goal #3: Reduce vehicular intrusions into the interior of the Park and minimize to the greatest extent feasible the impact of vehicular activity on users of the Park, particularly on the passive use areas of the Lower Bench and along pedestrian walkways. Objective 3.1: Reduce the frequency of vehicular trips into the Lower Bench (the Lower Commons, Gardens, Amphitheater and the Gore Creek Preservation Sub - Areas) of the Park. Policy Statement 1: Prior to approving any new facility or use or the expansion of any existing facility or use in the Lower Bench it shall be demonstrated that the proposal will not generate an unnecessary increase in vehicular activity in the Lower Bench area of the Park. Policy Statement 2: Uses in the Lower Bench shall operate in a manner that limits vehicular traffic to the greatest extent possible. Vehicular access to the Lower Bench of the Park should be limited to: maintenance; delivery of goods or materials too large or too heavy to be carried by non - motorized means; access for people with limited mobility; special transportation; and emergency services. Policy Statement 3: Require all delivery vehicles to utilize East Betty Ford Way to enter and exit the Lower Bench. Due to difficulties in maneuvering, large (semi's) trucks shall access the Lower Bench via East Betty Ford Way and may exit via West Betty Ford Way. Objective 3.1 Action Steps: Action Step 3.1.1: Establish a system for managing truck movements proximate to the Amphitheater loading dock and for coordinating truck use of East Betty Ford Way. Objective 3.2: Reduce the presence of passenger vehicles in all areas of the Park, with the exception of the Parking /Transit Sub -Area, and minimize conflicts between service /delivery vehicles and park users throughout the Park. Policy Statement 1: Passenger vehicle access to the Alpine Gardens, the Amphitheater or other uses in the Lower Bench shall not be permitted other than those used to provide access for people with limited mobility or to deliver goods or materials too heavy to be carried by non - motorized means. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 25 Objective 3.2 Action Steps: Action Step 3.2.1: Coordinate delivery schedules to reduce the frequency of delivery and service vehicles into the Lower Bench during peak use time periods. Action Step 3.2.2: Require stakeholders to utilize on -site storage facilities to reduce and control the frequency of delivery and service vehicles into the Park. Action Step 3.2.3: Improve traffic gate operations and restrictions on both the east and west ends of Betty Ford Way to eliminate unnecessary and unauthorized vehicular intrusions into the Park. Consider closing the western access point of Betty Ford Way. Objective 3.3: Concentrate vehicular activity within the Parking /Transit Sub -Areas by improving vehicular access from the South Frontage Road and improving parking lot design to maximize the number of parking spaces, aesthetics, and safety while mitigating environmental impacts. Policy Statement 1: All stakeholders are required to adhere to the Parking and Transit Management Plan. Policy Statement 2: A "no -net loss" of the +/ -200 parking spaces within the Parking /Transit Sub -Area and the +/ -65 spaces at the Soccer Field Sub -area shall be maintained. Any net loss of parking spaces shall only be considered when off -set by a demonstrated improvement or enhancement of public transit use or alternate means of transportation to the Park. Policy Statement 3: Provide parking for Park users within the Parking /Transit Sub -Area and facilitate the use of the Vail Village Parking Structure to satisfy peak parking demands of the Park. Objective 3.3 Action Steps: Action Step 3.4.1: Town Staff, with coordination from Park stakeholders shall prepare a Parking and Transit Management Plan, to include, but not be limited to the use and access of parking lots, fee structures, transit operations, etc. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 26 Action Step 3.4.2: Evaluate the feasibility of expanding the In -Town bus route beyond Golden Peak to provide service along Vail Valley Drive. Action Step 3.4.3: Implement an improved wayfinding sign program directing pedestrians from the Village Parking Structure and Slifer Square in Vail Village. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 27 Goal #4: Ensure compatible relationships are maintained between all venues and all uses within Ford Park Objective 4.1: Coordinate with leaseholders on their scheduling of events in order to prevent overlapping or simultaneous events that exceed the availability of community parking or other park infrastructure. Policy Statement 1: The Town of Vail through its designee shall coordinate an overall annual schedule for events and uses at all Ford Park venues. Policy Statement 2: No one event or type of use will be allowed to dominate the usage of the Park. Policy Statement 3: The Park is a Town of Vail community facility and in the case of conflicting uses, functions that best serve the interests of the community will have the highest priority. In all cases, final decisions regarding the use of the Park shall rest with the Town of Vail. Policy Statement 4: The day -to -day management and coordination of activities in the Park will be assigned to the Town of Vail. The Town of Vail, through its designee, will coordinate as necessary with a representative of the Vail Valley Foundation, the Betty Ford Alpine Garden and the Vail Recreation District. Objective 4.1 Action Steps: Action Step 4.1.1: Expand the master schedule kept by the Town Clerk to include all venues within the Park. Action Step 4.1.2: Hold preseason event /activity coordination meetings with all affected stakeholders. Action Step 4.1.3: Hold semiannual (or as deemed necessary) coordination and input meetings with the Town of Vail, leaseholder representatives, and neighborhood and adjacent property owner representatives. Objective 4.2: Maintain and where necessary improve existing berms and landscape buffers between facilities and uses. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 28 Policy Statement 1: The adequacy of berms and landscape buffers between different facilities and uses shall be considered when evaluating proposed changes to the Park. The type and extent of buffers to be provided shall be determined based on the nature of the use and site design of the proposed facilities or uses, and the design parameters outlined in the Ford Park Sub -Areas and the Illustrative Plan. Objective 4.2 Action Steps: Action Step 4.2.2: Enhance existing landscape buffers between tennis courts adjacent to the Active Recreation Sub -area and the Parking /Transit Sub -area and evaluate the need to enhance landscape buffers between other uses throughout the Park. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 29 Goal #5: Provide a safe, enjoyable and efficient pedestrian circulation system both within Ford Park and between Ford Park and Vail Village. Objective 5.1: Provide clear and effective directional and informational signs to and within Ford Park. Objective 5.1 Action Steps: Action Step 5.1.1: Develop a comprehensive sign plan to direct Ford Park visitors from central sites in Vail Village and from each level of the Village Parking Structure to destinations within Ford Park. Objective 5.2: Improve pedestrian routes to Ford Park. Policy Statement 1: The five existing pedestrian access points to the Park from Vail Village and Golden Peak should be maintained and be managed to maximize their effectiveness in providing access to the Park. Objective 5.2 Action Steps: Action Step 5.2.1: Implement improvements to the Gore Creek Trail that will improve safety, grading, surfacing, and lighting. Action Step 5.2.2: Evaluate opportunities for additional seating areas, public art and other features to enhance the walking experience along the Vail Village Connector (within the Gore Creek Sub -area) and where appropriate provide rest /sitting areas along all pedestrian routes to the Park. Action Step 5.2.3: Establish gateways or portals (signage, monuments, landscape elements, etc.) at the main entries to the Park (Frontage Road, Gore Creek Trail, Manor Vail, Slifer Plaza, Vail Valley Drive and the Parking /Transit Sub - area). Objective 5.3: Improve internal pedestrian circulation within Ford Park. Policy Statement 1: New developments or other improvements in the Park shall not be permitted to diminish the quality of the pedestrian circulation system and when appropriate shall include provisions to improve pedestrian circulation. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 30 Objective 5.3 Action Steps: Action Step 5.3.1: Improve the portion of Betty Ford Way within the Lower Commons Sub -area to create a "feature pedestrian corridor" with improved surface materials, lighting, seating and landscaping. Objective 5.4: Encourage leaseholders in Ford Park, through their marketing efforts, to promote walking or riding the bus as an alternative to driving to the Park. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 31 Goal #6: Delineate financial responsibilities among Ford Park leaseholders and the Town of Vail for both on -going maintenance /operation and capital improvements. Objective 6.1: Formalize cost sharing arrangements with lease- holders for costs associated with the Park's management and operation costs. Policy Statement 1: All Ford Park leaseholders shall participate in cost sharing with the Town of Vail for common operating costs at a level proportionate to the leaseholders benefit from or relationship to said operation or management cost. (or as may be outlined in current lease or license agreement). Management and operations cost may include but are not limited to, electrical for pedestrian path and parking lot lighting, trash removal, and parking lot and pedestrian path maintenance costs. Objective 6.1 Action Steps: Action Step 6.1.1: Research current lease, license and use agreements to determine existing financial responsibilities of each lease holder. Action Step 6.1.2: As may be necessary, modify existing leases to correct any inequities in utility billing procedures and distribution systems, current utility use, and cost sharing relationships. Objective 6.2: Create a cost - sharing agreement for Capital Improvement costs. Policy Statement 1: Ford Park leaseholders desiring to make capital improvements within their respective lease areas shall be required to provide funding for those improvements and for any modifications outside of the lease area necessitate by such improvements. Policy Statement 2: Services, functions, and programs provided by Ford Park leaseholders, bring visitors to the community who generate sales tax revenues which in turn contribute to the General Fund. Residents of the community which participate in those programs contribute to the Real Estate Transfer Tax through real estate transactions. Both of these funding sources can be utilized by the Town of Vail to pay for capital projects and improvements within Ford Park, reducing the need for contributions from the leaseholders. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 32 Objective 6.2 Action Steps: Action Step 6.2.1: Create and maintain a five year capital improvements program for Ford Park. Action Step 6.2.2: Establish the benefit/cost relationship for capital projects to determine appropriate cost sharing agreements. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 33 Chapter 5 - FORD PARK SUB -AREAS The topography of the old Anholtz Ranch is typical of a western Colorado riverfront ranch — a broad expanse of flat land adjacent the river corridor and an upper terrace elevated above the river. In the early years of Ford Park these two distinct areas came to be referred to as the "Upper Bench" and "Lower Bench ". "The basic structure of Ford Park is comprised of two broad terraces, or benches as locally referred to, which step down the north side of the Gore Creek and is typical of mountain, valley and stream physiography" 1985 Ford Park Master Plan Ford Park topography 11985 Early plans for Ford Park (the Vail Plan) anticipated recreation - oriented uses (and a number of buildings) on the Upper Bench with passive open space areas and an amphitheater on the Lower Bench. Initial development of the Park included athletic fields, tennis courts and parking facilities on the Upper Bench. Decisions on locating these uses on the Upper Bench were made based on the terrain (availability of flat land) and accessibility to the Frontage Road. Passive open space and the development of an amphitheater were initiated on the Lower Bench. These plans and the early development of the Park reinforced this Upper Bench /Lower Bench distinction. Over Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 34 time the Upper Bench came to be regarded as "recreation- oriented" while the Lower Bench was regarded as being more oriented to cultural uses and passive open space. The characterization of athletic use on the Upper Bench and passive and cultural uses on the Lower Bench remains valid today, and the terms Upper Bench and Lower Bench provide a good, albeit generalized description of the Park. However, to discuss the future of Ford Park in terms of just the Upper and Lower Bench does not acknowledge the many subtleties and distinctions throughout the Park that need to be considered in this master planning process. It is for this reason that sub -areas are used to more clearly articulate the goals and objectives for specific areas of the Park. Sub -areas are intended to provide a forum for defining the unique areas of the Park, where improvements or changes may be acceptable and where improvements and changes may not be acceptable. The seven sub -areas described below were defined based primarily on the existing uses and site characteristics within the Park. In some cases sub -areas define one single use. Examples of these include the Amphitheater and Alpine Gardens Sub - areas. In other cases sub -areas include a number of related uses. Examples of these are the Gore Creek Preservation and Lower Commons Sub - areas. In many cases the pedestrian corridors that link the sub -areas and facilitate the movement of people throughout the Park are used as boundaries between sub - areas. The sub -areas were drawn with thought and attention to a variety of considerations. That said, they should not be considered hard, inflexible "parcel" lines. It is reasonable to anticipate that when considering future improvements for the Park that some latitude with the location of a sub -area boundary may be appropriate. Any consideration to modify a sub -area boundary shall be made in the context of the overall goals for the Park and the vision for that particular sub -area. The use of sub -areas to better understand how the Park functions and to express how the Park may change in the future is not an attempt to "divide" the Park into parts. Rather, the sub -areas provide an effective means for discussing the unique areas of the Park in the context of the goals and objectives for the entire Park. With Ford Park the adage "the whole is greater than the sum of its parts" clearly applies. The diagram below depicts the seven sub -areas defined for the Park. The narrative that follows addresses the following considerations for each sub -area: • Existing uses and facilities, • The role the sub -area plays in the overall context of the Park, Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 35 • The relationship of the sub -area to adjoining sub - areas, • Improvements or changes that may be appropriate at some point in the future, • Any parameters or other limitations relevant to the future uses and activities within the sub -area, and • Any other considerations. Sub -area discussions address the Park at a fairly broad, "master plan" level. More specific discussion of potential future improvements that may be appropriate for the Park are found in the Illustrative Plan Chapter of this Plan. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 36 ► �\ { � \ � — � / ~+ / \ / 1 / \z 2 / .!>Z � Z } / / 3 / ® / / • - .f, c : § Draft #DREReview 2ol Gerald E Ford Park Master Plan R7 37 Parking /Transit Sub -area The Parking /Transit Sub -area provides on -site parking for the "main" portion of Ford Park and includes a transit stop, a passenger car drop -off area and a central trash /storage facility. Strategically located along the South Frontage Road and on the periphery of other park facilities and uses, this sub -area plays a vital role in how the Park "works" by separating parking and vehicles from other areas of the Park. The transit facility is a key component of the Park by facilitating direct bus service to the Town's parking structures (which provide parking for "peak" demand days at the Park). This parking /transit concept had its origins in the original planning of the Park. "This major community park- cultural center will contain parking for over 200 cars and will also be served directly by the Town bus system. Major parking will be accommodated in the transportation center" Vail Plan, 1974 Since the mid -70's the parking plan for Ford Park has been to provide "daily use" parking at the Park with parking for special events provided at the Town's parking structures. This parking plan was validated by a parking and transportation study in 1979 and this parking plan remains valid today. Functional transit facilities along with pleasant, safe pedestrian corridors between the Park and the Village Parking Structure are key elements to ensure the on -going effectiveness of this parking plan. Prior to the improvements to the athletic fields in 2013 the Park had approximately 200 parking spaces. The athletic field expansion will require the removal of approximately 50 parking spaces at the west end of the parking lot. The re- design of remaining portions of the parking lot will allow for the approximately 200 parking spaces to be maintained. A "no net loss" policy is in effect for the +/ -200 on -site parking at Ford Park. Any proposed reduction to existing on -site parking spaces will only be considered in conjunction with concurrent improvements to alternative means of transportation to the Park. An example of this would be reducing the number of parking spaces in order to improve transit facilities at the Park. The parking lot was designed such that it can continue to be used for concerts and other special events. It is anticipated that this use will continue. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 38 :,r Future Improvements With parking lot and transit improvements scheduled to be completed in the fall of 2013 and spring of 2014, it is anticipated that the Parking /Transit Sub -area will adequately address the needs of the Park for the foreseeable future. Improvements that may be considered in the future include: • Design and installation of monument -type entry features at the two pedestrian portals from the parking lot into the Park. • Installation of traffic control devices (gates or other means) at the east and west ends of Betty Ford Way. The potential improvements listed above are also described in the Illustrative Plan section of this Plan. The idea of constructing structured parking below the existing surface parking lot has been discussed in the past. This could accomplish two objectives — increase the supply of on -site parking (parking that could also address other town needs) and allow for some alternative use on top of what is now surface parking. On a related note is the idea of developing parking below the tennis center and re- constructing the tennis center on the surface of the structure. While either of these ideas could create new opportunities for this area of the park, costs to do so would be significant. It is expected that if and when this idea is pursued, an initial step would be to evaluate implications on the overall goals for the Park and potentially initiate an amendment to the Park Master Plan. Active Recreation Sub -area This sub -area is the focal point of active recreation, team sports, tournaments and on occasion other events at Ford Park. The location of these uses (proximity to the Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 39 Frontage Road and parking, removed from the Gore Creek Corridor) is consistent with some of the earliest design direction established for the Park. It is expected that these uses within the sub -area will continue in order to meet the community's needs for active recreation facilities. Over the years significant plantings have created a landscape buffer between these active recreation uses and other surrounding uses. These buffers should be maintained and continually enhanced where necessary. Noise and other compatibility issues with use of the athletic fields and adjacent uses will need to continually be managed (refer to Goal 4 in Chapter 4 of this Plan). Future Improvements Improvements to Active Recreation Sub -area (initiated in 2012 and expected to be completed in 2014) were extensive and included expansion and re- organization of the athletic fields, construction of a new restroom /storage building (at the west end of fields) and a new concession /restroom building (at the east end of the fields). It is anticipated that these improvements will address the active recreation needs of the community for the foreseeable future. The only immediate improvements contemplated for this sub- area are: • Design and installation of monument -type entry features at the west end of the Park along the Frontage Road and the two pedestrian portals from the parking lot. • Ongoing enhancement of the landscape buffer around the perimeter of the Sub- area. • The 2009 Town of Vail Transportation Plan contemplates a roundabout at the west end of Ford Park to "serve as a means of "u- turning" (eastbound to westbound) and to potentially serve a future parking structure ". No detailed design work on this Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 40 improvement has been done, but conceptually this roundabout could be located just west of the athletic fields. The existing Tennis Center is located between the Parking /Transit Sub -area and other portions of the Park. East Betty Ford Way provides convenient and pleasant pedestrian access to the Lower Bench of the Park along the southern end of the Tennis Center. However, the tennis center presents constraints to establishing a convenient and graceful pedestrian corridor between the parking /transit area and the Upper Bench. If or when the relocation of one or more tennis courts is considered, study should be given to how improved pedestrian flow could be established in this area. The Tennis Center building has been in existence for over 25 years and the design of the building is inconsistent with the architectural character of buildings recently constructed in the Park. Consideration should be given to replacing or renovating this building with a structure more consistent with the building design objectives for the Park. The possibility of locating an education center for the Betty Ford Alpine Gardens within Ford Park is discussed in the Alpine Garden Sub -area. The preferred location for this building is along West Betty Ford Way. If the West Betty Ford Way site is determined to not be a viable location for the building the Tennis Center site could be a "back up" alternative. The potential site for this building is proximate to the Tennis Center building. Coordination and cooperation from the VRD will be necessary if this site is to be pursued. The idea of constructing structured parking below the athletic fields has been discussed in the past. This could increase the supply of on -site parking and also provide an increase in parking to address other town needs. On a related note is the idea of locating developing parking below the tennis center and re- constructing the tennis center on the surface of the structure. While either of these ideas could create new opportunities for this area of the Park, costs to do so would be very significant. It is expected that if and when this idea is pursued that an initial step would be to evaluate implications to the overall goals for the Park and potentially initiate an amendment to the Park Master Plan. Lower Commons Sub -area The Lower Commons Sub -area plays an important role in the Park by providing "structure ", or organization to the Park's overall site design. The area serves as a Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 41 "transition zone" between other uses and Betty Ford Way, which runs through the sub- area, and provides a delightful arrival experience for pedestrians entering the Park from the West. The Lower Commons Sub -area also provides some of the Park's most important and popular facilities that collectively address a number of goals and objectives for the Park. Specifically, the Lower Commons Area provides places for recreational use, public art, the passive use and the quiet enjoyment of the Park. The sub -area also provides buffers between Park uses, a transition to the Gore Creek corridor and creates an important sense of "openness" within the Lower Bench. This sub -area should continue to be managed to provide the uses and park features listed above. There are no major changes contemplated to the three distinct, yet related uses that occur in this sub -area. These three uses are: Children's Playground The playground is an immensely popular area of the Park. This use should continue. While refinements and /or upgrading of play structures and facilities within the playground may be made in the future, the basic size or "footprint" of the playground should remain unchanged. The restrooms at the playground provide facilities for the entire Lower Bench and there is a need to upgrade these facilities in the near future in order to meet the demands of park users. Restrooms should be sized to be no larger than necessary to meet the needs of park users. No other buildings are contemplated in the playground area. Open Turf Area Aside from natural open space areas along Gore Creek, the open turf area is the only area of the Park that is not "programmed" with organized uses and activities. It is important that this area remains open and available for informal use by patrons of the Park in the future. The area provides space for picnics, rest, informal "games" and other passive recreation use. The turf area also provides an important buffer, or transition from the more actively developed areas of the Park and the Gore Creek Corridor. Given this areas adjacency to Betty Ford Way, it is critical to limit vehicles in this area of the Park in order to prevent conflicts between park users and vehicles. With the exception of landscape improvements, lighting, seating and other similar features, the open turf area should not be reduced in size and no buildings or structures should be permitted in this area. In the past the southern end of the open turf area has been used for events (weddings, parties, etc.) that have involved the placement of temporary tents and other features within the turf area. While these events may continue, the number and extent of such events should be limited and events that would monopolize the open turf area and prevent its use by other users of the Park should not Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 42 be permitted. Any events in the open turf area should be managed in accordance with Park procedures, specifically to minimize the time temporary facilities are in place, minimize the number and extent of vehicles necessary to service the event, etc. Cr Lower Commons Creekside Area The Creekside area is a narrow strip of land located south of Betty Ford Way and north of Gore Creek at the natural "grade break" where terrain drops down to Gore Creek. A few small structures (i.e. open air picnic shelter) are located in this area and the Arts in Public Places (AIPP) have placed permanent art along Betty Ford Way. AIPP also runs summer art programs in this area. Art programs may include activities such as interactive events, educational and participatory activities. Permanent art installations have also been located in this area. The passive use and the limited number of permanent improvements within this area make it an excellent transition to the more natural, undisturbed Gore Creek Preservation Sub -area. The use and character of this area should remain unchanged. No new buildings should be permitted. New art installations may be appropriate, however, if pursued, they should be done in a way that minimizes impacts to other surrounding uses and facilities and is sensitive to the landscape. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 43 Future Improvements The only improvements contemplated for this Sub -area include: • Upgrading restroom facilities at the children's playground. • Further enhance the buffer between the athletic fields and the children's playground. • Additional art installations within the Gore Creek Corridor. • Upgrade to Betty Ford Way to include a slight widening of the walkway, decorative pavers, seating areas, lighting and other streetscape improvements. The potential improvements listed above are described in greater detail in the Illustrative Plan section of this Plan. Amphitheater Sub -area An outdoor amphitheater was contemplated in original plans for Ford Park dating back to 1974. Completed in 1987, the Gerald R. Ford Amphitheater has evolved into Vail's most prominent venue for music, dance and other cultural events. The facility is managed by the Vail Valley Foundation and is host to approximately 60 events each summer. The amphitheater is considered one of the community's most important cultural assets. In 2012 the Foundation completed an initial phase of improvements to the amphitheater. Improvements included re- contouring the lawn seating, new restrooms, expansion of concession areas, and other improvements. While not a project of the Foundation, in 2012 the Town of Vail made major improvements (decorative pavers, widening, and reduction to grade of walkway) to East Betty Ford Way. The Foundation has plans for a second phase of improvements to the Amphitheater that would create a new "public plaza" at the entry to the Amphitheater. The purpose of the plaza is to provide a multi -use space that serves as the primary arrival for the Amphitheater and as a pre- convene and post- function space during scheduled events. The plaza could also serve as a new programmable space for smaller gatherings, weddings or other events and could also be open for public access when not being used for scheduled events. Plans for the public plaza envision a hardscape area of approximately 4,000 square feet to include a tensile roof element to provide shade and protection from rain. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 44 40 The relationship between the Amphitheater and the neighboring athletic fields will need to be continually monitored to ensure compatibility between these (and all) park users is maintained. It is important to protect and enhance areas of existing vegetation in and around the Amphitheater and where appropriate improve the physical buffers between these uses. The implementation of noise mitigation at the north end of the amphitheater to minimizing noise impacts from the athletic fields and Interstate 70 has also been discussed. Any measures to mitigation noise from the athletic fields and Interstate 70, if pursued, would also need to consider adverse impacts to the sound quality of performances within the Amphitheater. The Amphitheater is a significant generator of people and also generates a significant amount of vehicular traffic into the Lower Bench. Vehicular traffic into the Lower Bench conflicts with a number of goals and objectives for the Park. It is important for the Town and the Vail Valley Foundation to continue to work together to minimize vehicular traffic to the Amphitheater. No new uses or expansion of existing uses at the Amphitheater that would generate appreciably more vehicular traffic into this area of the Park should be permitted. Managing and limiting vehicle traffic that may result from the operation and use of the proposed public plaza will be an important consideration in the evaluation of this proposal. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 45 Future Improvements Potential improvements contemplated for the Amphitheater Sub -area include: • Development of a "public plaza" at the entry to the Amphitheater. • Restoration of the stream bank adjacent to the Amphitheater south of Betty Ford Way and east of the pedestrian bridge, • Upgrading of the fence /screening of the utility installation along Gore Creek west of the pedestrian bridge. There are a number of important parameters to be considered in the design and development of the public plaza. These parameters are described in greater detail in the Illustrative Plan chapter of this Plan. Alpine Gardens Sub -area What began with completion of a "demonstration garden" in 1987 has evolved into a +/- 1.5 acre network of perennials, rock gardens and waterfalls hosting an array of high alpine plants. The Betty Ford Alpine Gardens (BFAG) provides an important educational and experiential element of the Park. The gardens and the mission of the organization is in keeping with one of the original goals for Ford Park to provide environmental and educational facilities for the community. The Alpine Gardens have become one of Vail's most popular summer attractions. The Alpine Gardens has pursued the development of an "alpine education center" in the Park for a number of years. The 1997 Ford Park Management Plan identified the location for this facility to be within the Soccer Field Sub -area. During the 2012 Ford Park Management Plan Update the BFAG proposed a location adjacent to Gore Creek for the education building and the 2012 Plan identified this site (along with a number of design parameters such as a square footage limitation of 3,000 square feet). The Town Council subsequently revisited this recommendation from the 2012 Update, and while expressing support for the BFAG to develop an educational building within the Park, re- opened an evaluation of site alternatives for the building. The Town Council's parameter for selecting a site for the educational building was that it not be located on the Lower Bench. Five alternative sites were evaluated, two of which were selected for further study. These two sites were at the Soccer Field and within the Tennis Center. A sixth site adjacent to Betty Ford Way and just west of the Children's Playground was also evaluated. Ultimately the Betty Ford Way site was selected as the "preferred alternative ". The Soccer Field and Tennis Center sites could still be Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 46 considered if following further study it is determined that the Betty Ford Way site is not viable. The primary purpose of the building is to provide educational programs for the community and accordingly the uses within the building are expected to include rooms for interpretive displays, meeting /class rooms, a greenhouse and a limited amount of administrative space. The total building size is expected to not to exceed 3,000 square feet. Other design parameters and considerations to be addressed in the design of the building are outlined in Chapter 6 - Illustrative Plan. Future Improvements Potential future improvements within the Alpine Garden Sub -area include: Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 47 • Development of an alpine garden educational center. There are a number of important parameters to be considered in the design, development and operation of the educational center. Foremost among these is how the BFAG can be managed to prevent vehicular traffic to the new building and the design of the building relates to Betty Ford Way and the children's playground. These parameters are described in greater detail in the Illustrative Plan chapter of this Plan. Gore Creek Preservation Sub -area The Gore Creek Preservation Sub -area includes the entire length of the Gore Creek Corridor that passes through the Park. The sub -area is over 21 acres in size and is generally defined by the park boundary on the south and by one or more of the 100 - year flood plain, the 50 -foot Gore Creek setback and /or topographic features on the north. Gore Creek, associated wetland and riparian habitat and stands of specimen trees are the primary features of the creek corridor. Existing improvements within this sub -area are limited to bridges, trails, utility improvements and the Nature Center. The Gore Creek corridor is the Park's most significant natural feature and provides the Park with delightful natural open space for the quiet enjoyment of nature and a critical link to Vail Village. The designation of this corridor as a "preservation zone" is in direct response to a number of goals and objectives from previous park planning efforts and the preservation of this area is also suggested by Goal #1 of this Plan. It is essential that adjacent uses respect the natural environment of this sub -area and that effective buffers be maintained between other more intensive uses within the Park. It is intended that existing uses and improvements within the Gore Creek Preservation Sub -Area be maintained, however in keeping with the goals of preserving this area no new buildings are to be constructed within the sub -area. Any other new uses or improvements should be limited to those that will complement the natural character of the creek corridor. Resolution No. 27 of 1987 designated the seven acres around the Nature Center as an area "to be preserved as an example of the Gore Valley's natural history". While it is acknowledged that the Nature Center will host a higher level of use and activity than other portions of this sub -area, such uses should be concentrated on the "upland" portions of the Nature Center in order to minimize impacts the creek corridor. The resolution stipulated that "vehicular traffic is to be restricted and certain policies and procedures for preservation and maintenance of the grounds and facilities" should be enacted. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 48 Improvements within the sub -area should be limited to low- impact improvements such as soft surface walking paths, fishing access, and creek /stream bank restoration projects. In all cases such improvements should be designed and constructed in a manner that minimizes environmental impacts (i.e. avoidance of wetland habitat, maintain existing natural vegetation, use of "best management practices ", etc.). The underlying goal of any new trail development and /or bridge crossing should be to improve access in order to enhance awareness of this important natural environment. Utilities, drainage improvements should not be located within this sub -area unless no other practical alternative is available. The Gore Creek corridor between the main portion of Ford Park and Slifer Square provides important pedestrian access to and from the Park and Vail Village (and the Vail Village Parking Structure). This corridor is heavily travelled and provides access to the Park for many park users. Enhancing the walking experience along the corridor will ensure its effectiveness as an alternative means of accessing the Park. Installation of seating areas, overlooks and public art are examples of improvements that could animate this walkway. Any such improvements shall be outside of wetland areas and the 100 -year flood plain. Fishing access to Gore Creek, while currently not an issue (i.e. excessive use from foot traffic resulting in damage to riparian areas and vegetation), could become an issue in the future. A creek access point was considered at the east end of the Nature Center (using the bus turnaround on Vail Valley Drive as an unloading area) but was rejected as contradictory to the intended use of the Nature Center. A defined creek access point is considered for a location east of Ford Park in the vicinity of the Pulis Bridge. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 49 An Action Step suggested for this area (refer to Chapter 3 of this Plan) is to evaluate the feasibility of establishing a conservation easement for this area or to apply the "Open Space" designation via the Natural Area Preservation Zone District. The protection afforded by either of these steps would define more permanent limitations on the use of this area and in doing so establish a degree of permanence in preserving this creek corridor. Future Improvements Future improvements contemplated for this Sub -area include: • Enhancement and restoration of vegetation along the creek corridor. • Enhancements to the walkway between Vail Village and the Park to include improvements such as seating, art installations, etc. • Initiate steps to remove or reduce the use of existing parking located at the Nature Center. Soccer Field Sub -area The Soccer Field Sub -area, while often overlooked as an element of Ford Park, provides a valuable community asset. The full -sized athletic field serves the soccer and lacrosse communities, the sand volleyball courts are heavily used and the 65 -space parking lot is used year- around. A cul -de -sac at the east end of the sub -area allows in- town buses to turn around when providing express service to Ford Park. These uses should continue as they directly address the broad goals for the Park of "providing the recreational needs of the community" (1985 Plan) and is consistent with the objective of locating active recreation areas "away from the meadow and creek" (1985 Plan). Separated from the rest of Ford Park by Vail Valley Drive and physically removed from the more developed portions of the Park, the Soccer Field Sub -area does not have compatibility or relationship issues with surrounding uses or facilities. The sub -area is somewhat of an "island onto itself'. No major changes are contemplated to the existing recreational facilities in this sub -area. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 50 vw Future Improvements Potential future improvements within the Soccer Field Sub -Area include: • Expansion of the existing sand volleyball courts. • Expansion of landscape buffers. The possibility of locating an education center for the Betty Ford Alpine Gardens within Ford Park is discussed in the Alpine Garden Sub -area. The preferred location for this building is along Betty Ford Way. If the Betty Ford Way site is determined to not be a viable location for the building the Soccer Field site could be a "back up" alternative. The potential site for this building is at the northwest corner of the parking lot. Covenant restrictions currently do not allow for this building and would need to be addressed if this location is pursued. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 51 Chapter 6 - FORD PARK ILLUSTRATIVE PLAN The Ford Park Illustrative Plan provides a general description of future improvements contemplated for Ford Park. The Plan indicates the general location of the improvement, a summary of the proposed improvements and parameters or criteria to be considered in the design, development and operation of the improvements. The parameters and criteria are of particular importance as they establish specific expectations for the proposed improvement. Conformance with these parameters and criteria is a requisite to the Town approving any improvements in the Park. The 2013 Gerald R. Ford Park Master Plan discusses a wide range of potential improvements for the Park. Some of these improvements are only general "ideas ", an example being the installation of art along the Gore Creek Corridor connection to Vail Village to enhance the walking experience. Other improvements are considered solutions that might be viable but not in the near term, an example being structured parking under the athletic fields or a Frontage Road roundabout at the west end of the Park. These types of potential improvements are not highlighted in this chapter. Rather, this chapter highlights potential improvements that are further along in discussion and more likely to be proposed in the near future. It is not the intention of this Plan that only those improvements depicted on the Illustrative Plan may be proposed for the Park. Improvements not depicted on the Illustrative Plan may be proposed and will be reviewed relative to their conformance with the goals, objectives and policies for the Park and the applicable Ford Park Sub- areas. It should also be noted that the improvements being depicted on the Illustrative Plan does not ensure if or when they will be implemented. The 2013 Ford Park Illustrative Plan replaces the Illustrative Plan from the 2012 Management Plan Update. Some improvements contemplated by the 2012 plan have been included in the 2013 Plan. Any improvement proposed for the Park is subject to approval by the Town Council and further review by the Town's review boards prior to being implemented. This review may involve the Planning and Environmental Commission (Conditional Use Permit, Development Plan review) and the Design Review Board prior to being implemented. On the following page is the Ford Park Illustrative Plan. symbols" which identify future improvements to the Park these improvements follow. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan This Plan includes "numbered . Narrative descriptions of Page 52 f ," 1 E j Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 53 Improvement #1 — Gore Creek Corridor Restoration There are a number of areas within the Gore Creek corridor where erosion, use or other factors have disturbed or otherwise adversely impacted existing vegetation. A restoration program should be implemented to improve vegetation where necessary along the creek corridor. Restoration will improve the visual quality of this area and improve water quality by preventing erosion. There are a number of areas along the corridor where enhancements could occur. A detailed assessment of the creek corridor is necessary in order to determine precisely where and to what extent restoration is needed. Following completion of this assessment a detailed landscape plan for the restoration of the corridor should be prepared and implemented. A parallel effort should be to evaluate the condition of the creek bank in order to identify the potential need for stream bank stabilization improvements. Refer to Chapter 4, Goal #1, Objective 1.3, Action Step 1.3.2. Improvements #2 — Gore Creek Villaae Connector The Gore Creek corridor between the main portion of Ford Park and Slifer Square provides important pedestrian access to and from the Park and Vail Village (and the Vail Village Parking Structure). Enhance the walking experience along this this "Village Connector" will ensure its effectiveness as an alternative means of accessing the Park. The installation of seating areas, creek overlooks and public art are examples of improvements that could be made to animate this walkway. All improvements shall be outside of wetland areas, the 100 -year flood plain or other environmentally sensitive areas. An inventory of the creek corridor to identify such areas should be completed prior to initiating any improvements. Refer to Chapter 4, Goal #5, Objective 5.2, Action Step 5.2.2. Improvement #3 — Entry Monumentation at Park's pedestrian entries Pedestrians arrive to Ford Park from one of seven existing entries. Refer to the Illustrative Plan for these seven locations. Currently there is inadequate signage or other features identifying these locations as entry points to the Park. The goal of this improvement is to formally identify these portals and announce them as gateways, or "arrival points" to Ford Park. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 54 Landscape features, signage, bollards, monuments, archways or other design features, or some combination thereof, could be used to identify these locations. A design process is necessary to evaluate alternative design solutions for these improvements. While specific solutions for these park entry improvements could vary between locations, all should share a common design vocabulary. It will also be important to locate these improvements in a way that compliments the adjacent pedestrian corridor and does not compromise pedestrian circulation. Refer to Chapter 4, Goal #5, Objective 15.2, Action Step 5.2.3. Improvement #4 — Betty Ford Alpine Garden Educational Center The education center is envisioned to include multi -use space for year- around educational programs and other activities, a greenhouse and limited administrative space. Below are design, development and operational parameters and /or criteria to be considered in the detailed design of this facility. • Building and site improvements provide adequate clearances from existing utility lines and drainage improvements and when necessary such lines or improvements are relocated to provide adequate clearances. • A building of not more than 3,000 square feet that is "low- scale" in appearance, does not visually dominate the surrounding area and does not visually "loom" over West Betty Ford Way. • Provide appropriate horizontal separation from West Betty Ford Way in order to not diminish the quality of this walkway. • Ability to construct the project in a manner that does not adversely impact other facilities or uses in the Park. • A viable management plan to prevent vehicular access to the building (employees, service vehicles, deliveries, etc.), in order to maintain the pedestrian nature of West Betty Ford Way. • Demonstrate how emergency vehicles will access the building and identify any site improvements necessary to accommodate such access. • Identify the anticipated parking demand from the building and demonstrate how that will be addressed. Refer to Chapter 4, Goal #2, Objective 2.3, Action Step 2.3.2. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 55 Improvement #5 — Nature Center Over the years a number of additions and modifications have been made to the nature center building. Many of these changes have altered the historic character of this building. An assessment of the building should be completed in order to understand steps that could be taken to restore the integrity of this building. Other improvements to the Nature Center include re- claiming the informal parking areas proximate to the building and taking steps to limit vehicular access to the site. Refer to Chapter 4, Goal #2, Objective 2.3, Action Step 2.3.1. Improvement #6 — Ford Amphitheater Entry Upgrade /Public Plaza The Vail Valley Foundation has proposed plans for transforming the existing Amphitheater entry into a re- designed and re- purposed "public plaza ". The plaza is intended to provide a more gracious and more functional entry to the amphitheater. The design intent and objective of this improvement is to create a multi -use outdoor space that serves as the primary arrival for the Amphitheater as well as a pre- convene and post- function space during scheduled events. The Public Plaza could also provide a venue for smaller gatherings and events and also be open for public use when not being used for scheduled events. The ability to utilize this space for gatherings and other events could provide an alternative to the use of the open turf area for special events. Other elements of the Public Plaza include an "iconic" tribute to the Ford Family, a small stage within the courtyard, a new "donor wall ", enhancements to the concession building and ticket windows, and new entry gates to the Amphitheater. Parameters and criteria to be considered: • Plaza design should be done to facilitate /not encumber truck turning movements necessary to provide loading /delivery to the Amphitheater. • Trees removed to accommodate the Public Plaza should be re- located within the Park and to the extent feasible be relocated proximate to the amphitheater. • The space should be available for the public for gatherings and events and the space should be open and accessible to the public when not being used for private functions. • Any structures /roof elements associated with the public plaza should harmonize with the Amphitheater, not dominate the surrounding area, and also conform to the Ford Park Design Criteria. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 56 • Any fencing that may be required to define the courtyard space or for liquor license or other purposes should be subtle and visually unobtrusive. Landscape materials should be used to soften the appearance of the fence. A viable management plan for minimizing vehicular access to the social courtyard (employees, service vehicles, deliveries, etc.), and for servicing the facility in a manner that minimizes impacts on pedestrian use of Betty Ford Way. Refer to Chapter 4, Goal #2, Objective 2.3, Action Step 2.3.1. Improvement #7 — Children's Playground Restrooms The playground restrooms provide facilities for the entire Lower Bench. These facilities are under -sized and in need of upgrade and expansion to meet current demand. When designed, the new bathroom building should be one level and be sized no larger than necessary to meet the needs of park users. The location currently considered for the new restrooms is west of the existing facility where play apparatus are currently located. New play apparatus will be provided with the removal of the existing restroom building. The building should not encroach on the adjacent open turf area. Refer to Chapter 4, Goal #2, Objective 2. 1, Action Step 2.1.1. Improvement #8 — Betty Ford Way The central portion of Betty Ford Way between the Covered Bridge and the Amphitheater is envisioned to be a "feature pedestrian corridor". This pedestrian way will be treated with a higher level of design, surface materials, lighting, seating, etc. Enhancements to Betty Ford Way will improve a park visitor's experience to and through the lower bench of the park. It is anticipated that the existing path will be widened from approximately 10 feet to between 11 and 13 feet to accommodate the multiple user types that visit the park at peak use times and to reduce conflicts when Amphitheater /golf cart shuttles share the path with pedestrians. The path surface will be replaced with finer textured, higher quality pavements such as colored concrete, or stone or concrete pavers. Seating areas with benches at select locations along the path, landscape enhancements, lighting and wayfinding may also be incorporated into this design. Refer to Chapter 4, Goal #5, Objective 5.3, Action Step 5.3.1. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 57 Improvement #9 — Betty Ford Way Traffic Control While it is acknowledged that the Alpine Gardens, the Amphitheater and other uses in the Lower Bench require vehicular access, an underlying goal for the Park is to minimize vehicular traffic in this area. Betty Ford Way provides car and truck access to this area. As a means for better regulating traffic into the Lower Bench, the installation of gates, bollards or other improvements will be necessary at either end of Betty Ford Way. In addition to improvements designed to limit car and truck access to the lower bench, a system for managing large truck use on East Betty Ford Way should also be explored. This section of Betty Ford Way is essentially a one -lane road. The purpose of this effort is to prevent two trucks from utilizing East Betty Ford Way at the same time. Refer to Chapter 4, Goal #3, Objective 3.2, Action Step 3.2.3. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 58 Chapter 7 - DESIGN CRITERIA Note — this chapter is still under development. Below is an initial list of potential design criteria for Ford Park. The notion of including design guidelines in the master plan evolved from the 1985 Ford Park Master Plan which included design guidelines. It should be noted that the Town's Zoning Code includes design guidelines, a chapter of which is devoted to "park design guidelines ". As an alternative to incorporating design guidelines into the master plan, an alternative would be to embellish as deemed necessary the park design guidelines found in the zoning code. This topic will be discussed with the PEC. Architectural Design Architectural Character Scale /Integration with Site Building Materials /colors Roofs Lighting Landscape and Site Design Grading Hardscape /pavers Plantings — screening /buffering /soften "edges" /frame views /preservation of existing vegetation Transitions between manicured /native Lighting Play Structures Construction Practices BMP's Erosion Control Construction Management Plan Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 59 Chapter 8 - PARK MANAGEMENT Note — this chapter is still under development. Four organizations play a role in the management and operation of Gerald R. Ford Park. The Town of Vail is the owner of the Park and manages the community park on the Lower Bench, the stream tract, parking lot areas and pedestrian corridors. In addition, the Town provides overall park management and coordination with the Park's three leaseholders. The leaseholders manage and operate their respective facilities: The Vail Recreation District lease includes the Tennis Center, athletic fields and Nature Center. The Tennis Center Building is on land owned by the Town but was developed and funded by the VRD. VRD offers environmental education and research opportunities at the Nature Center. The Vail Valley Foundation, manages and maintains the Ford Amphitheater and immediate surrounding grounds. The amphitheater seats up to 2,500 people and is scheduled an average of 60 days during the summer months. The Vail Alpine Garden Foundation manages the Betty Ford Alpine. The Gardens have developed in four phases that began in 1987. In its role as the overall park manager the Town addresses on an on -going basis a variety of management and operational considerations. Often times this requires the involvement of different town departments and town commissions and boards. Ultimately the Town Council is asked to review and approve management practices. In virtually every case the Town involves one or more of the Park leaseholders when addressing these management topics and in some cases the lease agreements with the Recreation District, Vail Valley Foundation and Alpine Garden Foundation address these topics. Below is a list of park management topics the Town is responsible for: • Parking — manage use of parking spaces, allocation of spaces to leaseholders, rates at times pay - parking is implemented, etc. • Special events on parking lot, athletic fields and Open Turf Area — coordination with promoters of events, scheduling, pre and post -event operations, etc. • Overall Park Calendar — While not responsible for scheduling events within leaseholder facilities, the Town coordinates (with leaseholders) an overall events schedule for the Park. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 60 • Transportation — management of transit operations between the Park and the Vail Transportation Center, including periodic implementation of a Golden Peak bus route. • AIPP projects - overview of review process. • Proposed new use or new building - overview of review process. • Cost sharing of park expensive, funding of capital improvements. • Appearance standards. Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 61 Chapter 9 - APPENDIX An extensive number of documents relative to the history of the Park and previous park planning efforts have been assembled. Due to the volume of this material, these documents are provided in a separate document, the 2013 Ford Park Master Plan Supplemental Appendix. Material found in the Supplemental Appendix includes: 1. Ordinance No. 6, Series of 1973, authorizing the purchase (by condemnation) of the property known as the Antholz Ranch. 2. The Vail Plan, 1974 3. Resolution No. 1, Series of 1977, naming the property commonly known as the Antholz Ranch to Gerald R. Ford Park. 4. The Gerald R. Ford Park and Donovan Park Master Plan Development Final Report, 1985 5. Resolution No. 27, Series of 1987, this resolution designated the seven acres around the Nature Center as an area to be preserved as an example of the Gore Valley's natural history. 6. Resolution No. 44, Series of 1988, amending the 1985 Master Plan to add four tennis courts and to change the location of the aquatics center. 7. Ford Park Management Plan, 1997 7. Ford Park Management Plan Update, 2012 Draft #1 -PEC Review 2013 Gerald R. Ford Park Master Plan Page 62 �•L 0 O � CO 0) O ■ O � O V O � V o �•L 0 N ca ca 6:7 . O O V a L 0 m I^ CL L F- r 0 CL 0 r•1 U 0 0 W 0 W Q D R c� O O •� Q Q � 0 0 1 • • • w Ln N r-I QJ f6 C C QJ E f6 Q QJ 4- O N L r� vJ 0 . 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LL. mo o z U U) .X .X O N N N N N CO p N ®p W W N N N N N N � 'U)'CD J O O C � � 07 O N O O t i � C O O � �- m in C O � p U-) X1'7 LO LO L L 0 0 0 L7 U C) V1 (!') cn Ln O N r-I ro QJ f6 c c v v 0 0 .X .X O N N N N N OC7 ® ®p W W N N N N N N V1 (!') cn Ln O N r-I ro QJ f6 c c v v 0 0 J W CL 0) .lz U ZRI Q) 0) lz i Q) O w a It O CL a) J E O W ca c�a I-.'l O O F-- a Ln N r-I v ro E ro v 0 4- 0 C6 C6 a� n w z o O CD L O_ L U o • L N .N U � � U 0 O W U (� L � W O O F-- a Ln N r-I v ro E ro v 0 4- 0 WEIIL,COMEtimthe llamlo Interchange 0 and , Study open H�oulse TOWN OF (0)VAIL �j OT - i DEPARTMENT OF TRANSPORTATION FELSBURG HOLT & LLE I U V G COLORADO OT DEPARTMENT OF TRANSPORTATION rowN of vain Purpose of this Meeting The Town of Vail and The Colorado Department of Transportation (CDOT) are conducting a Planning and Environmental Linkage (PEL) study to establish a vision for improving the Main Vail and West Vail Interchanges along with improving connectivity and the ability to cross 1 -70. Past planning efforts have identified possible interchange improvements as well as a new additional crossing of 1 -70 between Main Vail and West Vail near the Simba Run Condominiums to improve connectivity for vehicles, pedestrians and transit. This public open house is designed to present: e the PEL process, which will be used as a basis for future design and construction if funding becomes available. review the results of past efforts. solicit your thoughts. This Planning and Environmental Study is jointly funded by the Town of Vail and the Colorado Department of Transportation. The Federal Highway Administration will be an active stakeholder participant as well. August 5, 2013 FELSBURG HOLT & ULLEVIG COLORADO OT DEPARTMENT OF TRANSPORTATION rowN of vain What is a Planning and Environmental Linkage (PEL) Study? A PEL Study is the interim step of evaluation for a transportation need or project that has been identified in the regional transportation plan, yet has not entered a formal National Environmental Policy Act (NEPA) level analysis. The purpose of a PEL Study is to perform preliminary analysis and make decisions not completed as a part of traditional regional level planning that will make NEPA -level evaluation and decision - making more transparent to resource agencies and the public. PEL represents an approach to transportation decision - making that considers environmental, community, and economic goals early in the planning stage and carries them through project development, design, and construction. This can lead to a seamless decision - making process that minimizes duplication of effort, promotes efficient and cost effective solutions and environmental stewardship, and reduces delays in project implementation. Who is involved? Transportation planners ♦ NEPA practitioners Resource agency staff ,� Public August 5, 2013 FELSBURG HOLT & ULLEVIG COLORADO 6JJW0T DEPARTMENT OF TRANSPORTATION TOWN OF PEL and I -70 CSS Relationship CDOT Planning and Environmental Linkages Corridor Planning Process Flow Chart Identify Transportation Need L. Identify Stakeholders Define Roles /Responsibilities Define /Refine Travel Corridor Develop Purpose and Need, Goals, and Dbjectives Develop Performance Measures [Develop Alternatives and Define Travel Modes [Evaluate and Screen Alternatives and Identify nvironmental Impacts and Potential Mitigation Document Evaluation Process Finalize Planning and Environmental Linkage Document 1 -70 Mountain Corridor CSS 6 -Step Process (VA I Step 3 Establish Criteria Step 5 Evaluate, Select, and Refine Alternatives and Options Step 6 Finalize Documentation and Evaluation Process This Planning and Environmental Linkages Corridor Planning Process is used by Colorado Department of Transportation (CDOT) in its Life Cycle Phase I: System Planning, to develop the Statewide Transportation Improvement Program, the Regional Transportation Plan, the Transportation Improvement Program and corridor visions. These plans and programs are developed prior to any processes, plans, or projects on the 1 -70 Mountain Corridor. The 1 -70 Mountain Corridor 6 -Step Process is used for all plans and projects within the 1 -70 Mountain Corridor. This is a graphical representation of the correlation between the Planning and Environmental Linkages Corridor Planning Process as presented in the National Environmental Policy Act Manual and the 1 -70 Mountain Corridor 6 -Step Process. This correlation aligns the Systems Planning work done by CDOT and the subsequent work on the 1 -70 Mountain Corridor. 0 FELSBURG August 5, 2013 /A H O L T & ULLEVIG J LL. O Z O F- L = Q AZh O N O z O Q Q ¢ f O OW U W Q a w v (A 0 � 0 Q COLORADO OT DEPARTMENT OF TRANSPORTATION TOWN OF VAIL Interchange Roundabout Levels of Service (LOS) ..................................... ............................... Existing Conditions West Vail Interchange Main Vail Interchange eR006 /yorthFro p oYthFYO�ta9 ata9eRoad D SpraddleCreek Road � 0 0 FY�nta9eRoQa S °uth O South Frontage Road A Ak NORTH NORTH ...... 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ Future (2o -Year) Conditions (if no improvements) West Vail Interchange Main Vail Interchange eRoad /yorthFr IF oYthFYOnta9 °nta9eRoad SpraddleCreek Road F 0 0 FY�nta9eRoQa S °uth O South h Frontage Road F� I DD NORTH NORTH August 5 2013 SOURCE: 2009 Vail Transportation Master Plan NFELSBURG g ' HOLT & ULLEVIG O ¢ a a N o o 0 0 U Z W f Q a v J O Z 0 �V L O 0 N c� N cv m I O 0 v s c� N O s v c� O Q N N _O V O O O s M s > 0 = .N � o X O s s � > O 0 0 O s >+ v .L- N s s m� > Cl) O Q J .N O N = cv 2 co � i O O s2 v N � N m � � v c� X O i � V �s = v O J p i n n op u � i N m 4 �O v � > _ L. O LO �s 4- .O L. O cr O m s N m v m • L. 'i N O c� c� O O V Ail u 'i O O N c� 0 > O O O � _ _ 0 > O 0 -� wx� a '41W ULM 03 ®1� ®� I B s >, cvvss O +r v s O v O cv +0 � 4- p >k s O — 0 G) m Q= O O c0CL �..cv'yvcvv Q p m o O >k 'v s 0 = _ > Z 7) QL. — > L. > V Emu M r O N l'!w� w y� Q O O O — G) E Q= O O c0CL �..cv'yvcvv 00 Emu M r O N l'!w� w y� Q COLORADO OT DEPARTMENT OF TRANSPORTATION TOWN OF VAIL Interchange Traffic Patterns ...... 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ Existing Conditions d West Vail Interchange N °Y�h FY Peak hour traffic flows between the roundabouts comprised of Frontage Road "U- turn" pattern: 35%-50% Main Vail Interchange NOrth Peak hour traffic flows between the roundabouts comprised of Frontage Road "U- turn" pattern: 10%-15% 9 r� a9eR °aa S °U��FY °nt 0 A NORTH Spraddle Creek Road South Fro stage Road NORTH / August 5 2013 SOURCE 2009 Vail Transportation Master Plan � FELSBURG g ' HOLT & ULLEVIG J -N.M. O Oa O Lo Q O Lo �m Ca 91; I m cc cc o Z 0 � 0 ---------------- ----------------- ----------- '41W ----------- rye ---------------- ----------------- ----------- rye 71— 0 50 = �7 -0 ui XN if L6 dolv 4 f z Tce\ z < 0 FA C/) Ei QL OO y � E vQ) � W,y O � cz v� � v CZ cz 00 O > c� M •M O >� U O a� Cn m a) � M O +� p � U .� w _0 0 M i -0 O -0 CY) � U O M U cz � . C CZ cz cz > .0 U .� CY) 7 c E O ku •— a� 4" O O M > QL COLORADO OT DEPARTMENT OF TRANSPORTATION TOWN Other West Vail Transportation Challenges Include: Emergency Responsiveness OF VAIL ♦ Emergency vehicles are also required to utilize the interchanges today, forcing them to lose valuable response time when crossing 1 -70 during peak hours ♦ The distance between existing crossings at the interchanges requires cumbersome distances to be traveled at times, especially if one of the interchanges is closed due to a traffic incident Bicycle /Pedestrian Mobility & Safety ♦ Pedestrians cross 1 -70 at -grade today since 1 -70 crossing opportunities are limited ♦ Bicycle connectivity from north of 1 -70 to the Gore Valley Trail is limited to the interchange underpasses, necessitating circuitous travel for many bicyclists ♦ Bicyclists and pedestrians crossing 1 -70 are forced through the roundabout interchanges, crossing interchange on and off ramp traffic August 5, 2013 FELSBURG HOLT & ULLEVIG COLORADO OT DEPARTMENT OF TRANSPORTATION TOWN OF New 1 -70 Crossing Possible Solutions from Previous Planning Potential Benefits Include: Removal of traffic that would otherwise use congested Main Vail and West Vail interchanges Interception of some 1 -70 traffic traveling between the West Vail and Main Vail interchanges, thereby further reducing traffic demands through the interchange complexes Allows emergency vehicles to cross 1 -70 without reliance on congested interchanges A. a 4 A (VA I MP 175 qW Tim. :' TV }, Provides bus routing flexibility including the potential for a high- frequency trunk -line route directly connecting activity centers including: West Vail Post Office Timber Ridge Future Ever Vail Lionshead Medical Center Municipal Center Vail Village Ford Park Pedestrians who currently cross 1 -70 at -grade would be given a viable safe alternative Bicyclists coming from north of 1 -70 would be provided a direct connection to the Gore Valley Trail and avoid the West Vail and Main Vail interchanges Increased Community Connectivity August 5, 2013 FELSBURG HOLT & ULLEVIG J O Z O F� z O O ¢ N o o a a � 0 0 0 U z W f Q a v �i O O� L V ,o O� 3�w w O z N =Qa � x W W C O z N � o � x W W ° H V � � O m H J Q oc W cW V, c W W V � O N H W V ° Q a 661 ° N � � O o2i v W J R J R x � z 0 ° x W W Z Wo J �Q W �y V kn J Z H '^ a oc m W N W w 6VI Z J z c Q W H ^ a = U z � � J O � O z N =Qa � x W W C O z N � o � x W W ° H V � � O m H J Q oc W cW V, c W W V � O N H W V ° Q Z 661 N � � O o2i v W J R J R x � z � ° x W W Z Wo J W �y V kn J Z H '^ a oc m W v 0 11D s x � Y c w H O O Z 0 -� rz wx� a mw 1%ma M r N '6 w y� Q N C J C O Q O N O m � O = U O � O U m O N O Q U � � 4 O H Q a L i � O � J C II II II W cm • W LU J J 0 -� rz wx� a mw 1%ma M r N '6 w y� Q COLORADO OT DEPARTMENT OF TRANSPORTATION TOWN OF VAIL West Vail Interchange Enhancments Possible Solutions from Previous Planning L- - 'A 0 Characteristics of these enhancements include: Incorporating an additional northbound lane under 1 -70 and entering the north roundabout Corresponding expansion of the north roundabout intersection including the Chamonix Road approach These improvements would add capacity to several entering approaches and distribute traffic more evenly across the roundabout's two lanes. August 5, 2013 FELSBURG HOLT & ULLEVIG COLORADO OT DEPARTMENT OF TRANSPORTATION TOWN OF VAIL Main Vail Interchange Enhanctnents Possible Solutions from Previous Planning NORTH rRoNTAct ROAD 7, 70 wk'8 OM RAII We o f yfk 5 a£B SourF, 70 EV ON 8 'RQ,t1A I ."'.SIP t.. 9 ry , , 4, 1 Characteristics of these enhancements include: ♦ Incorporating an additional northbound lane under 1 -70 and entering the north roundabout ♦ Corresponding expansion of the north roundabout intersections including two exit lanes to Westbound 1 -70 and two inbound lanes from under 1 -70 ♦ These improvements would add capacity to several entering approaches and distribute traffic more evenly across the roundabout's two lanes. August 5, 2013 P-j FELSBURG A H O L T & ULLEVIG COLORADO OT DEPARTMENT OF TRANSPORTATION TOWN Focus of this PEL Study Update traffic and safety analysis OF VAIL Develop more detail of possible alternatives Quantify benefits and impacts of possible alternatives Identify community and environmental considerations Solicit public involvement Screen possible alternatives and craft recommendations August 5, 2013 FELSBURG HOLT & ULLEVIG COLORADO OT DEPARTMENT OF TRANSPORTATION TOWN OF VAIL Next Steps ♦ Complete existing conditions report *Traffic operations using 2013 traffic count data • Safety analysis Specifically define nature of alternative modes within transportation system Identify potentially impacted environmental resources *Assess design constraints /considerations ♦ Develop future travel demand estimates ♦ Craft a project purpose and need ♦ Begin to screen possible alternatives August 5, 2013 FELSBURG HOLT & ULLEVIG COLORADO OT DEPARTMENT OFTRANSPORTATION How You Can Comment ♦ Fill out the comment sheet provided this evening: Leave comments with project team this evening, or Mail to address provided on sheet. ♦ Email the Town Engineer, Tom Kassmel at. TKassmel@vailgov.com TOWN OF (VA I F Sheet`�y °UCEQeab - -- Go��edteam .\SStivay' - -- meQ spec\ S °�tih / ♦ For project updates, please check out the Engineering Department at: www.vailaov.com August 5, 2013 FELSBURG HOLT & ULLEVIG