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Home My WebLink About2014-0224 PEC TOWN OF VAIt f PLANNING AND ENVIRONMENTAL COMMISSION February 24, 2014 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT 20 minutes 1. A request for a final review of a variance, from Section 12-14-17, Setback From Water Course, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for additional gross residential floor area within the stream tract setback, located at 4444A Streamside Circle/Lot 11, Bighorn Subdivision 4t" Addition, and setting forth details in regard thereto. (PEC140001) Applicant: Mark Medley, represented by Steven James Riden Architect Planner: Joe Batcheller ACTION: MOTION: SECOND: VOTE: 20 minutes 2. A request for the review of an amended conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, for a public and private school, to allow for the construction of a new attached greenhouse, located at 3000 Booth Falls Road/ Lot 1, Vail Mountain School, and setting forth details in regard thereto. (PEC140004) Applicant: Vail Mountain School, represented by Mauriello Planning Group Planner: Joe Batcheller ACTION: MOTION: SECOND: VOTE: CONDITION(S): 25 minutes 3. A request for the review of a final plat, pursuant to Chapter 13-4, Minor Subdivision, Vail Town Code, to allow for the relocation of the platted building lots and access easement, located at 1624, 1626, 1628, 1630, and 1632 Buffehr Creek Road/ Lots 1-5, Elk Meadows Subdivision, and setting forth details in regard thereto. (PEC130028) Applicant: Elk Meadows Development, LLC, represented by Sharon Cohn Planner: Joe Batcheller ACTION: MOTION: SECOND: VOTE: CONDITION(S): 30 minutes 4. A request for a worksession for the review of a conditional use permit, pursuant to 12-9C-3, Conditional Uses, Vail Town Code, for a public and quasi-public indoor community facility (education center), to allow for the construction of the Betty Ford Alpine Gardens Education Center, located 530 South Frontage Road/Unplatted, and setting forth details in regard thereto. (PEC140005) Applicant: Betty Ford Alpine Gardens, represented by Jack Hunn Planner: George Ruther ACTION: MOTION: SECOND: VOTE: CONDITION(S): Page 1 60 minutes 5. A request for a recommendation to the Vail Town Council for prescribed regulation amendments, pursuant to Section 12-3-7, Amendment, Vail Town Code, to amend Titles 12 & 14, Zoning Regulations and Development Standards, pertaining to the definitions, use restrictions and development standards for Commercial Ski Storage and Private Ski Clubs, and setting forth details in regard thereto. (PEC140003) Applicant: Town of Vail Planner: Jonathan Spence ACTION: MOTION: SECOND: VOTE: CONDITION(S): 6. A request for the review of a variance from Section 12-14-17, Setback from Watercourse, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction of gross residential floor area within the prescribed setback, located at 1975 Placid Drive Unit 33/1-ot 33, Vail Village West Filing 2, and setting forth details in regard thereto (PEC130025). Applicant: Rosslyn May Valentine Residence Trust, represented by Richard Bolduc Planner: Joe Batcheller ACTION: Table to March 24, 2014 MOTION: SECOND: VOTE: 7. A request for a recommendation to the Vail Town Council on a major amendment to a Special Development District No. 6, Vail Village Inn, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an increase in gross residential floor area to facilitate additions to existing dwelling units, located at 100 East Meadow Units 501 and 502 (Vail Village Inn Phase 3) /Lot O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130046) Applicant: Deltec Bank and Trust, represented by Eggers Architect Planner: Jonathan Spence ACTION: Table to March 10, 2014 MOTION: SECOND: VOTE: 8. Approval of February 10, 2014 minutes MOTION: SECOND: VOTE: 9. Information Update 10. 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 February 21, 2014 in the Vail Daily. Page 2 TOWN OF VAIL' PLANNING AND ENVIRONMENTAL COMMISSION February 24, 2014 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT Bill Pierce Pam Hopkins Henry Pratt John Rediker Luke Cartin Susan Bird Michael Kurz 20 minutes 1. A request for a final review of a variance, from Section 12-14-17, Setback From Water Course, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for additional gross residential floor area within the stream tract setback, located at 4444A Streamside Circle/Lot 11, Bighorn Subdivision 4t" Addition, and setting forth details in regard thereto. (PEC140001) Applicant: Mark Medley, represented by Steven James Riden Architect Planner: Joe Batcheller ACTION: Approved with condition(s) MOTION: Cartin SECOND: Pratt VOTE: 4-1-0 (Kurz opposed) CONDITION(S): 1. Approval of this variance is contingent upon the applicant receiving Town of Vail design review approval of this proposal. Joe Batcheller gave a presentation per the staff memorandum. Commissioner Bird inquired as to the ability to provide an alternative power source for the lift station in the event the power goes out to ensure that raw sewage does not back up and potential enter the stream. Steven Riden spoke to his support for the town's desire and role to better the health of Gore Creek. He highlighted changes made since the last hearing to address the concerns. He spoke to the fact that there will be two sump pumps and that insurance was requiring a back up power supply for the pumps to insure insurance coverage. He spoke to the revised landscape plan which was design to return the bank to a more natural vegetative state. There was no public comment. Commissioner Cartin spoke to the improvements along the creek being a desired outcome on all properties along the creek. Commissioner Pratt stated that despite grade elevation change with the walkout and the 100- year floodplain there are events which exceed this and there is a risk of a flooded basement. Commissioner Kurz spoke that he appreciated the review of the Environmental Sustainability Coordinator. He was concerned about the recent 303d listing and a continued attempt to creep up onto the creek, which would have a negative effect. He does not believe there is a hardship and the property owner does enjoy a reasonable use of the property. Commissioner Pierce stated there is a distinction between this property and publicly owned land Page 1 encroachments. 20 minutes 2. A request for the review of an amended conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, for a public and private school, to allow for the construction of a new attached greenhouse, located at 3000 Booth Falls Road/ Lot 1, Vail Mountain School, and setting forth details in regard thereto. (PEC140004) Applicant: Vail Mountain School, represented by Mauriello Planning Group Planner: Joe Batcheller ACTION: Approved MOTION: Kurz SECOND: Bird VOTE: 4-0-1 (Pierce recused) Joe Batcheller gave a presentation per the staff memorandum. Bill Pierce recused himself due to a conflict of interest as his firm worked on the plans. Commissioner Kurz supported the use of and construction of a greenhouse. He encouraged the applicant to use best practices with regard to fertilizers, composting, pesticides, etc. Dominic Mauriello, representing the applicant, covered many elements of the application, including reaching out to many neighbors to have face-to-face meetings to ensure concerns were addressed. Commissioner Cartin inquired as to the thoughts around the excess heat loading caused by the greenhouse. Was the heat going to be used or just vented out as necessary? He also asked the applicant to look at glare properties of the windows and impacts to adjacent roadways and properties. Dominic Maureillo spoke to the goals and desires with the proposal. There was no public comment. Commissioner Pratt spoke to the prominence of the location and the importance of looking at the glass glare issues. He felt it would be an asset to the curriculum. 25 minutes 3. A request for the review of a final plat, pursuant to Chapter 13-4, Minor Subdivision, Vail Town Code, to allow for the relocation of the platted building lots and access easement, located at 1624, 1626, 1628, 1630, and 1632 Buffehr Creek Road/ Lots 1-5, Elk Meadows Subdivision, and setting forth details in regard thereto. (PEC130028) Applicant: Elk Meadows Development, LLC, represented by Sharon Cohn Planner: Joe Batcheller ACTION: Approved with condition(s) MOTION: Kurz SECOND: Cartin VOTE: 4-1-0 (Pierce opposed) CONDITION(S): 1. The applicant shall execute a Subdivider's Improvement Agreement in a form approved by the Town of Vail prior to the submittal of a building permit to ensure the completion of the proposed driveway extension for the Elk Meadows Subdivision. 2. The applicant shall submit final engineered construction plans for the driveway extension to the Public Works Department for final review and approval prior to the issuance of a building permit for a residential structure in the Elks Meadows Subdivision. Page 2 3. The applicant shall address the requirements of the Eagle River Water and Sanitation District for the abandonment of the current easement and the acceptance of the new easement. Joe Batcheller gave a presentation per the staff memorandum. Sharon Cohn asked some questions regarding the conditions of approval and how the timing would work between recording the plat and commencing construction. Staff proposed new language that allows for flexibility per the Town Attorney's input. Commissioner Pierce stated his continued opposition to the relocation of Lot 1 and its effect on the open space. Commissioner Bird asked about the fire turn around, fire hydrant, and guard rail. Joe Batcheller explained that parking in the fire lane will not be allowed; the fire hydrant will be located between lots 2 and 3; and a guard rail may or may not be recommended during the development review process. 30 minutes 4. A request for a work session for the review of a conditional use permit, pursuant to 12-9C-3, Conditional Uses, Vail Town Code, for a public and quasi-public indoor community facility (education center), to allow for the construction of the Betty Ford Alpine Gardens Education Center, located 530 South Frontage Road/Unplatted, and setting forth details in regard thereto. (PEC140005) Applicant: Betty Ford Alpine Gardens, represented by Jack Hunn Planner: George Ruther ACTION: No Vote, Work Session Warren Campbell delivered staff's presentation Susan Bird asked how the recommended site was determined. Warren Campbell referenced the Town Council's decision based on the Ford Park Master Plan criteria for evaluating locations. The PEC discussed the other locations and the process by which the preferred location was selected. Commissioner Pratt mentioned accessible pathways and which entity is responsible for modifying them and to what degree? Warren Campbell said that it will need further discussion to be properly addressed. Commissioner Pratt said that information directly correlates to question #7 and is needed to make a determination. Warren Campbell responded that staff is not asking for a determination, but more information can be requested if desired. Jack Hunn gave a presentation, responding to the 18 questions to the last working session. Chairman Pierce asked for clarification on questions 7, 8, 17, and 18. Jack Hunn addressed the concerns with ADA compliance, and separate bathroom facilities. Henry Pratt suggested a subterranean bathroom accessed from the basketball court. Jack Hunn addressed the concerns with homerun softballs. Chairman Pierce asked how this would be mitigated. Hunn responded with a higher fence. Chairman Pierce would like the VRD to weigh in. Page 3 Kurz: "What's going to grow on your roof?" Jack Hunn stated it would be similar to what already exists on-site. Luke Cartin asked about loading and deliveries. Jack Hunn explained a workable scenario. Chairman Pierce expressed reservations with increased vehicular traffic on West Betty Ford Way. Jack Hunn then discussed questions 14 & 15. Henry Pratt said he agreed with staff's opinion and felt an additional bus stop was unnecessary and reinforces the feasibility of the other site by the existing bus stop. Michael Kurz mentioned the need for an operating plan to address loading and deliveries. Jack Hunn deferred to BFAG Director, Nicola Ripley, to address question 18. Nicola stated that the BFAG Center would not solicit renters for special events, but would like the option to make it available. Commissioner Bird inquired about the "volunteer space." Nicola explained. Luke Cartin asked when the operations plan would be submitted. Warren Campbell explained that it's typically done when the development plan is submitted, but that this is a unique scenario with many tenants of the park involved in the process. It may be a different process depending on the input needed. 60 minutes 5. A request for a recommendation to the Vail Town Council for prescribed regulation amendments, pursuant to Section 12-3-7, Amendment, Vail Town Code, to amend Titles 12 & 14, Zoning Regulations and Development Standards, pertaining to the definitions, use restrictions and development standards for Commercial Ski Storage and Private Ski Clubs, and setting forth details in regard thereto. (PEC140003) Applicant: Town of Vail Planner: Jonathan Spence ACTION: Approved MOTION: Kurz SECOND: Cartin VOTE: 5-0-0 Jonathan Spence gave a presentation. Susan Bird asked for clarification. Jonathan Spence reiterated the points of his presentation. Chairman Pierce asked about the Sebastian ski storage scenario—if such would be allowed today. Jonathan explained that as floors are defined, yes, it could be. The Gondola Club (in the same building, third floor) would be non-conforming, however. Henry Pratt asked about private ski clubs and how they would be allowed. Jonathan explained that it depended on how its use was defined, in tandem with its accessory uses. Henry Pratt asked about some specific examples using various properties and uses, and how such may be defined as a floor. Jonathan and Warren assisted the commission in understanding how floor determination is made. 6. A request for the review of a variance from Section 12-14-17, Setback from Watercourse, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for the construction Page 4 of gross residential floor area within the prescribed setback, located at 1975 Placid Drive Unit 33/1-ot 33, Vail Village West Filing 2, and setting forth details in regard thereto (PEC130025). Applicant: Rosslyn May Valentine Residence Trust, represented by Richard Bolduc Planner: Joe Batcheller ACTION: Withdrawn 7. A request for a recommendation to the Vail Town Council on a major amendment to a Special Development District No. 6, Vail Village Inn, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an increase in gross residential floor area to facilitate additions to existing dwelling units, located at 100 East Meadow Units 501 and 502 (Vail Village Inn Phase 3) /Lot O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130046) Applicant: Deltec Bank and Trust, represented by Eggers Architect Planner: Jonathan Spence ACTION: Table to March 10, 2014 MOTION: Cartin SECOND: Bird VOTE: 5-0-0 8. Approval of February 10, 2014 minutes MOTION: Kurz SECOND: Pratt VOTE: 4-0-1 (Cartin recused) 9. Information Update 10. Adjournment MOTION: Kurz SECOND: Cartin VOTE: 5-0-0 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 February 21, 2014 in the Vail Daily. Page 5 TOWN OF 1VaIL } Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: February 24, 2014 SUBJECT: A request for the review of an amended final plat, pursuant to Chapter 13- 4, Minor Subdivision, Vail Town Code, to allow for the relocation of the platted building lots, Tract 2, and a utility easement, located at 1624, 1626, 1628, 1630, and 1632 Buffehr Creek Road/ Lots 1-5, Elk Meadows Subdivision, and setting forth details in regard thereto. (PEC130028) Applicant: Elk Meadows Development, LLC, represented by Sharon Cohn Planner: Joe Batcheller I. SUMMARY The applicants, Elk Meadows Development, LLC, represented by Sharon Cohn, are requesting approval of an amended final plat, pursuant to Chapter 13-4, Minor Subdivision, Vail Town Code, to allow for the relocation of the platted building lots, Tract 2, and a utility easement, located at 1624, 1626, 1628, 1630, and 1632 Buffehr Creek Road/ Lots 1-5, Elk Meadows Subdivision. The purpose of the proposed plat is to facilitate the development of a minor subdivision consisting of four undeveloped lots, pursuant to the amendments passed for Special Development District No. 16 by the Planning and Environmental Commission on March 25, 2013. The proposed plat would result in new locations and dimensions for three lots; new dimensions for a utility easement; and new dimensions for Tract 2 where the driveway extension is to be located. Staff is recommending approval, with conditions, of this application, subject to the findings and criteria outlined in Section VII of this memorandum. II. DESCRIPTION OF REQUEST The applicants, Elk Meadows Development, LLC, represented by Sharon Cohn, are requesting approval of an amended final plat, which will facilitate the development of a minor subdivision consisting of four undeveloped lots. The proposed amended final plat will actualize the amendments passed for Special Development District No. 16 by the Planning and Environmental Commission on March 25, 2013. The proposed plat also relocates a utility easement to accurately reflect what the developed conditions will be. 1 Tract 2 also changes to allow for a pre-approved driveway design by Public Works and the Fire Department. A vicinity map is attached depicting the subject property (Attachment A), as well as a reduced copy of the proposed, reconfigured plat, entitled FIRSTAMENDED FINAL PLAT, ELK MEADOWS SUBDIVISION, LOTS 1 THRU 3, TOWN OF VAIL, COUNTY OF EAGLE, STATE OF COLORADO (Attachment B). The amendments to Special Development District No. 16 approved on March 25, 2013, will take effect once the amended final plat has been recorded. Those amendments are detailed in Section III of this memorandum. The amended final plat cannot be recorded until the following takes place: 1. Eagle River Water and Sanitation District (ERWSD) must abandon the current easement. This easement cannot be abandoned until the existing six inch waterline is disabled, and the new ten inch waterline is connected to the single developed lot on-site—lot 4. This action will effectively adopt the new easement as reflected on the amended final plat. 2. The deed restriction for the off-site employee housing must be submitted and recorded. This was done in 2013, adding an existing dwelling at the Pitkin Creek Townhouses as deed restricted Employee Housing Unit. Building permits will not be released until the following takes place: 1. The plat is approved by the Town of Vail and recorded at the Eagle County Clerk and Recorders office. 2. A Subdivider's Improvement Agreement (SIA), detailing the terms of the driveway extension, has been signed and filed with the Town of Vail. A final design solution for the driveway extension has been attached (Attachment C). III. BACKGROUND On July 26, 1973 Eagle County Commissioners approve The Valley preliminary plan and PUD for 150 units of 61.2 acres. On May 24, 1978 Eagle County Commissioners grant an extension of The Valley PUD as 120 of the approved units had not been constructed in the three year time frame associated with the PUD approval. On March 26, 1980 a PUD plan and protective covenants document is filed with Eagle County indicating that Phase III was subject to a land use restriction of 10 units and 16,000 square feet. On March 27, 1980 Resolution 80-20 allowed the phases of The Valley to be sold separately without further compliance with the subdivision regulations. 2 April 16, 1980 the Eagle County Planning Commission recommended approval of the sketch plan for Elk Meadows. The Commission suggested that the units be tucked into the hillside on the northeast side of the project and that the developer use berms and landscaping to buffer the project. April 16, 1980 Town of Vail staff sent a letter to the Eagle County Planning Commission which recommended a tighter clustered layout of the buildings toward the hillside. Vail staff recognized the steep hillside and sensitivity of the meadow area. In December of 1980 the Town of Vail annexed the West Vail area including Phase III of The Valley through Ordinance No. 43, Series of 1980. It was subsequently zoned by Ordinance No. 13, Series of 1981. On September 11, 1985 The Valley was de-annexed from the Town of Vail. On May 11, 1987 The Valley was re-annexed into the Town of Vail. On July 7, 1987 the Vail Town Council adopted Ordinance No. 19, Series of 1987 establishing SDD No. 16, Elk Meadows. The approved development plan was for nine (9) dwelling units which were comprised of five (5) single family and two (2) duplex units. The maximum allowable GRFA was 16,000 square feet on the seven building envelopes. On September 15, 1987 the Vail Town Council adopted Ordinance No. 32, Series of 1987 which repealed and reenacted the SDD with a reduction in the number of permitted dwelling units. The ordinance identified a maximum of the seven (7) single family dwelling units were permitted on the seven platted building envelopes. The maximum allowable GRFA for the SDD remained at 16,000 square feet divided equally over the seven units. On May 15, 1990 the Vail Town Council adopted Ordinance No. 17, Series of 1990 which repealed and reenacted the SDD with a reduction in the number of permitted dwelling units from seven (7) to five (5). The maximum allowable GRFA remained at 16,000 square feet divided evenly over the five units. Additionally, the ordinance codified revised architectural guidelines designed to result in all structures having a log cabin appearance and an EHU requirement of a single dwelling unit. A copy of Ordinance No. 17, Series of 1990 is attached for reference. On February 25, 2013, the Planning and Environmental Commission held a work session to discuss the applicant's proposal. At this hearing there was differing suggestions provided on the relocation of Lot 1 and how to best preserve the open space meadow. The Commissioners generally support the elimination of the architectural guidelines, the EHU requirement to be permitted off-site, and the 10% increase in allowable GRFA. 3 On March 25, 2013, the Planning and Environmental Commission approved, with conditions, amendments to Special Development District No. 16. This approval allowed the relocation of building envelopes; the elimination of the architectural guidelines for compliance with the Vail Town Code; the EHU requirement to be permitted off-site; and the 10% increase in allowable GRFA. A condition of approval was that the amendments would not take effect until the final plat has been recorded; nor could a building permit be released until such time, in conjunction with submittal of a SIA. Also required was a final design solution for the driveway extension prior to approval of final plat. On May 21, 2013, Ordinance 7, Series 2013, was approved by the Vail Town Council, enacting the aforementioned amendments to Special Development District No. 16 passed by the Planning and Environmental Commission on March 25, 2013. IV. APPLICABLE PLANNING DOCUMENTS TITLE 13, VAIL TOWN CODE: SUBDIVISION REGULATIONS (in part) 13-2-2 DEFINITIONS (in part) SUBDIVISION OR SUBDIVIDED LAND. A. Meaning. 1. A tract of land which is divided into two (2) or more lots, tracts, parcels, sites, separate interests (including leasehold interests), interests in common, or other division for the purpose, whether immediate or future, of transfer of ownership, or for building or other development, or for street use by reference to such subdivision or recorded plat thereof; or 2. A tract of land including land to be used for condominiums, timeshare units, or fractional fee club units, or 3. A house, condominium, apartment or other dwelling unit which is divided into two (2) or more separate interests through division of the fee or title thereto, whether by conveyance, license, lease, contract for sale or any other method of disposition. E. Minor Subdivision.Any subdivision containing not more than four(4) lots fronting on an existing street, not involving any new street or road or the extension of municipal facilities and not adversely affecting the development of the remainder of the parcel or adjoining property. 13-4-2. PROCEDURE. The procedure for a minor subdivision shall be as follows. 4 A. Submission Of Proposal; Waiver Of Requirements. The subdivider shall submit two (2) copies of the proposal following the requirements for a final plat in subsection 13-3-68 of this title, with the provision that certain of these requirements may be waived by the administrator and/or the planning and environmental commission if determined not applicable to the project. B. PEC Public Hearing. Within thirty (30) days of receiving the complete and correct submittal for a minor subdivision, the planning and environmental commission shall hold a public hearing to consider the final plat. The administrator shall cause a copy of a notice of the time, place and general nature of the hearing and proposal to be published in a newspaper of general circulation in the town at least fifteen (15) days prior to said hearing. Also, adjacent property owners to the proposed subdivision shall be notified in writing at least seven (7) days prior to the public hearing. C. Review And Action On Plat. The planning and environmental commission shall review the plat and associated materials and shall approve, approve with modifications or disapprove the plat within twenty one (21) days of the first public hearing on the minor subdivision or the minor subdivision will be deemed approved. A longer time period for rendering a decision may be granted subject to mutual agreement between the planning and environmental commission and subdivider. The review shall be based on the criteria and necessary findings in section 13-3-4 of this title. V. SITE ANALYSIS Address: 1624, 1626, 1628, 1630, & 1632 Buffehr Creek Road Legal Description: Lots 1-5, Elk Meadows Subdivision Zoning: Residential Cluster/SDD No. 16 Land Use Plan Designation: Medium Density Residential Current Land Use: Single-family Residential Geological Hazards: High severity rockfall Standard Allowed/Required Existing Site Area: 15,000 s.f. 3.619 acres/ 157,817 s.f. Dimension: 80' x 80' Each lot's building area defined Frontage: 30' 750 ft. Access: From Buffehr Creek Road Lots: 5 5 Lot Areas: Between 3,376 s.f. & 6,125 s.f. No change 5 VI. SURROUNDING LAND USES AND ZONING Land Use Zoning North: Open Space Residential Cluster South: Open Space Natural Area Preservation East: Medium Density Residential Residential Cluster West: Medium Density Residential Residential Cluster VII. CRITERIA The purpose section of Title 13, Subdivision Regulations, is intended to ensure that the proposed subdivision is promoting the health, safety and welfare of the community. The criteria for reviewing an exemption plat shall be as contained in section 13-3-4 of this title which are as follows: A. Before recommending approval, approval with conditions or disapproval of the preliminary plan, the planning and environmental commission shall consider the following criteria with respect to the proposed subdivision. (1) The extent to which the proposed subdivision is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the town, and Staff has reviewed the proposed amended final plat and found it to be in compliance with all applicable elements of Vail Comprehensive Plan. In particular, staff finds the proposed amended final plat to be keeping with the following goals of the Vail Land Use Plan: 1.3. The quality of development should be maintained and upgraded whenever possible. 5.1. Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.4. Residential growth should keep pace with the market place demands for a full range of housing types. (2) The extent to which the proposed subdivision complies with all of the standards of this Title, as well as, but not limited to, Title 12, Zoning Regulations and other pertinent regulations that the Planning and Environmental Commission deems applicable, and Staff has reviewed the proposed amended final plat and found that all submittal documents were received and the resulting lots will comply with all applicable portions of the Town of Vail Zoning Code, as well as the regulations for Special 6 Development District No. 16. The proposed amended final plat shows reconfigured and relocated lots per the amendments to SDD No. 16 passed by the Planning and Environmental Commission on March 25, 2013. (3) The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives, and The proposed amended final plat will not negatively affect the workable relationship among land uses as the proposal will maintain the current land use, which is Medium Density Residential. The development plan approved by the Planning and Environmental Commission on March 25, 2013, calls for the preservation of open space, which has been reflected on the proposed amended final plat for the Elk Meadows subdivision. This arrangement helps maintain a density that is consistent with the surrounding area. (4) The extent of the effects on the future development of the surrounding area, and The proposed amended final plat will facilitate future development by relocating lots 1, 2, and 3, as well as a utility easement. The proposed final plat will not create a scenario where future development of the surrounding area is negatively affected. (5) The extent to which the proposed subdivision is located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of public services, or require duplication or premature extension of public facilities, or result in a "leapfrog"pattern of development; and The proposed amended final plat will not negatively affect the delivery of public services by relocating lots 1, 2, and 3, as well as a utility easement, as lots will be directly adjacent to transportation and utility infrastructure. (6) The extent to which the utility lines are sized to serve the planned ultimate population of the service area to avoid future land disruption to upgrade under- sized lines, and The proposed amended final plat will not negatively affect the current level of utility service required in the vicinity, as the surrounding area is near full build- out. Eagle River Water and Sanitation District has installed a ten inch water line, to replace an underperforming six inch water. Lot 4, which is the single developed lot on the site, is the sole property left using the outdated six inch water line. Approval of this amended final plat will help facilitate an upgrade of service to this property. (7) The extent to which the proposed subdivision provides for the growth of an orderly viable community and serves the best interests of the community as a whole, and Staff believes the proposed amended final plat will continue to allow for the orderly growth of the community and serves the interests of the community as the owner of the lots plans to develop single family houses that conform to the Town's adopted regulations. (8) The extent to which the proposed subdivision results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features, and Staff does not believe the proposed amended final plat that relocates lots 1, 2, and 3 will result in any adverse impacts to any of the items listed in the above criterion. (9) Such other factors and criteria as the Commission and/or Council deem applicable to the proposed subdivision. VIII. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission approves, with condition(s), an amended final plat, pursuant to Chapter 13-4, Minor Subdivision, Vail Town Code, to allow for the relocation of the platted building lots, Tract 2, and a utility easement, located at 1624, 1626, 1628, 1630, and 1632 Buffehr Creek Road/ Lots 1-5, Elk Meadows Subdivision, and setting forth details in regard thereto. Should the Planning and Environmental Commission choose to approve the amended final plat, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves, with a condition, the applicant's request for an amended final plat, pursuant to Chapter 13-4, Minor Subdivision, Vail Town Code, to allow for the relocation of the platted building lots, Tract 2, and a utility easement, located at 1624, 1626, 1628, 1630, and 1632 Buffehr Creek Road/Lots 1-5, Elk Meadows Subdivision, and setting forth details in regard thereto. Should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission apply the following condition: 1. The applicant shall execute a Subdivider's Improvement Agreement in a 8 form approved by the Town of Vail prior to recording the final plat to ensure the completion of the proposed driveway extension for the Elk Meadows Subdivision. 2. The applicant shall submit final engineered construction plans for the driveway extension to the Public Works Department for final review and approval prior to the issuance of a building permit for a residential structure in the Elks Meadows Subdivision. 3. The applicant shall address the requirements of the Eagle River Water and Sanitation District for the abandonment of the current easement and the acceptance of the new easement. Should the Planning and Environmental Commission choose to approve the final plat, the Community Development Department recommends the Commission makes the following findings: "The Planning and Environmental Commission finds. (1) That the subdivision is in compliance with the criteria listed in sub-section 13-3-4A, Vail Town Code, and (2) That the subdivision is consistent with the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and compatible with the development objectives of the Town, and (3) That the subdivision is compatible with and suitable to adjacent uses and appropriate for the surrounding areas, and (4) That the subdivision promotes the health, safety, morals, and general welfare of the Town and promotes the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. IX. ATTACHMENTS A. Vicinity Map B. Copy of the proposed amended final plat C. Driveway extension design 9 I r I 4L 1 1 7 1 1 � c °'� � f L C MI 1 i1 9 • • \ I q • °r4 s � AI, -------------� .. ., � �u � - pN45"� maa °,� F cu E- E- E-E— WT F4 .2 2� U. 0° a ffi-o� cn in R° UKz�ry m��acav+ioN�oia�ns�eael en� \ ° \ �/ ``�• / � � `� N sy T a� 'a'o _ o N� N 6. 3 O� Ya CQ lee CD NVId`JNI4Va`J zysoatidmm�tid.�a3yN OOVaO�OO IIVA ��.,rwor�aa,oNN Dui im:��i�d oww„e �MO�o E Nllavw Nuavw� NOISIAIC]gnS Wv WW e bsaa SMOdV3w WiD —N oo �aa —111 IN wl �aao�oW�aro�d ocaoc, �a4w�N 4or w i �o 0 a S' E sesea+°o�e vis oan P� i��A�illllllllll�i��V`��a��VA�� r x`11 A�il � 1 (6 Q N—lll\IN—\—SIA-11 So113w r,3—o 011 N �o IISM119HI100 19 OIAVS I— NV-01"0' pl I' ,NNMdao 0 TOWN OF VAIL Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: February 24, 2014 SUBJECT: A request for a variance from Section 12-14-17, Setback from Watercourse, Vail Town Code, to allow for a residential addition in the Gore Creek setback, located at 4444 A Streamside Circle / Lot 11, Bighorn 4th Addition. (PEC140001) Applicant: Mark Medley, represented by Steven James Riden AIA Architect Planner: Joe Batcheller I. SUMMARY The applicant, Mark Medley, represented by Steven Riden, is requesting a variance from Section 12-14-17, Setback From Watercourse, Vail Town Code, located at 4444 A Streamside Circle / Lot 11 , Bighorn 4th Addition. The variance is requested to allow the applicant to construct additional Gross Residential Floor Area primarily within the existing building footprint currently located within the required 50-foot Gore Creek setback. Staff is recommending approval, with conditions, of the requested variance as a physical hardship exists on the property and the granting of the variance will not result in a granting of special privilege to this individual property, subject to findings and criteria outlined in Sections VII and VIII. II. DESCRIPTION OF REQUEST The applicant, Mark Medley, represented by Steven Riden, is requesting a variance from Section 12-14-17, Setback From Watercourse, Vail Town Code. The lot, located at 4444 A Streamside Circle, backs up to Gore Creek and therefore is required by Section 12-14-17, Setback From Watercourse, to have all structures maintain a 50- foot minimum setback from the centerline of the creek. A vicinity map is attached for reference (Attachment A). The applicant proposes to excavate the existing crawl space and create a finished basement — a portion of which now lies eight and a half feet (85) within the Gore Creek stream setback. The existing footprint would be altered to capture 73 square feet of an inset articulation that occurs below grade. Of said space, 71.5 square feet would occur within the Gore Creek setback. The addition would not encroach farther into the setback than the current encroachment, however. No additions are proposed for the first and second floors. Window wells, walk-out egress, stairs, and a flagstone footpath are proposed for the exterior. Approval of this variance request would allow the building footprint to encroach into the stream setback no farther than it already does; and it would allow for new stairs to the existing deck and walk-out egress. Changes since the last time the PEC reviewed this variance request on February 10, 2014, include: • Dry set stone path, steps, and patio in lieu of a slab concrete foundation for said amenities; • A boulder wall to allow for greater permeability in lieu of a concrete wall; • Native, riparian vegetation along the stream bank, per the recommendation of landscape architect, Sherry Dorwood; • A more robust erosion fence and more restrictive limit of disturbance area; • A single, expanded window well on the west side; • Relocation of deck stairs to the west side; The addition would increase the square footage of the existing unit by 1 ,518 square feet. Of the additional square footage, 242 square feet would count towards Gross Residential Floor Area after the basement deduction has been taken into account. 255 square feet of the proposed addition would occur within the 50-foot Gore Creek stream setback. The applicant's request (Attachment B), photographs (Attachment C), and proposed architectural plans (Attachment D) are attached for reference. III. BACKGROUND • This property was annexed into the Town of Vail by Ordinance 20 of 1974 which became effective on November 5, 1974. The property was zoned Two-Family Residential zone district. • The existing house was approved by the Design Review Board on January 7, 1975, and construction was completed in 1977. • Staff has researched how the house was approved in its current location and ascertained that the Vail Town Code was amended to include the 50-foot Gore Creek stream setback with Ordinance 19 of 1976. • On September 22, 2003, a stream setback variance was approved for the neighboring unit at 4444 B Streamside Circle to allow for an encroachment into the stream setback of approximately 20 feet. • On February 10, 2014, this application was tabled in order to obtain additional information and to allow for the redesign of certain elements to be less impactful to the health of the Gore Creek. The existing duplex was approved in its current location on January 7, 1975, and therefore is subject to the Town's land development regulations. Staff has determined the reason the structure is located within the Gore Creek setback is because the stream setback regulation did not existed when approval was granted. All improvements constructed on the property were lawfully approved. IV. APPLICABLE PLANNING DOCUMENTS VAIL LAND USE PLAN CHAPTER II: LAND USE PLAN GOALS / POLICIES (in part) 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 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. 1.2. The quality of the environment including air, water and other natural resources should be protected as the Town grows. 1.3. The quality of development should be maintained and upgraded whenever possible. 5. Residential 5.1. Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.4. Residential growth should keep pace with the market place demands for a full range of housing types. CHAPTER Vl, SECTION 4, PROPOSED LAND USE CATEGORIES (in part) LDR Low Density Residential This category includes single-family detached homes and two-family dwelling units. Density of development within this category would typically not exceed 3 structures per buildable acres. Also within this area would be private recreation facilities such as tennis courts, swimming pools and club houses for the use of residents of the area. Institutional/public uses permitted would include churches, fire stations, and parks and open space related facilities. TITLE 12, ZONING REGULATIONS, VAIL TOWN CODE ARTICLE 12-6C: TWO-FAMILY RESIDENTIAL (R) DISTRICT(in part) 12-6C-1: The two-family residential district is intended to provide sites for low density single-family or two-family residential uses, together with such public facilities as may be appropriately located in the same zone district. The two-family residential district is intended to ensure adequate light, air, privacy and open space for each dwelling, commensurate with single-family and two-family occupancy, and to maintain the desirable residential qualities of such sites by establishing appropriate site development standards. SECTION 12-14 SUPPLEMENTAL REGULATIONS (in part) 12-14-17. SETBACK FROM WATERCOURSE: Minimum setback from a creek or stream shall be not less than thirty feet (30) from the center of the established creek or stream channel as defined by the town comprehensive plan base maps, provided, however, that the setback from Gore Creek shall be fifty feet (50). Natural creek or stream channels may not be rechanneled or changed. 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. B. Development Standards Excepted. Variances may be granted only with respect to the development standards prescribed for each zone district, including lot area and site dimensions, setbacks, distances between buildings, height, density control, building bulk control, site coverage, usable open space, landscaping and site development, and parking and loading requirements, or with respect to the provisions of chapter 11 of this title, governing physical development on a site. 14-10-4.ARCHITECTURAL PROJECTIONS, DECKS, BALCONIES, STEPS, BAY WINDOWS, ETC. (in part): B. Porches, steps, decks or terraces or similar features located at ground level or within five feet (5) of ground level may project not more than ten feet (10) nor more than one-half(112) the minimum required dimension into a required setback area, or may project not more than five feet (5) nor more than one-fourth (114) the minimum required dimension into a required distance between buildings. Steps that form an exit discharge may project into a required setback area to the degree necessary to conform with the adopted building code's means of egress standards, at the discretion of the administrator. 14-10-8. LANDSCAPING, DRAINAGE, AND EROSION CONTROL (in part): A. Various natural vegetation zones exist within the Gore Valley as a result of the form and aspects of the land itself. The north facing slopes within the valley are typically heavily wooded with spruce, pine and aspen and generally receive less direct sunlight than the drier south facing slopes which typically consist of sage, aspen and other vegetation tolerant of drier conditions. The valley floor which is adjacent to Gore Creek consists of a wide variety of trees and shrubs adapted to the relatively fertile soil and natural availability of water. The goal of any landscape plan should be to preserve and enhance the natural landscape character of the area in which it is to be located and serve as an aid in fire prevention and protection. The landscape scale and overall landscape design shall be developed so that new vegetation is integral with the natural landscape and the inherent form, line, color and texture of the local plant communities. Since the major objective of the landscaping is to help reduce the scale of new structures and to assist in the screening of structures, the planting of large sized plant materials is encouraged. Fire wise plant materials are encouraged due to their ability to resist fire. Trees should be maintained through limbing and pruning in order to prevent limbs from being too close to structures and other plant materials. Special care should be taken in selecting the types of plants to use when designing a landscape plan. Final selection should be based upon the soils and climate, ease of establishment, suitability for the specific use desired, ability to deter the spread of fires and the level of maintenance that can be provided. New planting shall use plants that are indigenous to the Rocky Mountain alpine and subalpine zones or are capable of being introduced into these zones. V. SITE ANALYSIS Address/legal description: 4444 Streamside Circle/Lot 11 , Bighorn 4th Addition Zoning: Two-Family Residential Land Use Plan Designation: Medium Density Residential Current Land Use: Residential Duplex Development Standard Allowed Existing Proposed Lot Area: 15,000 s.f. 22,172 s.f. No Change Setbacks: Front: 20' 19.5' No Change Sides: 15' 167100' No Change Rear: 50' Gore Creek 41.5' No Change Building Height: 33' 27' No Change Density: 2 units 2 units No Change GRFA: 5,317 s.f. 4,184 s.f. 4,426 s.f. Site Coverage: 4,434 s.f. (20%) 3,878 s.f. (17.5%) 3,951 s.f. (17.8%) Parking: 5 spaces 5 spaces No Change VI. SURROUNDING LAND USES AND ZONING Existing Use Zoning District North: Residential Residential Cluster & Low Density Multiple Family District South: Residential Two-family Residential District East: Residential Two-family Residential District West: Residential Two-family Residential District VII. REVIEW CRITERIA The review criteria for a variance request are prescribed in Chapter 12-17, Variances, Vail Town Code. A. Consideration of Factors Regarding the Setback Variances: 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. Staff believes that the proposed setback variance request is compatible with and comparable to the surrounding development along Streamside Circle. Many of the existing homes in the vicinity of the applicant's property encroach into the Gore Creek stream setback, including the following: • 4346 Streamside Circle • 4444 B Streamside Circle (neighboring unit) • 4542 Streamside Circle • 4582 Streamside Circle • 4592 Streamside Circle On September 22, 2003, a watercourse setback variance was approved for the existing home at 4444 B Streamside Circle to allow for the construction of two dormers over existing Gross Residential Floor Area that encroached into the stream setback. The Gross Residential Floor Area did not increase however, as the dormers were located in a vaulted area higher than 16 feet, which was not counted towards Gross Residential Floor Area at the time, per the Vail Town Code. Like 4444 A Streamside Circle, the structure was approved for construction before stream setbacks were established in the Vail Town Code. Staff recommended approval of the addition on the basis that the applicant would otherwise be deprived of privileges enjoyed by the owners of other properties in the Two-Family Residential District. The existing unit at 4444 B Streamside Circle encroaches into the stream setback approximately 20 feet. Like the aforementioned property, other non-conforming structures have been granted watercourse setback variances, such as: • 433 Gore Creek Drive, Unit 16B February 22, 2010 • 433 Gore Creek Drive March 26, 2007 • 103 Willow Place July 10, 2006 The watercourse setback variances were granted in large part due to structures having been built before the Town adopted zoning regulations, including watercourse setbacks. In each of these cases though, the variance requests differed slightly from this proposal in that the additions and alterations for the aforementioned properties all occurred above grade — specifically, decks and bay windows. The proposed addition at 4444 A Streamside Circle would occur below grade by excavating the existing crawl space to create a finished basement. The addition would be primarily within the existing building footprint that currently encroaches 8.5 feet into the 50-foot Gore Creek setback. The existing footprint would be altered to capture 73 square feet of an inset articulation that occurs below grade. Of said space, 71.5 square feet would occur within the Gore Creek setback. The addition would not encroach farther into the setback than the current encroachment, however. No additions are proposed for the first and second floors. Window wells, walk-out egress, stairs, and a flagstone footpath are proposed for the exterior. Approval of this variance request would allow the building footprint to encroach into the stream setback no farther than it already does; and it would allow for new stairs to the existing deck and walk-out egress. Staff believes that the applicant's request for relief from the 50-foot Gore Creek setback requirement will not have any negative impacts on the existing or potential uses and structures in the vicinity of the applicant's lot. 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. Staff believes that the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district. As stated above, a stream setback variance was granted in the Two-Family Residential District for the adjacent unit in the duplex. Many properties along Gore Creek encroach into the stream setbacks. Staff feels the dimensions of this lot, the course of the Gore Creek, and the location of the Gore Creek centerline present a hardship for this property, which is a finding consistent with other findings for other setback variances that have been granted by the Planning and Environmental Commission. The proposed addition at 4444 A Streamside Circle occurs below grade and is primarily within the existing building footprint, which encroaches 8.5 feet into the 50-foot Gore Creek setback. The existing footprint would be altered to capture 73 square feet of an inset articulation that occurs below grade. Of said space, 71.5 square feet would occur within the Gore Creek setback. The addition would not encroach farther into the setback than the current encroachment, however. This addition would increase the square footage of the existing unit by 1 ,518 square feet. Of the additional square footage, 242 square feet would count towards Gross Residential Floor Area after the basement deduction has been taken into account. 255 square feet of the proposed addition would occur within the 50-foot Gore Creek stream setback. No additions are proposed for the first and second floors. Exterior alterations include new stairs to the existing deck; a walk-out egress for the lowest level, a flagstone footpath, and stone steps to provide access to the walk-out egress. The flagstone footpath is not part of this variance request however, as the Vail Town Code does not regulate paths within setbacks. The stairs to the deck will be removed from the east side and relocated to the west side of the deck. The Vail Town Code allows stairs to project up to 10 feet into a setback. The stairs currently project 11 feet into the setback. The new stairs would project 13 feet into the setback. The proposed steps providing access to the lowest level egress would project 15 feet into the setback. All of these improvements would occur outside of the 100-year floodplain. Staff believes that due to the site's constraints, the strict literal interpretation or enforcement of the 50-foot Gore Creek setback would result in a practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. 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. Staff does not believe there would be any negative impacts associated with this proposal, if constructed, on the above-referenced criteria. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. At the Planning and Environmental Commission meeting on February 10, 2014, commissioners expressed concern with the impact this proposal may have on the health of the Gore Creek. Staff consulted with the Town of Vail's Environmental Sustainability Coordinator, Kristen Bertuglia, to assess specific concerns she may have with the proposal. Kristen Bertuglia mentioned impervious surfaces as a concern due to the increase water run-off rates and reduced ground water recharge capacity. Some impervious surfaces are part of this proposal. A boulder wall, stone steps, and a dry-set stone patio are proposed for the walk-out egress area. Of these features, the stone steps are part of this variance request, per the Vail Town Code. Installing these features will require the removal of two large evergreen trees, which help provide stability to the stream bank. These trees are touching the structure, however, and would likely receive Design Review Board approval to be removed in order to prevent property damage and to create defensible space against wildfires. Kristen Bertuglia raised another concern with the project as a whole. The deepening of foundation walls and slab concrete floor to be installed will impact the ground water recharge capacity as water will have to travel farther down, around, and under the concrete before reaching the water table. These scenarios exist in all urbanized areas, however, including Vail. Moreover, stream setbacks do not prevent structures from penetrating the water table and thus reducing ground water recharge capacity. Commissioners mentioned construction activity as being potentially impactful to the Gore Creek, and requested a construction management plan. Kristen Bertuglia agreed that such activity could introduce debris and dirt into the Gore Creek, which can diminish fish and insect populations that are already lacking in this particular stretch of the Gore Creek. The applicant has revised the site development plan to reflect the level of construction activity in specific areas of the site. The applicant modified limit of disturbance fence and proposed no mechanized equipment between the house and the stream as a means of preventing debris and dirt from entering the Gore Creek. Dirt will be excavated by hand through new window openings on the side of the house, away from the Gore Creek. Boulders for the wall will be craned over the top of the house, eliminating the need to mechanically haul boulders along the stream bank. A specific landscape plan was also requested by the Planning and Environmental Commission. The applicant has employed the services of local landscape architect, Sherry Dorwood, to draft a landscape plan appropriate for this site's riparian area. VIII. STAFF RECOMMENDATION The Community Development Department recommends approval, with conditions, of the request for a variance from Section 12-14-17 (Setback From Watercourse) to allow for the addition within the required 50-foot Gore Creek setback primarily beneath existing Gross Residential Floor Area currently located in the required setback at 4444 A Streamside Circle/Lot 11, Bighorn 4t"Addition, and setting forth details in regard thereto. This recommendation is based upon the review of 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 applicants'request for a variance from Section 12-14-17 Setback From Watercourse, Vail Town Code pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for an addition within the stream setback, located at 4444 A Streamside Circle/Lot 11, Bighorn 4t"Addition, and setting forth details in regard thereto." Should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission apply the following conditions: 1. Approval of this variance is contingent upon the applicants obtaining Town of Vail design review approval for this proposal. Should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission makes the following findings: 'Based upon a review of the criteria of Section Vll of the February 10, 2014, staff memorandum to the Planning and Environmental Commission, 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 Two-Family Residential 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. 3. This variance is warranted for the following reasons. a. The strict literal interpretation or enforcement of the specified regulation will result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town Code. b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that do not apply generally to other properties in the Two-Family Residential District. c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the Two-Family Residential District. IX. ATTACHMENTS A. Vicinity Map B. Applicants' Request with Historical Documentation C. Photographs D. Architectural Plans Cif ol loop 5 , I K I n - w I N I Mw I d r ri \� \\ k { y 4 i w. m w► , 4c «Z Attachment B Steven James KiJen A.I.A.Arcbitect F.C. P.O.goX 3238 Vail,CO 81(58-3238 570-3280+58 970-389-01 50 mobile steveHJenarchtect@pmail.com www.Ki j e n a rch itec.t.co m January 13,2014 Planning and Environmental Commission Town of Vail Department of Community Development 75 South Frontage Road Vail, CO 81657 Re; 4444 A Streamside Circle, Lot 11A BSB Duplex Subdivision, a re-subdivision of Lot 11, Bighorn 4t" Addition A variance request. The owner's of 444 Streamside Circle are requesting a variance to the 50' Gore Creek centerline setback to allow construction to add habitable space below the existing built structure. This residence constructed in 1975 was prior to a specific assigned setback, which placed upon the site in 1976(Ord. 19(1976) §17.700). As noted on the plans submitted the setback is actually within the existing habitable space. This creates a non- conforming situation and will require a variance for any improvements (Ord. 29(2005) § 33 Since the recent revision of the GRFA ordinances that allows for improvements below grade, numerous projects of this nature have been approved and completed. This is in step with the development objectives of the Town to allow for property improvements and does not impact any other use nor change the existing use. Without relief from the requirements of this setback this property could not be similarly improved. The result of the setback enacted after the residence was constructed has placed a hardship upon the owners and their ability to improve the property. The proposed remodel is to be constructed without exceeding the Gross Residential Floor Area (GFRA) and will not add to the bunk and mass of the existing structure above grade. Granting the variance does not grant a special privilege, as the impact is not beyond the existing structure above grade and no other addition to the allowable square footages and mass and bulk have been requested. Additionally other variances of this nature have been granted to situations to other properties similar in past circumstances. There is no effect upon the light, air, distribution of population, transportation and traffic facilities nor public facilities or public safety. The owners are requesting relief from the strict requirements of the following portions of the zoning regulations(portions underlined): 12-18-4: USES: The use of a site or structure lawfully established prior to the effective date hereof which does not conform to the use regulations prescribed by this title for the zone district in which it is situated may be continued, provided that no such nonconforming use shall be enlarged to occupy a greater site area or building floor area than it occupied on the effective date hereof. Any subsequent reduction in site area or floor area occupied by a nonconforming use shall be deemed a new limitation, and the use shall not thereafter be enlarged to occupy a greater site area or floor area than such new limitation. (Ord. 29(2005) § 40: Ord. 5(2001) § 5: Ord. 8(1973) § 20.400) 12-18-5: STRUCTURE AND SITE IMPROVEMENT: Structures and site improvements lawfully established prior to the effective date hereof which do not conform to the development standards prescribed by this title for the zone district in which they are situated may be continued. Such structures or site improvements may be enlarged only in accordance with the following limitations: A. Lot And Structure Requirements: Structures or site improvements which do not conform to requirements for setbacks, distances between buildings, height, building bulk control, or site coverage,_may be enlarged; provided, that the enlargement does not further increase the discrepancy between the total structure and applicable building bulk control or site coverage standards; and provided that the addition fully conforms with setbacks, distances between buildings, and height standards applicable to the addition. (Ord. 29(2005) § 40: Ord. 8(1973) § 20.300) 12-14-17: SETBACK FROM WATERCOURSE: Minimum setback from a creek or stream shall be not less than thirty feet (30') from the center of the established creek or stream channel as defined by the town comprehensive plan base maps; provided, however, that the setback from Gore Creek shall be fifty feet (50'). Natural creek or stream channels may not be rechanneled or changed. (Ord. 29(2005) § 33: Ord. 19(1976) § 15: Ord. 8(1973) § 17.800) The owners believe they have demonstrated what is necessary to grant a variance per: 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. B. Development Standards Excepted: Variances may be granted only with respect to the development standards prescribed for each zone district, including lot area and site dimensions, setbacks, distances between buildings, height, density control, building bulk control, site coverage, usable open space, landscaping and site development, and parking and loading requirements; or with respect to the provisions of chapter 11 of this title, governing physical development on a site. Respectfully submitted, Steven James Riden AIA Architect Lois Valenti 2012 Exemption Trust Joseph R. Busch,Jr Trustee 4752 E. Links Parkway Littleton, CO 80122-3731 Mountaintime LLC c/o Harold Korell 3333 Allen Parkway 2708 Houston,TX 77019 Neal Groff 4455 Glen Falls Lane Vail, CO 81657 Jeffery I and Sarah j Bonugli 1453 Heimer Lang Rd Spring Branch, TX 78070-5916 Sitzmark at Vail 183 Gore Creek Dr. Suite 1 Vail, CO 81657 -n ^ �.,. 1► a �",w• ?'r T"i r� � 'fir .y � AVM.� ',.V ��:; �° •'� 't„, �. .. a � w MEMO woos= X T _ r a YI fy P U Q a , y a t a1 r w • - a a„ ,',%loll`,. I A If 711, N•x a �x ..� ...+ k��.•`-cask "' .:itP*";rB,.,';'''��.. d�..$,. � - ' w •s�-,. • , �a%fir:�s., ,r - ( X I w y hM� r. rN I ;M 4 a i # , 1� e X f �e. a a ,6 1 nI" a P, F a� a y g n P, � � ice' i • '� � FIV 1 h , �t X711}�3 l aY 4i I, I I u .t y _ � J _ � 1 0 r..,x. p 'J 6 d4 lY t✓ Y , x , ... fn �� _ I � +{ •N r+� Vi'µ{ ? .e�f.,+ �. w ,,ar � � a m.• .,a.; «.. 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(PEC140003) Applicant: Town of Vail Planner: Jonathan Spence I. PURPOSE With a revised direction from the Town Council, the purpose of this hearing before the Planning and Environmental Commission has also changed. In contrast to exploring the possibilities of allowing ski storage/ski clubs on floors other than basement and garden levels, the purpose has shifted to ensuring that the Town Code and the community are absolutely clear on what ski storage/ski clubs are and where their use is permissible. Staff highlights the following areas in need of clarification: • Revise the definition of Commercial Ski Storage to accurately identify the use and its possible components. • Examine the existing language pertaining to how different floors of a structure are classified in terms of basement, garden level, street level, etc. for the purposes of simplifying and clarifying its methodology. • Investigate the effects of an existing use becoming nonconforming as a result of any code revisions. II. INTRODUCTION In the Spring of 2013 the Department of Community Development received a written request for a use determination concerning ski storage/ski club type uses on the second floor of the Vista Bahn Building, formerly occupied by the Tap Room bar and restaurant. This request was utilizing for its basis the 2006 determination by the Vail Town Council that a "ski club with ski storage"where the storage did not utilize in excess of 30% of the floor area was, for the purposes of zoning, the same as a "cocktail lounge and bar," a defined use in the Town Code. This determination allowed the Cordillera Gondola Club to operate out of the third floor of the Vista Bahn Building since that time. On June 18, 2013, the Vail Town Council enacted a moratorium on the acceptance and processing of land use applications involving ski storage/ski clubs to December 17, 2013. The purpose of the moratorium is to enable the community to study their effects, with consideration for the Town's existing land use regulations and master plans. This moratorium has been extended to March 19, 2014 to allow additional time to complete the necessary analysis and review. The Community Development Department presented a historical background on the Commercial Ski Storage use at the January 7, 2014 work session before the Town Council. At this meeting the council requested additional information concerning sales tax generation, the varieties of ski storage/ski clubs in operation and about the possible impacts ski storage/ski clubs on existing or future business/professional office uses Staff returned to the Town Council on February 4, 2014 with the information requested to build upon the previous conversation and for a determination on what changes, if any, to the policy on Commercial Ski Storage and private ski clubs may be appropriate. At the Town Council Public Hearing on February 18, 2014 staff provided an update on this item with information from the February 10th Commission meeting. After careful deliberation and after taking public comment, the Town Council determined that the existing regulatory mechanism, discounting the determination of similar use that occurred in 2006 related to the 3rd floor of the Vista Bahn Building, is sound and appropriate pertaining to allowable locations for ski storage/ski club type uses. The Council directed staff to perform the necessary analysis and code work to make certain, with no ambiguity or room for misunderstanding, that ski storage/ski club uses, in all their variations, are appropriately located only in the basement or garden level of a structure in the Commercial Core 1 (CC-1), Lionshead Mixed Use 1 (LMU-1), Lionshead Mixed Use 2 (LMU-2) and Ski Base/Recreation 2 (SBR-2). III. INVESTIGATION Ski Storage/Ski Clubs Use Definition The current definition of Commercial Ski Storage was adopted in 1989 to clarify the use and the location where the use was allowed. The use was (and is) restricted to the Basement and Garden Levels of a structure and reads as follows: EXISTING CODE LANGUAGE COMMERCIAL SKI STORAGE. Storage for equipment (skis, snowboards, boots and poles) and/or clothing used in skiing related sports, which is available to the public or Town of Vail Page 2 members, operated by a business, club or government organization, and where a fee is charged for hourly, daily, monthly, seasonal or annual usage. Ski storage that is part of a lodge, or dwelling unit, in which a fee is not charged, is not considered commercial ski storage. During the research surrounding the issue of ski storage/ski clubs, staff identified a minimum of five (5) different variations on the use occurring within the community. While the Town Council also recognized the differentiation that has occurred within the use, the direction was not to treat any of the variations separately and that the same standards related to operating locations should apply. To this end, staff offers the following revised definition to replace the existing Commercial Ski Storage definition: Chapter 2, Definitions is proposed to be amended in part as follows (text to be deleted is in c+riLo+hrni inh text that is to be added is bold, and sections of text that are not amended have been omitted): G QAA 4A 4E=R h4 I SK4 S T-QR/I GE=. Comte ogefbF equipment cnet,;be Fds beets �J v ster-age. COMMERCIAL SKI STORAGE/SKI CLUB: Storage for equipment (skis, snowboards, boots and poles) and/or clothing used in skiing related sports, which is available to the public or members, operated by a business, club or government organization, and where a fee is charged for hourly, daily, monthly, seasonal or annual usage. This use may have, but does not require, the following components: • Personal lockers • Restrooms and/or • Boot dryers shower facilities • Ski storage racks • Non-winter activities • Ski tuning • Concierge ski services • Food and beverage • Retail sales service • Business Center • Areas for congregation and/or socializing Ski storage that is within a lodge, or dwelling unit, in which a fee is not charged, is not considered commercial ski storage/ski club. Town of Vail Page 3 Building floor determination During deliberations before both the Commission and the Town Council, confusion was apparent related to the classification of different floors within a structure. Challenges have been expressed from staff and the community on this topic, especially concerning determinations that result in portions of a floor having a different classification than other portions of the same floor. To remove this uncertainty and provide a more predictable regulatory environment, staff suggests the following revisions: Chapter 2, Definitions is proposed to be amended in part as follows (text to be deleted is in c+riLo+hrni inh text that is to be added is bold, and sections of text that are not amended have been omitted): BASEMENT OR GARDEN LEVEL. For the purposes of implementing horizontal zoning within specific zone districts, basement or garden level shall be any floor, or portion of any floor, of a structure located substantially below the first floor or street level of that structure, as determined by the administrator. More than one floor, or portion of floors, may be defined as basement or garden level within a single structure. Floors that exhibit characteristics of more than one particular floor or level shall be classified at the most restrictive level. Possible characteristics include but are not limited to varying topography, multiple points of access and the existence of adjacent vehicular or pedestrian ways; e.g. a floor with both garden and street level attributes will be classified as street level as the uses on the street level have greater limitations. FIRST FLOOR OR STREET LEVEL. For the purposes of implementing horizontal zoning within specific zone districts, first floor or street level shall be any floor, or portion of any floor, of a structure located at or nearest to (either above or below) the level of the adjacent vehicular or pedestrian way, as determined by the administrator. More than one floor, or portion of floors, may be defined as first floor or street level within a single structure. Floors that exhibit characteristics of more than one particular floor or level shall be classified at the most restrictive level. Possible characteristics include but are not limited to varying topography, multiple points of access and the existence of adjacent vehicular or pedestrian ways; e.g. a floor with both garden and street level attributes will be classified as street level as the uses on the street level have greater limitations. Effects on an existing use becoming nonconforming In clarifying ski storage/ski club uses and their allowable locations, existing uses in particular locations may become nonconforming. Uses that were legally established are allowed to continue with certain restrictions. The code sections applicable are: Town of Vail Page 4 Chapter 18: Nonconforming Sites, Uses, Structures and Site Improvements (in part) 12-18-1: PURPOSE: D This chapter is intended to limit the number and extent of nonconforming uses and structures by prohibiting or limiting their enlargement, their reestablishment after abandonment and their restoration after substantial destruction. While permitting nonconforming uses, structures, and improvements to continue, this chapter is intended to limit enlargement, alteration, restoration, or replacement which would increase the discrepancy between existing conditions and the development standards prescribed by this title 12-18-4: USES: ! 0 The use of a site or structure lawfully established prior to the effective date hereof which does not conform to the use regulations prescribed by this title for the zone district in which it is situated may be continued, provided that no such nonconforming use shall be enlarged to occupy a greater site area or building floor area than it occupied on the effective date hereof. Any subsequent reduction in site area or floor area occupied by a nonconforming use shall be deemed a new limitation, and the use shall not thereafter be enlarged to occupy a greater site area or floor area than such new limitation. Although it is the intention of the code to limit the number and extent of nonconforming uses, the creation of new nonconforming uses is unavoidable if the purposes of the revised code language are to be realized. No changes to this section are proposed. IV. ROLES OF REVIEWING BODIES Order of Review: Generally, text amendment applications will be reviewed by the Planning and Environmental Commission and the Commission will forward a recommendation to the Town Council. The Town Council will then review the text amendment application. Planning and Environmental Commission: The Planning and Environmental Commission is responsible for the review of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Code, and forwarding of a recommendation to the Town Council. Design Review Board: The Design Review Board has no review authority over a text amendment to the Vail Town Code. Town Council: The Town Council is responsible for final approval, approval with modifications, or denial of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Code. Town of Vail Page 5 The Town Council has the authority to hear and decide appeals from any decision, determination, or interpretation by the Planning and Environmental Commission and/or Design Review Board. The Town Council may also call up a decision of the Planning and Environmental Commission and/or Design Review Board. Staff: The Town Staff facilitates the application review process. Staff reviews the submitted application materials for completeness and general compliance with the appropriate requirements of the Town Code. Staff also provides the Planning and Environmental Commission a memorandum containing a description and background of the application; an evaluation of the application in regard to the criteria and findings outlined by the Town Code; and a recommendation of approval, approval with modifications, or denial. V. CRITERIA FOR REVIEW 1. The extent to which the text amendment furthers the general and specific purposes of the zoning regulations; and Section 12-1-2, Purpose, Vail Town Code, identifies the general and specific purposes as follows: 12-1-2: Purpose: A. General. These regulations are enacted for the purpose of promoting the health, safety, morals, and general welfare of the town, and to promote the coordinated and harmonious development of the town in a manner that will conserve and enhance its natural environment and its established character as a resort and residential community of high quality. B. Specific. These regulations are intended to achieve the following more specific purposes. 1. To provide for adequate light, air, sanitation, drainage, and public facilities. 2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and other dangerous conditions. 3. To promote safe and efficient pedestrian and vehicular traffic circulation and to lessen congestion in the streets. 4. To promote adequate and appropriately located off street parking and loading facilities. 5. To conserve and maintain established community qualities and economic values. Town of Vail Page 6 6. To encourage a harmonious, convenient, workable relationship among land uses, consistent with municipal development objectives. 7. To prevent excessive population densities and overcrowding of the land with structures. 8. To safeguard and enhance the appearance of the town. 9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable natural features. 10. To assure adequate open space, recreation opportunities, and other amenities and facilities conducive to desired living quarters. 11. To otherwise provide for the growth of an orderly and viable community. Staff finds the proposed zoning code amendments further the general and specific purposes of the zoning regulations by promoting the harmonious development of the Town's villages while maintaining established community qualities and economic values. 2. The extent to which the text amendment would better implement and better achieve the applicable elements of the adopted goals, objectives, and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and Staff finds that the proposed prescribed regulations amendments will better implement or achieve the applicable elements of the adopted goals, objectives, and policies outlined in the Vail Comprehensive Plan. Specifically in the Vail Land Use Plan's adopted Goals and Policies, staff identified the following applicable statements: 1. General Growth /Development 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. 2. Skier /Tourist Concerns 2.4. The community should improve summer recreational options to improve year-round tourism. 2.5. The community should improve non-skier recreational options to improve year-round tourism. Town of Vail Page 7 4. Village Core / Lionshead 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.) 3. The text amendment demonstrates how conditions have substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate or is inapplicable; and The storage of skis and skiing related gear has evolved from the storage of equipment to a personal service desired and often expected by our guests. As this land use has evolved, the Vail Town Code has remained static, choosing instead to characterize the new uses as variants of other uses. As a result of this inaction, the town code is unable to provide the necessary regulatory framework to effectively and fairly uphold the intent of the Lionshead and Vail Village Master Plans and the Town Zoning Code itself. The new definition takes into account the substantial changes that have occurred concerning the use since the adoption of the current regulation. 4. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives; and Staff believes this text amendment will ensure a harmonious, convenient, workable relationship among land use regulations consistent with the Town's development objectives. 5. Such other factors and criteria the planning and environmental commission and/or council deem applicable to the proposed text amendment. VI. STAFF RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission forward a recommendation of approval to the Vail Town Council for the prescribed regulations amendments. This recommendation is based upon the review of the criteria outlined in Section V of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to forward a recommendation of approval to the Vail Town Council for the proposed text amendment, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission forwards a recommendation to the Vail Town Council for prescribed regulation amendments, pursuant to Section 12-3-7, Amendment, Vail Town Code, to amend Title 12-2-2. Definitions of Town of Vail Page 8 Words and Terms pertaining to Commercial Ski Storage and the delineation of different floors or levels within a structure, and setting forth details in regard thereto." Should the Planning and Environmental Commission choose to forward a recommendation of approval to the Vail Town Council for the proposed text amendment, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outlined in Section V this memorandum, and the evidence and testimony presented, the Planning and Environmental Commission finds: 1. That the amendment is consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the Town, and 2. That the amendment furthers the general and specific purposes of the Zoning Regulations outlined in Section 12-1-2, Purpose, Vail Town Code,- and 3. That the amendment promotes the health, safety, morals, and general welfare of the Town and promotes the coordinated and harmonious development of the Town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality." Town of Vail Page 9 TOWN OF VAIL Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: February 24, 2014 SUBJECT: A request for the review of an amendment to a Conditional Use Permit, pursuant to Section 12-16, Conditional Uses, Vail Town Code, for a public and private school, to allow for the construction of a new attached greenhouse, located at 3000 North Frontage Road East/ Lot 1, Vail Mountain School, and setting forth details in regard thereto. (PEC140004) Applicant: Vail Mountain School, represented by Mauriello Planning Group Planner: Joe Batcheller I. SUMMARY The applicant, Vail Mountain School, represented by Mauriello Planning Group, is requesting the review of amendment to an existing conditional use permit to allow for the construction of a new attached greenhouse. 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 this application subject to the findings noted in Section VIII of this memorandum. II. DESCRIPTION OF REQUEST Vail Mountain School is proposing a new 1,000 square foot greenhouse to be attached to the southwest corner of the school located at 3000 North Frontage Road East. The greenhouse will facilitate cross-disciplinary learning, from biology to nutrition. It will function as an extension of the classroom and as a source of food for the cafeteria. The subject property is zoned General Use (GU) District. The development standards are prescribed by the Planning and Environmental Commission in this zone district during the review of a conditional use permit application. A vicinity map (Attachment A), the applicant's request (Attachment B), and proposed architectural plans (Attachment C) have been attached for review. III. BACKGROUND On April 24, 2000, the Vail Mountain School received approval for a development plan and a conditional use permit for the expansion of the school facilities, including eight Type III employee housing units. On August 12, 2002, the Vail Mountain School was granted approval for the following: • Rezoning three parcels to General Use to allow for consolidation, • Amending the Town of Vail Land Use Map, • Amending the development plan and conditional use permit to allow for temporary classroom structures, • A conditional use permit to allow the construction of eight Type III Employee Housing Units, • A conditional use permit to allow for temporary modular classroom structures, • A recommendation to the Vail Town Council to modify the official Town of Vail Rockfall Hazard Map, and • A major subdivision. The Vail Mountain School Master Plan involved significant improvements constructed in three separate phases. • 2003-04: Soccer field constructed and cabin relocated. • 2004-05: Eight faculty housing units and the eastern half of the new school building constructed. • 2005-06: Original building, gymnasium, and temporary classroom buildings demolished and removed, making way for the western half of the new school. Landscaping planted and parking lot constructed. In September of 2005, the new building was dedicated as the new Vail Mountain School. IV. APPLICABLE PLANNING DOCUMENTS VAIL LAND USE PLAN (in part) CHAPTER II: LAND USE PLAN GOALS / POLICIES (in part) 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. Town of Vail Page 2 The goal statements which are reflected in the design of the proposed Plan are as follows. 1. General Growth/Development 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. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 6. Community Services 6.1 Services should keep pace with increased growth. 6.2. The Town of Vail should play a role in future development through balancing growth with services. VAIL TOWN CODE (in part) ZONING REGULATIONS ARTICLE 12-9C: GENERAL USE DISTRICT (in part) SECTION 12-9C-1: PURPOSE The general use district is intended to provide sites for public and quasi-public uses which, because of their special characteristics, cannot be appropriately regulated by the development standards prescribed for other zoning districts, and for which development standards especially prescribed for each particular development proposal or project are necessary to achieve the purposes prescribed in section 12-1-2 of this title and to provide for the public welfare. The general use district is intended to ensure that public buildings and grounds and certain types of quasi-public uses permitted in the district are appropriately located and designed to meet the needs of residents and visitors to Vail, to harmonize with surrounding uses, and, in the case of buildings and other structures, to ensure adequate light, air, open spaces, and other amenities appropriate to the permitted types of uses. SECTION 12-9C-5. DEVELOPMENT STANDARDS A. Prescribed By Planning And Environmental Commission. In the general use district, development standards in each of the following categories shall be as prescribed by the planning and environmental commission. Town of Vail Page 3 1. Lot area and site dimensions. 2. Setbacks. 3. Building height. 4. Density control. 5. Site coverage. 6. Landscaping and site development. 7. Parking and loading. B. Reviewed By Planning And Environmental Commission. Development standards shall be proposed by the applicant as a part of a conditional use permit application. Site specific development standards shall then be determined by the planning and environmental commission during the review of the conditional use request in accordance with the provisions of chapter 16 of this title. CHAPTER 12-16: CONDITIONAL USE PERMITS (in part) SECTION 12-16-1. PURPOSE; LIMITATIONS. In order to provide the flexibility necessary to achieve the objectives of this title, specified uses are permitted in certain districts subject to the granting of a conditional use permit. Because of their unusual or special characteristics, conditional uses require review so that they may be located properly with respect to the purposes of this title and with respect to their effects on surrounding properties. The review process prescribed in this chapter is intended to assure compatibility and harmonious development between conditional uses and surrounding properties in the Town at large Uses listed as conditional uses in the various districts may be permitted subject to such conditions and limitations as the Town may prescribe to insure that the location and operation of the conditional uses will be in accordance with the development objectives of the Town and will not be detrimental to other uses or properties. Where conditions cannot be devised, to achieve these objectives, applications for conditional use permits shall be denied. V. SITE ANALYSIS Zoning: General Use (GU) district *All development standards in the GU zone district are prescribed by the Planning and Environmental Commission Allowed Existing Proposed Lot Area: Set by the PEC 7.98 acres No change 347,826 s.f. Town of Vail Page 4 Allowed Existing Proposed Setbacks: Set by the PEC Front: 25' No change East Side: 20' No change West Side: 370' 352' Rear: 20' No change Height: Set by the PEC 42' No change to existing Greenhouse: 15' Density: Set by the PEC N/A No change Site Coverage: Set by the PEC 55,652 s.f. (16%) 56,652 s.f. (16.3%) Landscape Area: Set by the PEC 246,957 s.f. (71%) 245,957 s.f. (70.7%) Parking Spaces: Set by the PEC 100 No change Floor Area: 90,592 s.f. 91,592 s.f. VI. SURROUNDING LAND USES AND ZONING Existing Use Zoning District North: Low Density Residential Two-Family Residential District East: Low Density Residential Two-Family Residential District South: Low Density Residential, CDOT Right of Way, Open Space, Park Natural Area Preservation District, Two-Family Residential District West: Low Density Residential Natural Area Preservation District, Two-Family Residential District VII. REVIEW CRITERIA Before acting on a 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. Staff finds the proposed amendment to the conditional use permit is consistent with the goals and objectives of the Vail Land Use Plan as outlined in Section IV of this memorandum. Specifically, the proposed amendment to the conditional use permit maintains controlled growth; upgrades existing development; allows services to keep pace with the growth of the community; and accommodates additional growth in an existing developed area. Town of Vail Page 5 Staff finds the proposed amendment to the conditional use permit to provide a new attached greenhouse — an additional educational amenity— fits the intended purpose of the conditional use permit for an educational institute and active outdoor recreation facility. Staff finds the proposed amendment to the conditional use permit is harmonious with the surrounding uses and ensures adequate light, air, open space, and other amenities appropriate for a school. Therefore, Staff believes the proposed amendment to the conditional use permit is consistent with the purposes of the General Use District as outlined in Section IV of this memorandum. Staff finds the proposed amendment to the conditional use permit is compatible and harmonious with the surrounding properties and the Town at large. Staff also finds the location and operation of the school on this site will continue to be in accordance with the development objectives of the Town and will not be detrimental to other uses or properties. Therefore, Staff believes the proposed amendment to a conditional use permit is consistent with the purposes of Chapter 12-16, Conditional Use Permit, Vail Town Code. 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. The proposed amendment to the conditional use permit will allow for the construction of a 15 foot high, 1,000 square foot greenhouse adjacent to the southwest corner of the building. The addition will not warrant the need for additional staff, nor will it facilitate an increase in student enrollment. The greenhouse is considered an extension of the classroom, facilitating cross-disciplinary learning, from biology to nutrition. Staff finds the proposed amendment to the conditional use permit will have no negative impact on light and air, transportation facilities, utilities, schools, or parks and recreation facilities in comparison to existing conditions. Therefore, Staff finds the proposed amendment to the conditional use permit is 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. Staff finds the proposed amendment to the conditional use permit will have no effect on the existing traffic circulation pattern. The greenhouse located adjacent to the existing building will not warrant the need for additional staff, nor will it facilitate an increase in student enrollment. The greenhouse is to be located in an underutilized area away from the drive aisle and parking lot, and out of the flow of pedestrian traffic to and from school. Therefore, Staff finds the proposed amendment to the conditional use permit is consistent with this review criterion. Town of Vail Page 6 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 applicant is proposing to maintain a similar scale and bulk of the existing building with the addition of the new greenhouse on the south and west sides of the school. The proposed greenhouse will add 1,000 square feet of site coverage and floor area. The height of the primary structure will remain unchanged at 42 feet, as the height of greenhouse is well below that at 15 feet. The applicant is proposing to maintain the general form and architectural character of the existing school with the addition of a greenhouse. The applicant is proposing to apply a new exterior finish, suitable for a greenhouse to be incorporated with the existing building. The proposed finish materials are standing seam copper roofing, skylights, and a stone base to match the stone on the existing building. These are materials and colors that are similar to others used on buildings in the Booth Creek neighborhood. Staff finds the proposed amendment to the conditional use permit will have no significant impact on the character of surrounding area in comparison to the existing conditions and is therefore is consistent with this criterion. 5. Such other factors and criteria as the Commission deems applicable to the proposed use. This criterion will be addressed at the Planning and Environment Commission hearing, if required. VIII. RECOMMENDATION The Community Development Department recommends the Planning and Environmental Commission approve the amendment to the conditional use permit, pursuant to Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for the construction of a new attached greenhouse to the Vail Mountain School, located at 3000 North Frontage Road East/ Lot 1, Vail Mountain School, and setting forth details in regard thereto. This recommendation is based upon the review of 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 conditional use permit amendment request, the Community Development Department recommends the Commission passes the following motion: "The Planning and Environmental Commission approves this request for an amendment to a conditional use permit, pursuant to Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for the construction of a new attached greenhouse to the Vail Mountain School, located at 3000 North Town of Vail Page 7 Frontage Road East/Lot 1, Vail Mountain School, and setting forth details in regard thereto." 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 Section Vll of the Staff memorandum to the Planning and Environmental Commission dated February 247 2014, and the evidence and testimony presented, the Planning and Environmental Commission finds. 1. The proposed 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. 3. The proposed conditional use permit complies with each of the applicable provisions of Chapter 12-16, Conditional Use Permit, Vail Town Code." IX. ATTACHMENTS A. Vicinity Map B. Applicant's Request C. Proposed Architectural Plans Town of Vail Page 8 ' II ri e, •� o r /'40 W s All m -1�- . • • �' f ✓ .may" '.�w" t , � �� +�.., t r i oasiivdNto 6 a Attachment B Vail Mountain School Submittal to the Town of Vail for a Conditional Use Permit to allow for a Greenhouse Attachment A Attachment A ,� -- Located at Vail Mountain School- 3000 Booth Falls Road Submitted to the Town of Vail: Lot 1 , Vail Mountain School January 27, 2014 Parcel Number: 2101-023-06-001 Eva n s :. CONSTRUCTION GROUP � Chaffee -,, Mauriello Planning Group Table of Contents Introduction 3 Zoning Information 4 Zoning Analysis 5 Criteria for Review 6 Adjacent Properties 9 2 Introduction Vail Mountain School, represented by Mauriello Planning Group, is proposing an amendment to the conditional use permit in the General Use zone district to allow for a greenhouse at the campus of the Vail Mountain School. The project is located at 3000 Booth Falls Road / Lot 1, Vail Mountain School (parcel number- 2101-023-06-001). The proposed greenhouse is proposed to be attached to the west side of the building adjacent to the cafeteria and kitchen with interior access for the school. It is approximately 1,000 sq. ft. and will allow workspace for 25 students and instructors. The proposed greenhouse will allow Vail Mountain School students to experience the educational benefits of school gardening and food production. Gardening offers experiential learning opportunities in science, visual arts, and nutrition, along with providing students with an opportunity for a connection with nature and environmental stewardship. The proposed greenhouse will be a showcase feature of the building constructed of stone, wood, and glass, and will allow for minimal alteration to the existing building. As proposed, the greenhouse will also meet the needs to provide adequate sun exposure to ensure the viability of the plants contained within. Window style will match the existing windows at the cafeteria. A rendering of the greenhouse is provided below. VAIL MOUNTAIN SCHOOL-PROPOSED i GREENHOUSE ADDITION-DD , - - - . -L J:;r 1 -i i . - 3D VIEW t 3D VIEW 2 JD V. W 00 3 Zoning Information Vail Mountain School is zoned General Use (GU) District. The purpose of the GU district is as follows: 12-9C-1: PURPOSE. The general use district is intended to provide sites for public and quasi-public uses which, because of their special characteristics, cannot be appropriately regulated by the development standards prescribed for other zoning districts, and for which development standards especially prescribed for each particular development proposal or project are necessary to achieve the purposes prescribed in section 12-1-2 of this title and to provide for the public welfare. The general use district is intended to ensure that public buildings and grounds and certain types of quasi-public uses permitted in the district are appropriately located and designed to meet the needs of residents and visitors to Vail, to harmonize with surrounding uses, and, in the case of buildings and other structures, to ensure adequate light, air, open spaces, and other amenities appropriate to the permitted types of uses. In the GU district, almost all uses require a conditional use permit or an amendment to an existing conditional use permit. In addition, all of the development standards of the GU district are prescribed by the Planning and Environmental Commission during the review of a conditional use permit, including: • Lot area and site dimensions • Setbacks • Building height • Density control • Site coverage • Landscaping and site development • Parking and loading As a result, the Vail Mountain School is requesting an amendment to the existing conditional use permit to allow for the construction of the greenhouse addition to the existing building. 4 Zoning Analysis Address: 3000 Booth Falls Road / Lot 1, Vail Mountain School Parcel Number: 2101-023-06-001 Lot Size: 7.985 acres / 347,826.6 sq. ft. Zoning: General Use Standard Allowed Existing Proposed Lot Area Set by the PEC 7.985 acres No change Setbacks Front- Frontage Rd Set by the PEC 25 ft. No change Side - Katsos 20 ft. No change Side - Booth Creek 370 ft. 352 ft. Rear 20 ft. No change Max. Building Height Set by the PEC 42 ft. (school building) No change Greenhouse: 15 ft. Site Coverage Set by the PEC 55,652 sq. ft. / 16% 56,652 sq. ft. / 16.3% Landscaping Set by the PEC 246,957 sq. ft. /71% 245,957 sq .ft. /70.7% Parking Set by the PEC 100 spaces No change r 11N BUII D". :'r BEALTERED i• r-�---- 000 SF GREENHOUSE AREA j 7 77 • (1030 SF ACTUAL) n i MAIN LEVEL ELEV _ 5 Criteria for Review Section 12-16-6: CRITERIA; FINDINGS, Vail Town Code, provides the criteria for review of a conditional use permit. The following provides the criteria for review and the applicant's analysis of the proposal and its compliance with each criteria: 1. Relationship and impact of the use on development objectives of the town. Applicant Response: The Town's development objectives our provided by the Town of Vail Land Use Plan, which includes the following goals and policies: 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. 1.12. Vail should accommodate most of the additional growth in existing developed areas (infill areas). 6.1. Services should keep pace with increased growth. 6.2. The Town of Vail should play a role in future development through balancing • •• growth with services. • • •" The Town of Vail Land Use plan identifies the property as Public/Semi- Public, which is described as follows: PSP Public/Semi-Public The public and semi-public category includes schools, post office, water and sewer service - and storage facilities, cemeteries, municipal facilities, and other public institutions, which are located throughout the community to serve the Vail Land Use Plan Map needs of residents. The proposed greenhouse provides additional educational opportunities, meeting the needs of local residents. The location of the greenhouse is within the existing property boundaries of Vail Mountain School and is located in an already active area of the school. As a result, the proposal meets the development objectives of the Town of Vail. 6 2. Effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facilities needs. Applicant Response: Due to the nature of the proposal, there is no effect on the above-referenced criteria. The proposed greenhouse is small in scale, with a footprint of only 1,000 sq. ft. and a height of approximately 15 ft. As a result, there is no effect on light and air. No net increase in employees or parking are necessary for the proposed greenhouse. Brush Creek Elementary in Eagle and Edwards Elementary in Edwards have both added greenhouses in recent years and staffing levels have not increased as related to the greenhouse. Section 12-23-2: Employee Generation and Mitigation Rates allows the Administrator to determine employee generation rates for uses not listed by the Chapter, and the Administrator has agreed that there is no net increase in employees as a result of the proposed greenhouse. It will have a positive effect on the existing school, by providing additional educational opportunities in school gardening and food production. 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 streets and parking areas. Applicant Response: The proposed greenhouse is located adjacent to the existing building in an underutilized area. There will be no impacts to the existing traffic circulation pattern. It is located away from the drive aisle and parking lot, and out of the flow of pedestrian traffic as they enter the school. As a result, there will be no effect on the above-referenced criteria. 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. Applicant Response: Surrounding _ properties include the following: 2975 : 3935� �309d tr,oi 3025 3a8 !r • North: Residential properties N^, zoned Primary/Secondary. a • South: North Frontage Road 0111 32751 13'0 and I-70 a9os`� 3z�5s 10• East: Employee Housing 2a�' 3 associated with the Vail Mountain School , and ' ''� � 3z ;aa Residential properties zoned Primary/Secondary Vail Zoning Map West: Residential properties zoned Primary/Secondary and Town open space for Booth Creek The recent redevelopment of Vail Mountain School plays a large role in defining the character of the area. With the surrounding residential properties, the school helps to define this area as an exemplary Vail neighborhood, while serving the greater Eagle Valley community. As such, the use has been designed to blend with the existing architecture of Vail Mountain School. It has also been sited to minimize any effects on the surrounding properties while maximizing sun exposure. It will be connected to the existing building on the west side, adjacent to the cafeteria and kitchen. The proposed structure will be approximately 1,000 sq. ft. and approximately 15 ft. in height. In addition to the public notice send to adjacent properties by the Town of Vail, Vail Mountain School sent out notices to the surrounding neighborhood prior to the submittal, providing additional information about the project and requesting feedback if neighbors had any concerns. As indicated in these plans, there will be no negative effect on the character of the area, as the proposed greenhouse is consistent with the architectural character of the existing Vail Mountain School and will be small in footprint and in height. 5. Such other factors and criteria as the commission deems applicable to the proposed use. Applicant Response: If the Planning and Environmental Commission feels that other factors and criteria are applicable, these will be addressed by the applicant at the hearing. 6. The environmental impact report concerning the proposed use, if an environmental impact report is required by chapter 12 of this title. Applicant Response: Due to the nature of this proposal, this criteria is not applicable. s Adjacent Properties TOWN OF VAIL SPECK, ERIC J. FINANCE DEPT 4104 ZARZUELAAVE NW 75 S FRONTAGE RD W ALBUQUERQUE, NM 87120-1199 VAIL, CO 81657-5043 ALAN M. SCOTT TRUST- ETAL VAIL MOUNTAIN SCHOOL 936 DETROIT ST 3000 BOOTH FALLS RD DENVER, CO 80206-3838 VAIL, CO 81657 CANON, JOHN F. PARLIAMENT, FRANCINE R. & MARVIN A. 3140 BOOTH FALLS CT B 3241 KATSOS RANCH RD VAIL, CO 81657 VAIL, CO 81657 VICKERS, KENNETH A. & REBECCA P. CURRENT, WILLIAM C. & NANCY N. PO BOX 3934 3235 KATSOS RANCH ROAD VAIL, CO 81658 VAIL, CO 81657 GUERRY, R. KENNON & ROBIN S. STEIMLE, MICHAEL DAVID, CYNTHIA RUTH, - 3130 B BOOTH FALLS CT JOHN DAVID & RUTH KOHL VAIL, CO 81657 PO BOX 2024 VAIL, CO 81658 LAMB TRUST GEORGE LAMB JASPER, HARRY J. & DEBORAH J. 230 BRIDGE ST 3245 KATSOS RANCH RD VAIL, CO 81657 VAIL, CO 81657 GAZIOGLU, HALIDE K. PIPER, DUANE &CAROLYN 3120 BOOTH FALLS CT PO BOX 5560 VAIL, CO 81657 AVON, CO 81620 GUNN, EMILY NAVAS, JORGE A. 3100 BOOTH FALLS CT 183-10 GORE CREEK DR VAIL, CO 81657-4629 VAIL, CO 81657 COBB, JAMES T., JR - ETAL CADMUS, MARK & MARTA 4001 NASSAU CIR W 281 BRIDGE ST ENGLEWOOD, CO 80113-5149 VAIL, CO 81657-4546 SHIELDS, MICHAEL W. & FRANCES A. BARBOREK FAMILY TRUST 3525 TURKEY CANYON RANCH RD 3265 B KATSOS RANCH RD COLORADO SPRINGS, CO 80926 VAIL, CO 81657 WINDSURFER LLC MICHAEL E. LISCHER SR REVOCABLE TRUST, PO BOX 1644 MARIE R. LISCHER TRUSTEE DUXBURY, MA02331-1644 329 HOLMES ST BETTENDORF, IA52722-4641 GOTTLIEB, JOHN E. & LYNN C. 3021 BOOTH FALLS RD TIMOTHY E. WYMAN REVOCABLE TRUST VAIL, CO 81657 31 S HARRISON ST EASTON, MD 21601 SCHABACKER, BARBARA BRITAIN - JONES, KAREN J. 9 32 CHARLOU CIRCLE ENGLEWOOD, CO 80111 JOHN H. GOLDSTEIN LIVING TRUST PO BOX 1695 K. LEE KUHLKE QPR TRUST- ETAL VAIL, CO 81658 1501 E STANFORD AVE ENGLEWOOD, CO 80113-5949 ADAIR, KATHERINE D. &JOHN 3035 BOOTH FALLS RD MARSH, PATRICIA E. VAIL, CO 81657 312 SEVERN AVE E107 ANNAPOLIS, MD 21403-2520 KATZ, MARTIN J. - CANN, MARGARET K. DANSON LIVING TRUST IN CARE OF NAME MARYANN GOLAY 3005 A BOOTH FALLS RD 621 SEVENTEENTH ST 801 VAIL, CO 81657 DENVER, CO 80293 EGGERS, BILL T. &ANN LINAFELTER, RODNEY L. 3005 BOOTH FALLS RD B 1201 E LAYTON AVE VAIL, CO 81657-5816 ENGLEWOOD, CO 80113 (NOT DIRECTLY ADJACENT BUT IN NEIGHBORHOOD) TEUNIS, CONSTANCE B., BERNARD S. & CANDICE B. LUBIN, KENNETH A. PO BOX 1288 3236 KATSOS RANCH RD WHITE STONE, VA22578-1288 VAIL, CO 81657-4635 PEAK SERVICE REALTY STORY, RAY E., JR PO BOX 2356 8101 E MISSISSIPPI AVE VAIL, CO 81658 DENVER, CO 80247 BOOTH FALLS HOMEOWNERS ASSOCIATION CARPENTER, ROBERTS. PO BOX 3592 2170 TECUMSEH PARK LN VAIL, CO 81658 W LAFAYETTE, IN 47906-2182 CHRIS TANIS CARPEN COMPANY/ROBERT S. CARPENTER, P. O. BOX 5800 SOLE PROPRIETOR AVON, CO 81620 2170 TECUMSEH PARK LN W LAFAYETTE, IN 47906 (ACROSS 1-70) GRISAFI, REGINA- REIMERS, JOHN PO BOX 698 REVOCABLE TRUST AGREEMENT OF HOLLY VAIL, CO 81658 B.ADAMS 5827 PERRIER ST GARTNER, SUZANNE E. NEW ORLEANS, LA 70115-4333 3115 B BOOTH FALLS CT VAIL, CO 81657 CAULKINS FAMILY PTNSHP 1600 BROADWAY STE 1470 NORDSTRAND, JOHN E. &TAMMY DENVER, CO 80202-4915 3115 BOOTH FALLS CT E VAIL, CO 81657 KAPLAN, GILDA L.- ETAL 3030 BOOTH CREEK DR FEENEY, DANIEL JAMES VAIL, CO 81657 3145 A BOOTH FALLS CT VAIL, CO 81657 10 JOSE ANTONIO O FARRILL QUALIFIED PERSONAL RESIDENCE TRUST CRATER 428 MEXICO 01900 DF MEXICO CITY MEXICO REGGIE D. DELPONTE RESIDENCE TRUST NO. 1 - REGGIE D. DELPONTE RESIDENCE TRUST NO. 2 19600 FAIRCHILD STE 285 1 RVI N E, CA 92612-2518 REIMERS,ARTHUR J. 445 ROUND HILL RD GREENWICH, CT 06831 SAVAGE, KENDALL BURNEY 4028 MCFARLIN BLVD DALLAS, TX 75205-1724 SNOWFLAKE TRUST MANTUCKET CAPITAL LLC 5251 DTC PARKWAY STE 995 ENGLEWOOD, CO 80111 HINTZ, BERND JURGEN 3130 BOOTH CREEK DR VAIL, CO 81657 11 59E L#]xlad -` v 2 QA6 fJ'� es 0 L99W00 DIVA ay o $ GH S-nVzI H1OOS 000£ e$a N 3snOHN33U!D - swn '''f ��`$ Lis 0 LJJ ON O w Cc > IL Z CO O O \ m Cn 0 zQ LU Q U) z z O O C z LLI > C7 IL 0 0 0 ■ T LEI E co 0 N � U ' o Q 59E L#]xlad -` v 2 Q4a f'�J 0(n r L99W001IVA ay Qsa a0 $ GH S-nVzl HiOOS 000£ x'. �_ Z: f - �z Co N Co r I-) rn Co z� o0 Co /J Z J O O(j w a � p Z Q L1J a a w p a Q ` - ?mm LLB H �'-� p Za p g �o cnOLu p W I .l Hw073H 1`JaOWQ� a > Z a �o c r Lu +.. 0 W a r7 IM p Co m Oz p r a W v, N a 0 Co Ox0 ��h W U) O z 1 Co J u 0 W 0 Go U J a> � Q o � � o r7 � or� � 3r o � Boa r7 0� O � 3w 04 b ¢0: 0 olio — — ¢�0: 0-W II_o w O M = w o�o-o, O O ED III-111-111- - - - - __= y o O — — x — — w° I— —= r N Z Z O O RMII_ _== W = W HIM— — cn � cn 101,O O said III III - W �O o - = = s - s <. <o NW �xx N o m No �WN M o wSa a= _ _ _ - wSa ax a apI y �o oQO z y �o o°zF z� 59E L#]xlad v 2 L99 001IVA osa rr GH S-nVzl H1OOS 000£ 3snOHN33U!D - swn w w� w �I D❑❑ AIM m X000 a Z z o 0 w w w w U) 3: o Cl) z z U) Cl) X ° X = w N w N O O ❑ N ❑ 59E L#lwlad QA6 f�G yes \'J co Lu LS9L800'�IVA C)0 O GH S-nVzl HiOOS 000£ ezo s O> 0 3SfIOHN33�IJ - swn {f ��$ -=o aw o r OE] OFE-11 a a no 0 EED K:l Ll 0¢ —1 w w w = U) w D 0 0 0 W �= o w S w z °w =x O o o aN °= O U)00 ° woo °� a= C) a C) 3QO ao� _- O o W 0 aSa a= O wo oQO O W 0 zy yw z� T Q T�Q ox O m m 0 0 TOWN OF VAIL ) Memorandum To: Planning and Environmental Commission From: Community Development Department Date: February 24, 2014 A request for a worksession for the review of a conditional use permit, pursuant to 12-9C-3, Conditional Uses, Vail Town Code, for a public and quasi-public indoor community facility (education center), to allow for the construction of the Betty Ford Alpine Gardens Education Center, located 530 South Frontage Road/Unplatted, and setting forth details in regard thereto. (PEC140005) Applicant: Betty Ford Alpine Gardens, represented by Zehren and Associates, Inc. Planner: George Ruther I. DESCRIPTION OF REQUEST The Betty Ford Alpine Gardens, represented by Zehren & Associates, Inc., is requesting a worksession with the Town of Vail Planning & Environmental Commission. The purpose of this worksession is to: • Present the conceptual plans of the proposed Betty Ford Alpine Garden Education Center, to be located within Ford Park. • Respond to the issues raised by the PEC on October 28, 2013 with regard to the proposed project. As this is only a worksession, the Commission is not being asked to take any formal action on the application at this time. Instead, the applicant and the town staff intend to present information on the proposed education center as it relates to the following topics: • Program • Architecture and Design • Location • Review Criteria • Size • Next Steps 1 II. BACKGROUND The 2013 Gerald R. Ford Park Master Plan, as adopted, recommends that an education center be constructed in Ford Park and operated in conjunction with the Betty Ford Alpine Gardens. For instance, Goal #2, Objective #2.3 and Policy Statement #3 each make specific reference to the role the Ford Park location can play in providing educational opportunities for guests and residents of the Town. Specifically, the Master Plan recommends, Action Step #2.3.2, "work with the Betty Ford Alpine Gardens on their proposal to create an educational and visitor center within the Park." To ensure the education center contributes favorably to the park and the experience of park users, a series of goals, objectives, and policy statements were developed. These goals, objectives, and policy statements are to be used by the applicant, staff, and decision-makers when considering future improvements within the Park. The more a proposed application achieves the stated goals and objectives and adheres to the policy statements identified, the more likely it is that the application will be approved. Conversely, if it is determined that the proposed application fails to further the goals, objectives and policies of the Plan, the application shall be denied. The proposed location of the Education Center along West Betty Ford Way within Ford Park garnered significant attention throughout the master planning process. As such, at least seven possible sites were evaluated before a preferred location was selected. To that end, once a preferred site was identified, an even more in depth study of the site was commissioned by the Town to ensure that the site was in fact feasible for the construction of a new building. The study revealed that, with but a few minor modifications, the site was suitable. According to the Official Zoning Map of the Town of Vail, Gerald R. Ford Park is located with the General Use zone district (GU district). As such, the development and operation of the proposed education center is regulated by the provisions of GU district. Pursuant to the provisions of the GU district, the development and operation of the education center requires the approval and issuance of a conditional use permit and the adoption of an approved development plan for implementation. On February 4, 2014 the Vail Town Council, acting on behalf of the property owner, granted the Betty Ford Alpine Gardens permission to proceed through the Town's development review process with an application for the proposed education center. In granting its permission, it is the Council's expectation that the plans submitted for review by the applicant to the Town fully comply with the recommendations and requirements of the recently adopted 2013 Gerald R. Ford Park Master Plan. 2 III. REVIEW CRITERIA Town staff has identified a number of issues which will need to be addressed in the review of the development application for the proposed education center. The Commission is not being asked to address these issues at this time, but rather, to keep these issues in mind as the applicant and staff present the application during the worksession meeting. Issues which need to be considered include: 1. Patron and Employee Vehicular 8. Appropriateness of Bulk, Mass Access and Scale 2. Loading and Delivery Access 9. Compliance with the Master Plan 3. Availability of Parking 10.Year Round Access and Use 4. ADA Access 11. Employee Housing Obligation 5. Appropriateness of Proposed 12.Provisions of an Operations and Uses (incl. special events, hours Management Plan of operation, etc) 13.Dark Sky Compliant Exterior 6. Safety Lighting 7. Adequacy of Landscape Buffers 14.Access to Public Restrooms IV. DISCUSSION ITEMS The applicant appeared before the Planning & Environmental Commission on October 28, 2013 for a worksession discussion. Over the course of the discussion, the Commission identified 18 issues which needed to be addressed by the applicant during the review process. The applicant has provided a written response to each of the issues (Attachment A). Staff has reviewed the applicant's written responses in conjunction with the recommendations of the 2013 Gerald R. Ford Park Master Plan. Based upon the review of the Master Plan, we offer the following considerations: Response #1 — The Master Plan acknowledges that the Vail Village Parking Structure shall serve as a parking location for uses in Ford Park. Response #4 — The proposed uses appear consistent with the Master Plan. Pursuant to the Plan, consideration shall be provided to ensure that the future use of the education center is harmonious and compatible with all the uses in the Park; and vice versa. Response #7 —ADA compliance is non-negotiable as a federal regulation. The Town and current stakeholders have gone to great lengths to make the Park ADA compliant. Any changes to the Park (i.e., new uses and structures) as a result of a development application should be responsible for any new ADA impacts or needs created. ADA compliance shall be considered an impact of development that must be mitigated. 3 Response #8 - This matter requires further exploration and investigation amongst the stakeholders as to possible options or solutions. The Master Plan clearly acknowledges that shared structures and/or facilities are the preferred option whenever possible. Response #9 - Safety is non-negotiable. It is a responsibility shared by all stakeholders in the Park. This matter requires further exploration and investigation amongst the stakeholders as to possible options or solutions. Response #13 - This matter requires further exploration and investigation amongst the stakeholders as to possible options or solutions. V. RECOMMENDATION The Community Development Department recommends the Planning & Environmental Commission and members of the public engage in a dialogue with the representatives of the Betty Ford Alpine Garden Foundation about the proposed project. As this is only a worksession, the Commission is not being asked to take any formal action on the application at this time. VI. ATTACHMENTS A. Applicant's submittal materials B. Ford Park Master Plan as adopted in 2013 4 BETTY FORD ALPINE GARDENS - PROPOSED EDUCATION CENTER Recommended response to the comments from the PEC work session: February 12, 2014 1. Is the use of the east parking lot in Ford Park going to change to accommodate staff or patrons of the Facility? There are no parking issues in the summer or shoulder seasons. Parking policies are the purview of the TOV. The BFAG intends to request that up to 10 winter seasonal parking spaces be allocated for patrons and staff. 2. What is the vertical distance (in feet)to be traveled from parking to the Facility? The Betty Ford Gardens, the TOV playground and the Gerald R. Ford Amphitheater all operate successfully today with 40 foot vertical distance between the east parking lot and the lower bench of Ford Park. 3. When children arrive for Garden events by buss, where will the busses park and how will the children be guided to the facility? Buses will drop off children, as they do today, either in the East Parking Lot or along Vail Valley Drive. Busses would then park remotely. Children will walk to the garden on Betty Ford Way or from Vail Valley Drive. 4. What are the intended uses in the facility besides education and administration? Education is the main purpose of the building as well as proving a home for Garden operations. Occasional donor appreciation events will take place at the facility as well. 5. What are the proposed hours of operation? Daytime use only? Winter? Summer? Summer hours would likely be 9-Spm, seven days/week with the option for some educational programs on summer evenings,such as children's programming during BRAVO events. Winter hours anticipated to be 10-4pm, M-F with the possibility of some evening events during the holidays or some adult programming to take advantage of"free parking after 3". 6. Be aware of implications related to the lighting of the facility (at night). Might there be any reflection off of the sky lights? Nighttime uses of the facility are expected to be minimal. Exterior lighting will meet the 'night sky'requirements. Our design team will pay careful attention to the potential for glare from the proposed skylights as the design progresses. 7. ADA accessibility will be a big consideration. Consistent with the language in the Ford Park Master Plan, our facility will be designed to be ADA compliant. Pathways and paving, affected by our construction will also be constructed to be ADA compliant. This will require some slight modifications to the existing pathway system between the top of the gardens and the recreation fields. However, to the extent that there are deficiencies within Ford Park, (or within the town), with respect to ADA compliance, it is unfair to expect that BFAG be held responsible to correct these long-standing deficiencies. 8. Have you considered merging the BFAG restrooms with the playground restrooms? Yes, we have discussed this possibility of combining restroom facilities for the Playground and Education Center with Todd Oppenhiemer and Greg Hall on several occasions. We understand that the consolidation of facilities is one of the stated goals of the Ford Park Master Plan. It is simply not feasible or desirable to combine the Playground and Education Center restroom facilities for the following reasons:(1) the location of the BFAG Education Facility is not proximate enough to the Playground and is perceived to be too far away. (2) We believe that the two different user groups are incompatible. (3) The limitations of the prescribed footprint of the proposed Education Center will not accommodate the combined program for restroom facilities. The site cannot be expanded and the total developed area for the Education Center will be maximized to accomplish the program of the just the Education Center and, (4) utility systems and walkways have already been installed to support the Playground Restrooms in the location anticipated in the Master Plan. 9. Be prepared to respond to a perceived 'safety issue' regarding softballs being hit over the outfield fence. Discuss potential solutions with the VRD. Safety within Ford Park is the responsibility of the TOV and the VRD. The potential risk of injury due to an errant softball getting beyond the perimeter fencing of the recreation fields must be considered and mitigated by the TOV and VRD, regardless of the development of the proposed Education Center. However, based on this concern, the TOV and VRD have recently committed to increase the height of the new perimeter fencing from 12'to 20'on the west end of the recreation fields. The rooftop patio,proposed by the BFAG will have a fabric cover to shade patrons using the space. This cover will serve to further protect patrons from the possibility of an errant ball coming over the now taller fence. 10. What is the 'emergency vehicle access going to be on a year-round basis? Traffic on Betty Ford Way is currently being managed as a 'one-way loop'from east to west. This route has been designed to accommodate emergency vehicles. Betty Ford Way is plowed in the winter from east to west. 11. What is the employee housing requirement for the new facility? What ratio will be applied by the Town? Nina Timm has calculated that the pay-in-lieu fee, based on current rates, would be$58,095 to $74,481 as mitigation for new employees, generated by the development of the Education Center. 12. What is the preferred ADA route for pedestrians? There are many routes available to the public with which to access the numerous amenities within Ford Park. The TOV has made its best efforts to construct these routes as ADA compliant. BFAG has no particular preference with regard to accessible routes currently available to pedestrians with special needs, but has observed that in the winter, the route from Manor Vail might be the best option. In the summer, the most direct and accessible route from the east parking lot would be the path at the top of the gardens,between the top of the gardens and the recreation field. 13. What is the frequency of FED EX and UPS deliveries to the facility? UPS and Fed Ex deliveries to the proposed BFAG Education facility will be Infrequent. The VRD has agreed to receive the delivery of US mail on behalf of the BFAG at the Tennis Center. UPS and Fed Ex currently deliver to the GRFA in the summer and must drive right past the proposed BFAG Education Center on the way out of the Park. Therefore, no additional trips are anticipated. 14. Will there be a drop off developed at the top of West Betty Ford Way? BFAG would be in favor of developing a new drop off for patrons of Ford Park at the top of west Betty Ford Way, near the frontage Road. However, the TOV Staff has advised that a drop off would not be feasible, due to restrictions imposed by CDOT. 15. Will there be another bus stop developed at the top of West Betty Ford Way? BFAG would be in favor of developing a new bus stop of for patrons of Ford Park at the top of west Betty Ford Way, near the frontage Road. However, the TOV Staff has advised that a drop off would not be feasible, due to restrictions imposed by CDOT. 16. What is the function of the plaza near the front entrance? The proposed patio occurs within a sewer easement, containing utility systems that cannot be built over with permanent structures. The patio is intended to provide an informal seating area for guests of the proposed facility. Cafe-style seating may also be provided for patrons to enjoy soft drinks and other snacks, which may be available for purchase at the Education Center. An outdoor fire pit might also be provided as an amenity to support outdoor education programs during the winter months. 17. What is the function of the plaza on the roof? The roof-top plaza is intended to provide additional space for informal gatherings, donor appreciation events,member programs as well as shelter for a wedding party during inclement weather. The roof-top plaza will be partially covered to provide much-needed shade during the summer months. 18. Can the public 'rent out'the facility? The facility could possibly be rented by others, but only at a time that would not conflict with any other programming for BFAG. END b31N3J Noiiv :) na3 AIIWd3 Jd38 p k \\ tr I �' a .. r ,, . .••� P r-Ok. _ �� i �i • • a� m�V Ih v T CL 3 E CL 00 Q 3 C , ' - E CL CL CL . 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W cn .25 \ W F p W W w c txO 0-0 ,\�.. m txoz 0 ■ i iv :) ■ . . : � C) « K � � ( U U Z y= \ Uj 0 ! L/) � CL 0 0 0 Z� O - 02 \ . ) LU < ) � w2 LU �§ CL a E z } \ � � < CL o u � w U 2 O } u tt �% 2 ■ )/ # 0 10 y.. $a \k «« y \ \ \ \ / . - - - - - - - - - - . , . \)\ . . . . . . . . . . . . . . . \\� /j } } } \ \ \ \ \ } \ \ \ \ . \ \\\ 4:= > a\} =E[ N): la 2013 Gerald R. Ford Park Master Plan An Element of the Vail Comprehensive Plan nxlt .r t�. r A p. � r A .r_ -.' a November, 2013 Resolution No. 14, Series 2013 RESOLUTION NO. 14 Series of 2013 A RESOLUTION ADOPTING THE 2013 GERALD R. FORD PARK MASTER PLAN, AND SETTING FORTH DETAILS IN REGARD THERETO. WHEREAS, on April 16, 2013, the Vail Town Council instructed Town Staff to prepare a new master plan for Gerald R. Ford Park; WHEREAS, the new master plan was to be a compilation of previous planning efforts for the Park and the articulation of recommendations for new improvements with the Park; WHEREAS, the new master plan is intended to be an element of the Vail Comprehensive Plan; WHEREAS, the new master plan is intended to have a ten year life span with periodic updates and amendments when needed; WHEREAS, the primary purposes of the new master plan are to protect the Park from over development, to define expectations for the use of the Park, and to assist in decision-making regarding capital improvements and other changes proposed in the Park; WHEREAS, the new master plan was prepared in collaboration with the Vail Recreation District, Vail Valley Foundation, Betty Ford Alpine Gardens, Vail Economic Advisory Council, Art in Public Places Board, Planning & Environmental Commission and many other interested citizens from the Vail community; WHEREAS, on July 22, August 12, and August 26, and September 9, 2013, the Town of Vail Planning and Environmental Commission held public hearings on an application to adopt a new master plan for Ford Park; WHEREAS, on October 28, 2013, the Town of Vail Planning & Environmental Commission forwarded a recommendation of approval, with modifications, of the 2013 Gerald R. Ford Park Master Plan amendments to the Vail Town Council; WHEREAS, the Vail Town Council finds and determines that the new master plan recommendations are consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the town; and, WHEREAS, the Vail Town Council finds and determines that the new master plan promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves 1 Resolution No. 14,Series of 2013 and enhances its natural environment and its established character as a resort and residential community of the highest quality. NOW THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO THAT: SECTION 1. The 2013 Gerald R. Ford Park Master Plan is hereby adopted as depicted in Exhibit A attached hereto. INTRODUCED, PASSED AND ADOPTED at a regular meeting of the Vail Town Council of the Town of Vail held this 19th day of November, 2013 ATTEST: Andrew P. D yo S)Tamm N el, Actin wn Clerk Q�a© V•..• COLORP 2 Resolution No. 14,Series of 2013 2013 Gerald R. Ford Park Master Plan Prepared for: The Town of Vail Prepared by: Town of Vail Department of Community Development and Braun Associates, Inc. ACKNOWLEDGEMENTS: Vail Town Council Vail Planning and Environmental Commission Andy Daly, Mayor Bill Pierce, Chair Ludwig Kurz, Mayor Pro-tem Henry Pratt, Co-Chair Jenn Bruno Susan Bird Dale Bugby Luke Cartin Dave Chapin Pam Hopkins Greg Moffet Michael Kurz Margaret Rogers John Rediker Former Vail Town Council Kerry Donovan Kevin Foley Susie Tjossem Vail Recreation District Vail Valley Foundation Art in Public Places Betty Ford Alpine Gardens TABLE OF CONTENTS 1 . Introduction 1 2. Site Assess ment/Existing Conditions 6 3. History of the Park and Previous Planning Efforts 10 4. Goals, Objectives, Policies and Action Steps 19 5. Ford Park Sub-Areas 36 6. Illustrative Plan 54 7. Park Management 62 8. Appendix 64 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 • BFAG Building — Site Evaluation Matrix, 2013 • Betty Ford Alpine Gardens —WBFW Site Evaluation, Martin/Martin, August 15, 2013 2013 Gerald R. Ford Park Master Plan November 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 Antholz 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 38 acre Anholtz Ranch in 1973 for the stated purpose of "creating a major recreation facility for the total town" (The Vail Plan, 1974). Since that time the property has increased in size to more than 47 acres and has evolved into one of Vail's most widely used and highly cherished assets. The evolution of the Antholz 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 2013 Gerald R. Ford Park Master Plan (the Plan) is to maintain the essence of what Ford Park (the 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 to serve the needs of residents and guests of Vail. The primary purposes of this Plan are to protect the Park from over development, to define expectations for the use of the Park, and to assist the Town in decision-making regarding capital improvements and other changes proposed to the Park. Only those changes deemed to be in compliance with applicable elements of this Plan will obtain approvals from the Town. 2013 Gerald R. Ford Park Master Plan Page 1 The Town has completed four planning efforts for the Park. These plans have directly influenced the development of Ford Park and each has contributed to the role the Park plays in the community. These previous planning efforts were: 1974 Vail Plan —While the primary purpose of this plan was to address 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" (1985 Gerald R. Ford Park Master Plan). 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 Ford Park Management Plan — This plan was done to acknowledge improvements proposed for the Park that were initiated when Vail voters approved re-allocating a portion of the Convention Center Funds to Ford Park. Summaries of these previous plans are found in Chapter 3. While the impetus for these planning efforts varied, 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 levels of development and activity for the Park. 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 Plan 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, 2013 Gerald R. Ford Park Master Plan Page 2 • Establish clear expectations for the future use, development and management of the Park, • Protect the Park from over-use and over-development; • 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 the Park. With the adoption of this 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 planning document for the Park. The development of Ford Park has evolved over a number of decades. While the majority of the Park is developed, and notwithstanding the most recent phase of improvements to the Park, there is no reason to think that the Park will not continue to evolve in the future. This Plan was prepared with the expectation that it will provide the community with a document to guide the use and development of the Park for the next ten years. That said, it is likely that during this time new ideas or issues not addressed by this Plan will arise, be they proposals for enhancements to existing facilities, the development of new facilities, or new uses for the Park. This is to be expected as the needs of the community will change over time and as they do changes to the Park may be appropriate. As dialogue and debate occur regarding any changes to the Park, it is critical that decisions made by the Town maintain the essence of what Ford Park is, why it was established, and how it provides environmental, recreational, educational, cultural or social benefits to the community. The 2013 Gerald R. Ford Park Master Plan was adopted by Resolution No. 14, Series 2013 by the Vail Town Council following recommendation from the Vail Planning and Environmental Commission. Future amendments to this Plan may be initiated by the Vail Town Council, the Planning and Environmental Commission, or members of the community. Any such amendment proposal shall be reviewed by the Vail Town Council following recommendation from the Vail Planning and Environmental Commission. 2013 Gerald R. Ford Park Master Plan Page 3 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 Gerald R. Ford Park Master Plan. 2. Site Assessment and Existing Conditions This section explains how site and surrounding conditions influenced the initial planning and design 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 While the 1997 Plan provided a framework for this section, the goals, objectives, policies and actions steps have been refined to better express the current vision for the Park. 5. Ford Park Sub-Areas Seven sub-areas are used to describe specific areas of the Park, their unique features, the role they play in the Park, how they will be managed and provide recommendations for improvements that could occur in the future. 6. Illustrative Plan The 2013 Illustrative Plan is a refinement of the 2012 Illustrative Plan; it depicts existing improvements and at a general level describes improvements that may occur in the future. 7. Park Management This chapter provides a brief summary of the various management and operational aspects of the Park that are managed by the Town of Vail. 8. Appendix 2013 Gerald R. Ford Park Master Plan Page 4 Documents relative to the history of the Park and previous park planning efforts are provided in a separate document, the 2013 Ford Park Master Plan Supplemental Appendix. 2013 Gerald R. Ford Park Master Plan Page 5 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 +/-38 acres. Today, Ford Park is approximately 47.1 acres. The four areas of the Park and their acreages are depicted below: ge Connector F—� 6 Acros i Main Park +1-20.3 Acres Uore CmeklNature Center +1.16.7 Acres Soccer Field +1.5,5 Acres Ford Park, 2013 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. 2013 Gerald R. Ford Park Master Plan Page 6 Existing Conditions In 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 Gardens, a children's playground, the Vail Nature Center, the Vail Tennis Center and parking and transit facilities. Infrastructure necessary to serve the Park is largely in place and vehicle and pedestrian access to and within the Park has been established. With the exception of the Gore Creek Corridor, the majority of the Park has been improved with buildings, facilities or other related site improvements. Access and circulation is a key factor in 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 to +/-200 spaces along the Frontage Road and +/-65 spaces at the Soccer Field. 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, a sidewalk along the South Frontage Road and by two bridges in the Golden Peak neighborhood. The Park'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. Significant influences in the early design of the Park include the South Frontage Road (that establishes the north boundary of the Park), Gore Creek and adjoining wetland and riparian habitat (that run the entire length of the Park), site topography, vegetation and views. Topography of the main portion of the park between the Frontage Road and Gore Creek includes a prominent and well-defined grade change that creates an "upper bench" and "lower bench". Over time this grade change, created in large part by grading from the construction of Interstate 70, became a point of demarcation for the predominantly active recreation uses on the Upper Bench and the cultural and passive recreation uses on the Lower Bench. Much of Ford Park was initially developed without the benefit of a detailed design or development plan. The 1974 Vail Plan did, however, set the stage for the future of the 2013 Gerald R. Ford Park Master Plan Page 7 Park by defining a number of basic design parameters for how the Park could be developed. There are many examples of how these basic design parameters and existing 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 and on the perimeter of the Park. This location minimizes the impacts of vehicles on other areas of the Park. Athletic Fields Fields along the Frontage Road were located on what at that time was the Park's broadest expanse of relatively flat terrain. Not only did the fields "fit" on this portion of the Park, the flat terrain minimized the need for site grading and associated site disturbance. The fields also provide a buffer between highway noise and other quieter areas of the Park. The Amphitheater The Amphitheater essentially straddles the grade transition between the Upper and Lower Bench. This location allowed the Amphitheater to utilize sloping terrain to create 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 character of the creek corridor provides a fitting location for the environmental education programs offered by the 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. "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. 2013 Gerald R. Ford Park Master Plan Page 8 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 properly 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 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. Ford Park today reflects many elements of the original vision for the Park as outlined in the 1974 Vail Plan and as further defined by the 1985 Ford Park Master Plan. 2013 Gerald R. Ford Park Master Plan Page 9 Chapter 3 - HISTORY OF FORD PARK and PREVIOUS PLANNING EFFORTS During the past forty years the Town of Vail has completed four major planning efforts for Ford Park. This chapter summarizes the purpose, process and outcome for each of these planning efforts and provides 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 38-acre park site represented the last remaining parcel of undeveloped 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 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). In the early `70's Vail pressures from growth and development were radically changing the character of Vail and the primary purpose of the Vail Plan was to help the town respond to growth pressures with the goal of"creating a recreationally-based community of individuality, beauty and pleasure that can be unique in the United States" (The Vail Plan, 1974). The plan included a chapter on the Town's recreation system. The Antholz Ranch 2013 Gerald R. Ford Park Master Plan Page 10 property was mentioned as "the only site capable of satisfying the anticipated recreational needs of the community" (The Vail Plan, 1974). The Vail Plan's vision for the Antholz Ranch was to create a "major community park- cultural center." A wide range of potential uses for the park were identified: • a place for showing and creating art, crafts, etc., • an indoor theater and 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 plan called for 200 surface parking spaces to meet 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 provided a vision for how the Park could be developed. A number of existing park improvements reflect some of the basic concepts from the 1974 Plan. 2013 Gerald R. Ford Park Master Plan Page 11 s f j o vu__ILi r ',•` _.,y Conceptual Plan for Ford Park, Vail Plan, 1974 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 Vail 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, tennis courts and parking. 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 1985 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 pond/skating rink (on the Lower Bench), and the realignment of the eastern softball field. Development of the neighborhood park improvements on the lower bench were completed in 1988 and 2013 Gerald R. Ford Park Master Plan Page 12 included restrooms, playground area, open turf area, picnic facilities, and the west access road. The first major structure to be constructed in the Park, the Gerald R. Ford Amphitheater, was completed in July of 1987 and shortly thereafter a Parking and Transit Study for the Amphitheater was completed. This study made five recommendations: 1. the Village Structure should be considered the major parking facility for Ford Park (with improvements to the signs, sidewalks, and bus service being necessary); 2. extend shuttle bus service to the soccer field; 3. disallow Frontage Road parking; 4. construct a vehicle turn-around and passenger unloading area at Ford Park; and 5. do not schedule concurrent events in the Park. These recommendations validated many of the recommendations for parking and transit outlined in the 1974 Vail Plan. e {r f y 4y er r }JV GERALD R. . , a �. ..- MASTER PLAN _ DEVELOPMENT p'l ]:MASTER PLAN �T�°w w.._ Ford Park Master Plan, 1985 The 1985 Plan identified a location for an alpine garden and in 1989 the first phase of the Betty Ford Alpine Gardens 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. 2013 Gerald R. Ford Park Master Plan Page 13 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 tennis courts. Phase two of 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 2013 Gerald R. Ford Park Master Plan Page 14 Park and the athletic field parking area are also listed as two possible sites for over-sized 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 Gardens, 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 for addressing park management issues such as parking deficiencies, Frontage Road access, pedestrian access and circulation, access for the elderly and mobility impaired, utilization of the lower bench, conflicts between uses within the Park, conflicts with adjacent property owners, and the delineation of financial responsibilities. At the time the project was authorized the Vail Town Council expressed concern that a new master plan for Ford Park could result in an excessive amount of new development. In 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, 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 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 Vail Town Council 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 Vail Town Council in late 1996. Following these meetings staff was directed to proceed with 2013 Gerald R. Ford Park Master Plan Page 15 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. Foremost among these was identifying a site next to the Soccer Field parking lot for an Educational Center for the Betty Ford Alpine Gardens. 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." 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 numerous improvements proposed for the Park. Plans to improve the Park were initiated when Vail voters approved 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. The 2012 Update maintained the general direction for the Park as established by the 1997 Management Plan. With only a few exceptions, the 2012 Update suggested no significant changes to the uses, facilities and activities that currently take place in the Park. One exception was the 2012 Update included the development of an Education Center for the Betty Ford Alpine Gardens 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 were to remain in place. The Update did not change any of the six major goal 2013 Gerald R. Ford Park Master Plan Page 16 statements (or related objectives, policy statements and action steps) in the 1997 Management Plan. stu.. aw , �.� ev! \ .SSJ3 Pte, , , aiaek y � e 2012 Ford Park Management Plan Update The most significant changes in the 2012 Update are found in the Illustrative Plan chapter of the Plan. The Illustrative Plan provided conceptual site plan diagrams and narrative explanations of improvements suggested for the Park. Many of these improvements were first identified in the 1997 Plan, others evolved out of discussions with the Vail Town Council, stakeholders and the community during the winter of 2012. Many of these improvements were initiated in 2012 and 2013. Foremost among them were the 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. 2013 Gerald R. Ford Park Master Plan Page 17 Time Line of Ford Park Activities: April 1973 Condemnation of Anholtz Ranch, Ordinance 6, 1973 August 1973 Completion of Vail Plan January 1977 Anholtz 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 October 1996 Council allows Betty Ford Alpine Gardens 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 2013 Gerald R. Ford Park Master Plan Page 18 Chapter 4 - GOALS, OBJECTIVES, POLICIES AND ACTION STEPS This plan includes five statements that convey the community's goals for Ford Park. These goal statements provide broad direction on the preservation of the Park, how the Park should be used, vehicles, pedestrian circulation, coordination between park users and financial considerations relative to operations and capital improvements. Each goal statement includes a series of objectives, policies and action steps. Collectively these statements reflect input from the Vail Town Council, the community and leaseholders during the 2013 master plan update process. These statements will be used to provide guidance in decision-making on the management and use of the Park. The goals, objectives and policies of this Plan will be considered during the review process for any new development, changes or improvements proposed for the Park. Only those proposals deemed to be in compliance with these statements (and other applicable elements of this Plan) will gain approvals. Project proposals deemed to not comply with these statements and other applicable elements of this Plan will be denied. This chapter includes thirty-six action steps. In some cases action steps involve a single, defined task intended to implement an objective or policy statement. An example of this would be initiating refinements to the park design guidelines specific to Ford Park. Other action steps involve on-going tasks. An example would be the coordination and management of events in the Park. The Community Development Department, with participation from the Public Works Department, will prioritize action steps and present recommendations annually to the Planning and Environmental Commission regarding that year's work program for implementing action steps. The Planning and Environmental Commission will provide a recommendation on the work program that will be forwarded to the Vail Town Council who will make final decisions on the work program along with any necessary budget expenditures. 2013 Gerald R. Ford Park Master Plan Page 19 Goal #1: Protect the natural environment along the Gore Creek corridor and 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 is consistent with the Ford Park Sub-Areas and Illustrative Plan. Policy Statement 1: Maintain the variety of uses and facilities currently located within the Park. Policy Statement 2: Proposals for new (or changes to existing) facilities or uses that would displace existing public uses will not be permitted unless there is either a compelling public interest or adequate alternative facilities can be provided. Policy Statement 3: Uses other than those listed as "allowed uses" (below under Action Step 1.1.1) may be proposed, provided that such uses are not specifically listed as a "prohibited use". 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 Educational centers Historical center 2013 Gerald R. Ford Park Master Plan Page 20 Picnic areas Recreation and athletic facilities Public utility easements Parking (surface parking/structured parking) 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 Equestrian trails Residential Dwelling Units Action Step 1.1.2: Town of Vail will review legal descriptions of existing lease areas in consultation with the Vail Recreation District, the Vail Valley Foundation and the Betty Ford Alpine Gardens and modify, as deemed necessary, so legal descriptions correspond with existing and proposed improvements and uses. Objective 1.2: Maintain all facilities and improvements in the Park at a high level of quality. Policy Statement 1: Any proposed development or change to Park facilities or uses shall conform to the 2013 Ford Park Master Plan, including but not limited to: • Goals, Objectives and Policy Statements, • Sub-Area Plans, and • Illustrative Plan. Policy Statement 2: Any new development or change to existing Park facilities shall be reviewed for compliance with Section 12-11-6 Park Design Guidelines of the Town of Vail Municipal Code, as well as other applicable Town regulations. Policy Statement 3: Any proposed development or change to Park facilities or uses shall provide a needed environmental, recreational, educational, cultural or social benefit to the community. 2013 Gerald R. Ford Park Master Plan Page 21 Policy Statement 4: Maintain and operate existing facilities, uses and functions within the Park at a high standard of quality reflective of the Vail Brand. Policy Statement 5: Park leaseholders shall demonstrate the financial capability necessary to adequately operate and maintain any buildings and facilities located within the Park. Objective 1.2 Action Steps: Action Step 1.2.1: With participation of all Park stakeholders, Town staff to prepare standards which outline expectations regarding the appearance, maintenance, and operation of facilities within the Park. Action Step 1.2.2: Evaluate the park design guidelines in Section 12-11-6 of the Vail Town Code and modify as necessary to address design considerations specific to Ford Park. Action Step 1.2.3: In conjunction with the review of any new building or improvement, or in conjunction with any new lease or the renewal of an existing lease, Town staff will evaluate the adequacy of leaseholders financial capability to adequately maintain and operate facilities and buildings. Objective 1.3: Preserve and protect the environmentally sensitive areas along the Gore Creek Corridor. 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. Policy Statement 3: Any new improvements within the Gore Creek Corridor shall consider the 100-year floodplain and minimize impacts to wetland or riparian habitats. Objective 1.3 Action Steps: Action Step 1.3.1: Evaluate the merits of strengthening preservation controls within the Gore Creek Preservation Sub-area via a conservation 2013 Gerald R. Ford Park Master Plan Page 22 easement or the Natural Area Preservation Zone District "Open Space" designation. Action Step 1.3.2: Inventory existing conditions of the creek bank and vegetation within the Gore Creek corridor, initiate programs to stabilize or restore these areas as may be necessary. Objective 1.4: Utilize Ford Park as a showcase for environmental sensitivity and sustainability. Policy Statement 1: Encourage all lease holders and events at the Park to implement comprehensive recycling programs. Policy Statement 2: Sustainable design and environmentally "friendly" materials and construction methods should be utilized on all new development within the Park. Policy Statement 3: Maintain, protect and enhance the environmental character of natural open space areas. Policy Statement 4: New improvements within the Park and the ongoing management of the Park should be done using sound environmentally sensitive practices. Objective 1.5: Limit the number and scale of buildings and structures within the Park to no more than necessary to meet the needs of park operations and to provide appropriate services and facilities to park users. Policy Statement 1: As an alternative to new buildings, encourage shared or joint-use buildings and/or facilities among Park lease-holders. Policy Statement 2: The design of new buildings or structures shall be integrated with the land with a subtle, understated, low-profile in appearance so as to not dominate the Park's landscape. Policy Statement 3: Park stakeholders may have administrative office space within the Park, provided that such space is limited in size to no more than what 2013 Gerald R. Ford Park Master Plan Page 23 is necessary only for the management and operation of facilities and uses located within the Park. 2013 Gerald R. Ford Park Master Plan Page 24 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: Provide open space areas within the Park for the passive enjoyment of nature and to reinforce the Park's connection to the natural environment. Policy Statement 1: Preserve the "delight of the natural earth forms and mature tree growth adjacent to Gore Creek" (The Vail Plan, 1974) found within Gore Creek Preservation Sub-area and limit uses and activities within this area. Policy Statement 2: The primary use of the open turf area within the 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: Establish management and operational policies for special events within the open turf area of the 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: The Active Recreation and Soccer Field Sub-Areas shall be managed first and foremost to provide facilities for active recreation and team sports. Policy Statement 2: Landscape berms and buffers around active recreation areas should be maintained and enhanced to mitigate potential impacts of noise and activity on other sub-areas of the Park. 2013 Gerald R. Ford Park Master Plan Page 25 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 a principal summer-time performing arts facility in the Town of Vail. Policy Statement 2: Support the Art in Public Places Board in its efforts to continue public art programs (i.e. interactive events, projects, art installations, educational activities, etc.) within the Creekside area of the Commons Sub-area (and other areas of the Park as may be deemed appropriate). Policy Statement 3: Support the educational programs provided at the Nature Center and the programs provided by the Betty Ford Alpine Gardens. Objective 2.3 Action Steps: Action Step 2.3.1: Work with the Vail Valley Foundation on their efforts 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 Gardens on their proposal to create an educational and visitor center within the Park. Action Step 2.3.3: Promote and support the use of the Nature Center and surrounding area as a center for environmental education programs. Objective 2.4: Enhance the use of the Historic School House and preserve the historic character of the building. 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 2.4 Action Steps: Action Step 2.4.1: Evaluate alternative uses for the School House that will maintain public access and potentially involve the display of historic photos and artifacts or other activities in keeping with the historic nature of the building. 2013 Gerald R. Ford Park Master Plan Page 26 Action Step 2.4.2: Complete an architectural assessment of the School House and establish a plan to protect and enhance the historic character of the building. Objective 2.5: Enhance and restore the Nature Center building and the landscape surrounding the building. Policy Statement 1: Limit vehicular access to only those vehicles necessary for the operation of the building and educational programs. Policy Statement 2: Uses proximate to the Nature Center should be limited and shall be consistent with the Gore Creek Preservation Sub-Area. Policy Statement 3: Restore the architectural and historical character of the Nature Center building. Objective 2.5 Action Steps: Action Step 2.5.1: Work with the Vail Recreation District to implement measures for controlling vehicular access to the Nature Center building. Action Step 2.5.2: Complete an architectural inventory of the Nature Center building to define steps that could be taken to restore the historic character of the building. Action Step 2.5.3: Eliminate the parking areas around the Nature Center building and reclaim these areas to a natural landscape condition. Action Step 2.5.4: Prepare a master plan and an operations/management plan for the Nature Center facility and surrounding area. 2013 Gerald R. Ford Park Master Plan Page 27 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 presence and 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: Proposals for any new facility or use or the expansion of any existing facility or use in the Lower Bench shall not generate an unnecessary or appreciable 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; use of golf carts or similar means to provide access for people with limited mobility; 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 trucks (semi's) shall access the Lower Bench via East Betty Ford Way and may exit via West Betty Ford Way. Policy Statement 4: Passenger vehicle access to the Alpine Gardens, the Amphitheater, AIPP programs or other uses in the Lower Bench shall not be permitted other than vehicles used to provide access for people with limited mobility or to deliver goods or materials too heavy to be carried by non-motorized means. Objective 3.1 Action Steps: Action Step 3.1.1: Establish a system (i.e. signage, control gates, electronic controls) for managing truck movements proximate to the Amphitheater loading dock and for coordinating truck use of East Betty Ford Way. 2013 Gerald R. Ford Park Master Plan Page 28 Action Step 3.1.2: Coordinate delivery schedules to reduce the frequency of delivery and service vehicles into the Lower Bench during peak use time periods. Action Step 3.1.3: Require stakeholders to utilize on-site storage facilities to reduce and control the frequency of delivery and service vehicles into the Park. Action Step 3.1.4: 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 to all vehicles except trucks too large to utilize East Betty Ford Way (for exiting the Park). Objective 3.2: Utilize the Parking/Transit Sub-area as the primary means for satisfying the Park's parking and transit needs. Policy Statement 1: All stakeholders are required to adhere to the Parking and Transit Management Plan. Policy Statement 2: There shall be 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. 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 daily park-use within the Parking/Transit Sub-Area and utilize the Vail Village Parking Structure to satisfy peak parking demands of the Park. Policy Statement 4: Maintain a central trash/dumpster/recycling facility within the Parking/Transit Sub-area and mandate all Park leaseholders use the central facility. Objective 3.2 Action Steps: Action Step 3.2.1: 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. 2013 Gerald R. Ford Park Master Plan Page 29 Action Step 3.2.2: As demand warrants, continue operation of the In-Town bus route beyond Golden Peak to provide service along Vail Valley Drive. Action Step 3.2.3: Implement an improved wayfinding sign program directing pedestrians from the Village Parking Structure and Slifer Square in Vail Village. 2013 Gerald R. Ford Park Master Plan Page 30 Goal #4: Provide a safe, enjoyable and efficient pedestrian circulation system within Ford Park and between Ford Park and Vail Village. Objective 4.1: Provide clear and effective directional and informational signs to and within Ford Park. Objective 4.1 Action Steps: Action Step 4.1.1: Develop a comprehensive sign plan to direct Ford Park visitors from Vail Village and from each level of the Village Parking Structure to destinations within Ford Park. Objective 4.2: Encourage and promote park users to access the Park via pedestrian routes from Vail Village and the Vail Transportation Center. Policy Statement 1: The five existing pedestrian access points to the Park from Vail Village and Golden Peak should be maintained and enhanced to maximize their effectiveness in providing access to the Park. Policy Statement 1: Encourage leaseholders in Ford Park to utilize their marketing efforts to promote walking, biking and the use of Town buses as an alternative to driving to the Park. Objective 4.2 Action Steps: Action Step 4.2.1: Implement enhancements to the Gore Creek Trail that will improve safety, grading, surfacing, and lighting. Action Step 4.2.2: 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 4.2.3: 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). 2013 Gerald R. Ford Park Master Plan Page 31 Objective 4.3: Improve internal pedestrian circulation within Ford Park. Policy Statement 1: New developments or other improvements in the Park shall not diminish the quality of the pedestrian circulation system and when appropriate shall include provisions to improve pedestrian circulation. Policy Statement 2: Existing ADA routes should be enhanced and where feasible new ADA access within the Park should be established. Objective 4.3 Action Steps: Action Step 4.3.1: Upgrade the portion of Betty Ford Way within the Commons Sub-area to create a high quality pedestrian corridor with improved surface materials, lighting, seating and landscaping. 2013 Gerald R. Ford Park Master Plan Page 32 Goal #5: Maintain compatible relationships between all venues and all uses within Ford Park. Objective 5.1: Manage the carrying capacity of the Park by scheduling events 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 with leaseholders an 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 representation from the Vail Valley Foundation, the Betty Ford Alpine Gardens and the Vail Recreation District. Objective 5.1 Action Steps: Action Step 5.1.1: Expand the master schedule kept by the Town Clerk to include all venues within the Park. Action Step 5.1.2: Hold preseason event/activity coordination meetings with all affected stakeholders. Action Step 5.1.3: 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 5.2: Provide sufficient separation, berms and landscape buffers between facilities and uses. 2013 Gerald R. Ford Park Master Plan Page 33 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, the site design of the proposed facilities or uses, and the design parameters outlined in the Ford Park Sub-Areas and the Illustrative Plan. Policy Statement 2: Maintain and where necessary improve existing berms and landscaping between facilities and uses. Objective 5.2 Action Steps: Action Step 5.2.1: 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. Objective 5.3: Foster a spirit of cooperation between all leaseholders within the Park regarding their use of the Park and how to collectively use and manage the Park for the benefit of all. Policy Statement 1: Encourage the shared use of buildings and facilities. Policy Statement 2: Decisions regarding proposals for new buildings or improvements are to be made in the best interest of the Park and the Vail community, not just in the interest of the leaseholder. Objective 5.4: Establish a capital improvement plan for the Park and equitably share the costs of park management and operations with Park lease-holders. 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. 2013 Gerald R. Ford Park Master Plan Page 34 Objective 5.4 Action Steps: Action Step 5.4.1: Town staff to complete an inventory of existing park operations and associated costs, and in conjunction with park leaseholders, quantify the level of benefit realized by each leaseholder from such operations. Action Step 5.4.2: Research current lease, license and use agreements to determine existing financial responsibilities of each lease holder. Action Step 5.4.3: With input from the Vail Town Council, work with leaseholders to modify existing leases to correct any inequities in utility billing procedures and distribution systems, current utility use, and cost sharing relationships. Action Step 5.4.4: Create and maintain a five-year capital improvements program for Ford Park. 2013 Gerald R. Ford Park Master Plan Page 35 Chapter 5 - FORD PARK SUB-AREAS "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 T �Y 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 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 2013 Gerald R. Ford Park Master Plan Page 36 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 the 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-area boundaries were defined based on a variety of considerations. They should not be considered hard, inflexible parcel lines. It is reasonable to anticipate that when considering future improvements for the Park 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 goals for the Park and 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, • 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. 2013 Gerald R. Ford Park Master Plan Page 37 Sub-area discussions address the Park at a fairly broad, master planning level. More specific discussion of potential future improvements that may be appropriate for the Park is found in the Illustrative Plan Chapter of this Plan. 2013 Gerald R. Ford Park Master Plan Page 38 R r rr.A ro r 51 m a m m O C 5 r � r .� '"".f m o ►: .. . i a_ • J � a e / 7- N Y,. r- , n 2013 Gerald R. Ford Park Master Plan Page 39 Parking/Transit Sub-area The Parking/Transit Sub-area provides on-site parking for the 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 functions 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). This parking/transit concept had its origins in the original planning of the Park. "This major community park-cultural center will contain parking for more than 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 for the amphitheater completed in 1979. 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 making improvements to the athletic fields in 2013 (to be completed in 2014) the Park had approximately 200 on-site parking spaces. The athletic field expansion displaced approximately 50 parking spaces at the west end of the parking lot. These 50 spaces were re-established by re-designing other portions of the parking lot, maintaining the approximately 200 on-site parking spaces. A "no net loss of parking" policy is in effect for the +/-200 on-site parking in this sub- area. 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. The parking lot was designed such that it can continue to be used for concerts and other special events. The parking lot also serves as a turn-around area used to manage local traffic when eastbound 1-70 is closed. It is anticipated that both of these uses will continue. 2013 Gerald R. Ford Park Master Plan Page 40 Pnrki in il f 01 131 .. � •. - 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 park 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 the structured 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 structured parking in either of these locations could create opportunities for new uses on these areas of the Park, costs would be significant. Based on studies completed in 2009-2010, the Town Council at that time determined structured parking to not be financially feasible. If or when this idea is discussed in the future, an initial step would be to evaluate implications on the goals for the Park and if necessary initiate amendments to this Plan. 2013 Gerald R. Ford Park Master Plan Page 41 Active Recreation Sub-area This sub-area is the focal point of active recreation, team sports, tournaments and other special events. The location of these uses is consistent with some of the earliest design direction established for the Park. It is expected that these uses will continue in order to meet the community's needs for active recreation facilities. 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. Specific attention should be given to enhancing landscaping between the Frontage Road and the athletic fields. This improvement would provide a buffer between the Park and the road and also provide shade for spectators. 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). 4 :. Active Recreation _10 Future Improvements Improvements to the Active Recreation Sub-area initiated in 2012 (expected to be completed in 2014) were extensive and included expansion and re-organization of the athletic fields and construction of a new restroom/storage building and a new concession/restroom building. It is anticipated that these improvements will address the active recreation needs of the community for the foreseeable future. Potential improvements contemplated for this sub-area are: • Design and installation of park entry features at the west end of the Park along the Frontage Road and the two pedestrian portals from the parking lot. 2013 Gerald R. Ford Park Master Plan Page 42 • 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 provide access to a future below grade parking structure. No detailed design work on this 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 entry between the parking/transit area and the rest of the Park. If or when the relocation of one or more tennis courts is considered, study should be given to how improved pedestrian flow and new uses 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. If or when this building is to be re-developed, consideration should be given to a design more consistent with the design objectives for the Park. In addition to the design of the building, consideration should also be given to the use of the building and the potential for shared use to accommodate other Park users. The possibility of locating an education center for the Betty Ford Alpine Gardens within Ford Park is discussed in the Alpine Gardens Sub-area. The preferred location for this building is along West Betty Ford Way. If the West Betty Ford Way site is subsequently determined to not be a viable location, the Tennis Center site is a suitable alternative. The potential site for this building is proximate to or integrated with the Tennis Center building. Coordination and cooperation from the VRD will be necessary if this site is to be pursued. Commons Sub-area The Commons Sub-area plays an important role in the Park by providing structure, or organization to the overall design of the Park. The area provides a transition zone between other uses in the Park 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 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 Commons Area provides places for recreational use, public art, the 2013 Gerald R. Ford Park Master Plan Page 43 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. 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 open 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. The open turf area should not be reduced in size and no buildings or structures should be permitted in this area. If Betty Ford Way is improved, all streetscape improvements (lighting, landscaping, seating, etc.) should be located on the south side of the walkway so as to not reduce the size of the open turf 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 open 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 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. 2013 Gerald R. Ford Park Master Plan Page 44 _ Piayground4 ,1 Alpine � Cr ; •de Open Turf 1 U v Area Commons V,; Creekside Area The Creekside area is a narrow strip of land south of Betty Ford Way and north of Gore Creek. A few small structures (i.e. the "art shack, an open air picnic shelter) are located in this area. Arts in Public Places (AIPP) may pursue remodeling or enhancing the art shack at some point in the future. AIPP has placed permanent art installations in this area and also runs summer art programs in this part of the Park. Art programs may include activities such as interactive events, educational and participatory activities, and temporary art installations. 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, but if pursued, they should be done in a way that minimizes impacts to other surrounding uses and facilities and is sensitive to the natural landscape. Future Improvements Improvements contemplated for this Sub-area include: • Upgrading restroom facilities at the children's playground. 2013 Gerald R. Ford Park Master Plan Page 45 • 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, decorative pavers, seating areas, lighting and other streetscape improvements. The restroom and Betty Ford Way improvements are described in greater detail in the Illustrative Plan chapter. 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 2013 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, the Town of Vail recently 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. hG r 2013 Gerald R. Ford Park Master Plan Page 46 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. The Foundation has completed acoustic studies of the amphitheater and concluded that mitigating noise impacts from the fields and Interstate 70 would have the unintended consequence of impacting sound quality within the amphitheater. As such, noise mitigation is not being pursued. 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 proposed public plaza will be an important consideration in establishing operational standards for this new facility. 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 2013 Gerald R. Ford Park Master Plan Page 47 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 are 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 recommended this site for a new building. The Vail Town Council subsequently reconsidered this recommendation from the 2012 Update, and while expressing support for the BFAG to develop an educational building within the Park, initiated a new evaluation of site alternatives for the building. The Vail Town Council's primary criterion for selecting a site for the educational center building was that it not be located on the Lower Bench. Seven sites were evaluated, three of which were determined to be viable sites for the building. The BFAG Building Site Evaluation Matrix outlines the factors considered in this evaluation. A copy is found in the Supplemental Appendix. For a variety of reasons the preferred location for this building was determined to be adjacent to West Betty Ford Way just west of the Children's Playground. Located directly on the grade transition between the upper and lower bench, the Vail Town Council determined that this location conforms to their site selection criteria that the building not be located on the lower bench. The other two sites that were considered viable alternatives are at the Soccer Field and within the Tennis Center. These sites could still be 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 necessary to support on-site operations of the Gardens. 2013 Gerald R. Ford Park Master Plan Page 48 Alpine )+G a rd e n s `1 -.rte L Future Improvements Potential future improvements within the Alpine Gardens Sub-area include: • Development of an alpine gardens educational center. • Extension of gardens along the northeast entry in order to create a buffer from the adjoining athletic fields and improve pedestrian arrival to the Gardens. There are a number of important parameters to be considered in the design, development and operation of the educational center. 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 more than 21 acres in size and is generally defined by the park boundary on the south and the 100-year flood plain, the 50-foot Gore Creek setback and/or topographic features on the north. Gore Creek, 2013 Gerald R. Ford Park Master Plan Page 49 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 open space for the quiet enjoyment of nature. The corridor also provides a critical pedestrian 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. The preservation of and enhancement to 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 and 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 and will minimize impacts to this sensitive environment. 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." 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. It is acknowledged that the Nature Center will bring a certain level of activity to this sub-area. Nature Center activity should be concentrated on the "upland" portions of the Nature Center in order to minimize impacts to the creek corridor. Improvements within the sub-area should be limited to low-impact improvements such as soft surface walking paths, creek enhancements to improve fish habitat, fishing access, re-vegetation 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. avoid wetland habitat and wetland, 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. Utility improvements should not be located within this sub-area unless no other practical alternative is available. 2013 Gerald R. Ford Park Master Plan Page 50 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. re n no i M 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) was discussed during the 1997 Planning effort but was rejected as being contradictory to the intended use of the Nature Center. An Action Step suggested for this area (refer to Chapter 4 of this Plan) is to evaluate the benefits 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. The existing condition of the Nature Center Building and the surrounding area has been a point of discussion. Potential improvements to the Nature Center are further discussion in Chapter 6 — Ford Park Illustrative Plan. Future Improvements Future improvements contemplated for this Sub-area include: • Enhancement and restoration of vegetation along the creek corridor, creek bank stabilization and fishing habitat enhancements. 2013 Gerald R. Ford Park Master Plan Page 51 • Enhancements to the walkway between Vail Village and the Park to include improvements such as seating, art installations, etc. • Design and installation of park entry features at the three pedestrian portals to the Park along the Gore Creek Corridor. • Initiate steps to improve the physical condition of the Nature Center. These improvements are discussed in greater detail in the Illustrative Plan chapter. 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. No major changes are contemplated to the existing recreational facilities in this sub-area. While no major improvements are anticipated in the near future, the Soccer Field sub- area is unique from the rest of the Park. For example, the uses and activities in this sub-area do not impact other areas of the Park, the sub-area has direct vehicular access that does not impact other park users, and the sub-area has no direct impact on the Gore Creek Corridor. For these reasons this sub-area could be a suitable location for new park uses or buildings to meet the future needs of the Park. If or when new uses may be proposed for this sub-area, consideration should be given to applicable elements of this Plan, how the proposed use could affect surrounding uses, private covenants and other considerations. 2013 Gerald R. Ford Park Master Plan Page 52 , ,•� ,r -; .. Soccer • ;, Field / ■ 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 Gardens Sub-area. The preferred location for this building is along West Betty Ford Way. If the West Betty Ford Way site is subsequently determined to not be a viable location, the Soccer Field site has been determined to be a viable alternative. The potential location for this building is at the northwest corner of the sub-area. Private covenant issues (with the neighboring Northwoods Condominiums and with the Vail Village Seventh Filing) will need to be addressed prior to constructing an education center on the soccer field site. 2013 Gerald R. Ford Park Master Plan Page 53 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 improvements, a summary of the proposed improvements and parameters or criteria to be considered in the design, development and operation of the improvement. The design 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. The design and development of some improvements are in progress. Other these improvements are only general ideas and will need further study and design, an example being the installation of art along the Gore Creek Corridor connection to Vail Village to enhance the walking experience. Other improvements are not viable in the near-term but could be viable at some point in the future, examples being structured parking under the athletic fields or a Frontage Road roundabout at the west end of the Park. 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 improvements being depicted on the Illustrative Plan does not ensure if or when they will be implemented. Any improvement proposed for the Park is subject to approval by the Vail 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 and descriptions of future improvements that may be made to the Park. 2013 Gerald R. Ford Park Master Plan Page 54 R E :A rj 2013 Gerald R. Ford Park Master Plan Page 55 Improvement #1 — Gore Creek Corridor Restoration There are a number of areas within the Gore Creek corridor where erosion, over-use or other factors have disturbed or otherwise adversely impacted existing vegetation. A restoration program should be implemented to improve vegetation along the creek corridor. Restoration will improve the visual quality of this area and improve water quality by preventing erosion. 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 to protect the bank from erosion. Another opportunity to consider for Gore Creek is how pools or other features could be created in the creek to improve the quality of fishing or potentially improve the creek for other uses. A detailed assessment of the creek corridor is necessary in order to determine precisely where and to what extent these improvements may be feasible. Following completion of this assessment a detailed improvement plan for the creek corridor could be prepared. Refer to Chapter 4, Goal #1, Objective 1.3, Action Step 1.3.2. Improvements #2 — Gore Creek Village Connector The Gore Creek corridor between the west end of Ford Park and Slifer Square provides important pedestrian access to and from the Park and Vail Village (and the Vail Village Parking Structure). Enhancing the walking experience along this connection will improve 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. Any future 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 #4, Objective 4.2, Action Step 4.2.2. Improvement #3 — Entry Monuments at Park's pedestrian entries Pedestrians arrive to Ford Park from one of seven existing entries as identified on the Illustrative Plan. Currently there is inadequate signage or other features identifying 2013 Gerald R. Ford Park Master Plan Page 56 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. Landscape features, signage, bollards, monuments, archways or other design features, or some combination thereof, could be used to identify these locations. Landscape enhancements to areas proximate to these entries may also be appropriate. A design process is necessary to determine 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 #4, Objective 4.2, Action Step 4.2.3. Improvement #4 — Betty Ford Alpine Gardens Education 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 approximately 3,500 square feet of gross floor area. • Building designed with a low-scale appearance that does not visually dominate the surrounding area and does not loom over West Betty Ford Way. • Provide appropriate horizontal separation from West Betty Ford Way and from the children's playground in order to not diminish the quality of these spaces. • Ability to construct the project in a manner that does not adversely impact other facilities or uses in the Park. • A viable access management plan designed to minimize to the greatest extent feasible the number and frequency of vehicles accessing the education center. It is acknowledged that a service vehicle or delivery vehicle may occasionally need to drive to the center. However, daily or frequent vehicle access by staff or patrons of the center will not be permitted 2013 Gerald R. Ford Park Master Plan Page 57 • Acceptable emergency vehicle access to the building and identification of any site improvements necessary to accommodate such access. • Identify the anticipated parking demand from the building and how it will be addressed. No parking shall be provided at the building. • Adequate storage space to meet the operational needs of the building and to minimize the need for vehicle trips to the building. • Coordination with the Vail Recreation District on the need to expand fencing at the athletic fields to protect the building from errant balls. • Evaluate the feasibility of providing public restrooms within the center (see Improvement #7 in Illustrative Plan — Children's Playground Restrooms) Refer to Chapter 4, Goal #2, Objective 2.3, Action Step 2.3.2. The site plan and cross-section are conceptual studies for how a building could be designed on this site. While provided by the Betty Ford Alpine Gardens, these sketches do not represent a development or design proposal. They are merely depictions of how the building could be designed and there is no implied approval of the concepts depicted below. "living roof" roof ca no mi w/ line of"observation exposed wood existing deck"in foreground� 5truc,w e '0<D -race to race athletic fields r display/ entry - multi- —. volunteers purpose " s west betty family education ford way center gore creek �J CONCEPT SECTION SCALE; V=10'-0" 2013 Gerald R. Ford Park Master Plan Page 58 existing remixing walls @xisting athletic 4 ♦`.F fields t 4��.p :; ` covered scrvmg arcs .`-xy,~ 7• -_ P r` pi - outdoor seating ts,0116 _ porkers - � r —may terrace II - egress path J�. - perrenial---•" ,' ` 6 ` us6 _ gardens � � t outdoor work ' boulder _ ; planting seating ...:•� 1�'i t/t . Y,. rr�• r` 1 function Plaza- �\ I � egisling playground UL \% • , n perrpnlal- i e - --stone steps N gardens •'`�!�Y F boulder Brisling pedestrian scatlng ' - �..,� r lentd ng good guard rails)-ch plaM4ng pockets I perennial gardens ! 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 architectural integrity of this building and the surrounding area. A current deficiency of the Nature Center is the lack of restroom facilities. If the building is to be renovated consideration should be given to how restrooms could be incorporated into the 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. These site improvements would most efficiently be designed in conjunction with the evaluation of the building. Refer to Chapter 4, Goal #2, Objective 2.5, Action Step 2.5.1-2.4.3. 2013 Gerald R. Ford Park Master Plan Page 59 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 would also provide a venue for smaller gatherings hosted by other park leaseholders and also be open for public use when not being used for scheduled events. Other elements of the Public Plaza include a tensile roof covering, a 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. • Plaza design should be sensitive to and integrated with immediately adjacent improvements at the Alpine Gardens. • 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 use by the public when not being used for private functions. • The space should be available for gatherings that support other Park stakeholders (TOV, VRD, BFAG and AIPP). • Any structures/roof elements associated with the public plaza should harmonize with the Amphitheater, not dominate the surrounding area, and conform to the Town's park design guidelines. • 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. 2013 Gerald R. Ford Park Master Plan Page 60 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. The adjoining Alpine Gardens Sub-area identifies a site along West Betty Ford Way and next to the playground for the development of an alpine gardens education center. The potential to incorporate restrooms for playground users within the alpine garden education center should be evaluated. The goal of this approach is to minimize the number of buildings in the Park. Coordination between the Town and the Alpine Gardens will be necessary in order to evaluate the feasibility of this idea Improvement #8 — 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. 2013 Gerald R. Ford Park Master Plan Page 61 Chapter 7- PARK MANAGEMENT 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 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 land that includes the 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. Betty Ford Alpine Gardens manages the Gardens. The Gardens have developed in four phases that began in 1987. In its role as the overall park manager, the Town addresses a variety of management and operational considerations. Often times this requires the involvement of different town departments and town commissions and boards. Ultimately the Vail Town Council is asked to review and approve management practices. 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, the Vail Valley Foundation and the Betty Ford Alpine Gardens address these topics. Below is a list of park management topics the Town is responsible for: • Parking — Management 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. • Park Calendar—While not responsible for scheduling events within leaseholder facilities, the Town coordinates (with leaseholders) a comprehensive events schedule for the Park. • Transportation — management of transit operations between the Park and the Vail Transportation Center, including periodic implementation of a Golden Peak bus route. • AIPP projects — The review of art programs and installations in the Park. 2013 Gerald R. Ford Park Master Plan Page 62 • Proposals for new uses, new building or changes to the Park — The review of any proposed change to the Park will involve the Vail Town Council and may also involve the Planning and Environmental Commission, the Design Review Board, AIPP and the Commission on Special Events. 2013 Gerald R. Ford Park Master Plan Page 63 Chapter 8 - 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. 8. Ford Park Management Plan Update, 2012. 9. BFAG Building Site Evaluation Matrix. 10. Betty Ford Alpine Gardens — Site Evaluation, Martin/Martin, August 15, 2013. 2013 Gerald R. Ford Park Master Plan Page 64 Ad Name: 9933156A THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE Customer: TOWN OF VAIL/PLAN DEPT/COMM NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will Your account number is- 1 OP2P 33 hold a public hearing in accordance with section 12-3-6,Vail Town Code,on February 24,2014 at Vail Daily 1:00 pm in the Town of Vail Municipal Building. A request for the review of an amended condition- al use permit,pursuant to Section 12-9C-3,Condi- tional uses,Vail Town code,for a public and p vate school,to allow for the construction of a new attached greenhouse,located at 3000 North Front- age Road East/Lot 1,Vail Mountain School,and setting forth details in regard thereto.(PEC140004) STATE OF COLORADO } Applicant:Vail Mountain School,represented by Mauriello Planning Group lss Planner: Joe Batcheller COUNTY OF EAGLE }I The applications and information about the propos- als are available for public inspection during office hours at the Town of Vail Community Develop- ment Department,75 South Frontage Road. The public is invited to attend site visits. Please call I, Don Rogers, do solemnly swear that I am a qualified 970-479-2138 for additional information. representative ofthe Vail Daily.That the same Daily newspaper Sign language interpretation is available upon re- quest, with 24-hour notification. Please call printed, in whole or in part and published in the County 970-479-2356,Telephone for the Hearing Im- paired,for information. of Eagle, State of Colorado, and has a general circulation Published February 7,2014 in the Vail Daily. therein; that said newspaper has been published continuously (9933156) and uninterruptedly in said County of Eagle for a period of more than fifty-two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement and that said newspaper has published the requested legal notice and advertisement as requested. The Vail Daily is an accepted legal advertising medium, only for jurisdictions operating under Colorado's Home Rule provision. That the annexed legal notice or advertisement was published in the regular and entire issue of every number of said daily newspaper for the period of I consecutive insertions; and that the first publication of said notice was in the issue of said newspaper dated 2/7/2014 and that the last publication of said notice was dated 2/7/2014 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 02/19/2014. General Man ager/Publisher/Editor Vail Daily Subscribed and sworn to before me,a notary public in and for the County of Eagle, State of Colorado this day 02/19/2014. Pamela J. Schultz,Notary Public My Commission expires: November 1,2015 �pRY PUe/ ' PAMELA J. SCHULTZ 9��COt-ARP$ My Commismn Expires 111012015 Ad Name: 9971360A PLANNING AND ENVIRONMENTAL COMMIS- SION Customer: TOWN OF VAIL/PLAN DEPT/COMM February UN ILCH CHAMBERS TOWN COUNCIL CHAMBERS /PUBLIC WELCOME Your account number is- 1 OP2P 33 75S.Frontage Road-Vail,Colorado,61657 Vail � � MEMBERS PRESENT MEMBERS ABSENT 20 minutes 1.A request for a final review of a variance,from Section 12-14-17,Setback From Water Course, PROOF OF PUBLICATION Vail Town Code,pursuant to Chapter 12-17,Vari- ances, Vail Town Code,to allow for additional gross esidential floor area within the stream tract setback,located at 4444A Streamside Circle/Lot 11,Bighorn Subdivision 4th Addition,and setting STATE OF COLORADO } forth details in regard thereto.represented by Applicant:Mark Medley,represented by Steven James Riden Architect Planner:Joe Batcheller }Ss. ACTION: COUNTY OF EAGLE } MOTION,SECOND:VOTE: 20 minutes 2.A request for the review of an amended condi- tional use permit,pursuant to Section 12-9C-3, Conditional Uses,Vail Town Code,for a public and private school,to allow for the construction of a I, Don Rogers, do solemnly swear that I am a qualified new attached greenhouse,located at 3000 Booth Falls Road/Lot 1,Vail Mountain School,and set- re representative ofthe Vail Dail That the same Dail newspaper ling forth details in regard thereto.(epresente p y- y Applicant:Vail Mountain School,represented by printed, in whole or in part and published in the County Maunello Planning Group Planner: Joe Batcheller ACTION: MOTION: SE of Eagle, State of Colorado, and has a general circulation CONDITION(S)OND:VOTE: 25 minutes therein; that said newspaper has been published continuously 3.A request for the review of a final plat,pursuant to Chapter 13-4,Minor Subdivision,Vail Town and uninterruptedly in said County of Eagle for period o Code,to allow for the relocation of the platted p Y fr rid f g p building lots and access easement,located at 1624,1626,1628,1630,and 1632 Buffehr Creek than Ulan fifty—two consecutive weeks next prior to the first Road/Lots 1-5,Elk Meadows Subdivision,and set- ting forth details in regard thereto.(PEC130028) publication of he annexed legal notice or advertisement and Applicant:Elk Meadows Development,LLC,repre- g sented by Sharon Cohn Planner:Joe Batcheller that said newspaper has published the requested legal notice ACTION: MOTION: SECOND:VOTE: and advertisement as requested. CONDITION(S): `1 30 minutes 4.A request for a worksession for the review of a conditional use permit,pursuant to 12-9C-3,Con- ditional Uses,Vail Town Code,for a public and The Vail Dail is an accented legal advertising medium quasi-public indoor community facility(education Y p g g 7 center),to allow for the construction of the Betty Ford Alpine Gardens Education Center,located only for jurisdictions operating under Colorado's Home 530 South Frontage Road/Unplatted,and setting forth details in regard thereto.(PEC140005) Rule provision. by lnt Betty Ford Alpine Gardens,represented v Planner: George Ruther ACTION: MOTION: SECOND:VOTE: That the annexed legal notice or advertisement was CONDITION(S): g 60 minutes 5.A request for a recommendation to the Vail Town published in the regular and entire issue of every Council for prescribed regulation amendments, pursuant to Section 12-3-7,Amendment,Vail Town number of said daily newspaper for the period of I Code,to amend Titles 12&14,Zoning Regulations and Development Standards,pertaining to the consecutive insertions; and that the first ublication of said definitions,use restrictions and development stan- p Bards for Commercial Ski Storage and Private Ski Clubs,and setting forth details in regard thereto. notice was in the issue of said newspaper dated 2/22/2014 and Applicant Town of Vail Planner:Jonathan Spence that the last publication of said notice was dated 2/22/2014 in ACTION: MOTION: SECOND:VOTE: the issue of said newspaper. CONDITION(S): 6.A request for the review of a variance from Section 12-14-17,Setback from Watercourse,Vail Town Code,pursuant to Chapter 12-17,Vanances, In witness whereof, I have here unto set my hand this day, Vail Town Code,to allow for the construction of gross residential floor area within the prescribed 03/06/2014. 33,Vail Village West t7F Filing Drive d setting forth details in regard thereto(PEC130025). Applicant:Rosslyn May Valentine Residence Trust, represented by Richard Bolduc Planner:Joe Batcheller ACTION:Table to March 24,2014 MOTION: SECOND:VOTE: 7.A request for a recommendation to the Vail Town General Mana er/Publisher/Editor Council a major amendment to ll Special g Development District No.6,Vail Village Inn, pursuant to Section 12-9A-10,Amendment Vail Daily Procedures,Vail Town Code,to allow for an increase in gross residential floor area to facilitate Subscribed and sworn to before me,a notary public in and for additions to existing dwelling units,located at 100 'J Y East Meadow Units 501 and 502(Vail Village Inn Phase 3)/Lot Q Block 5D,Vail Village Filing 1,and the County of Eagle, State of Colorado this day 03/06/2014. setting forth details in regard thereto.(PEC130046) Applicant: Deltec Bank and Trust,represented by Eggers Architect Planner:Jonathan Spence ACTION:Table to March 10,2014 MOTION:SECOND:VOTE:y 10, 8.Approval of February 10,2014 minutes MOTION:SECOND:VOTE: 9.Information Update Pamela J. Schultz,Notary Public 10.Adjoumment J MOTION:SECOND:VOTE: My Commission expires: November 1,2015 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 PRY p� items are approximate,subject to change,and .••••••.,B� cannot be relied upon to determine at what time the �.' •�n Planning and Environmental Commission will PAMELA J. consider an item. Please call(970)479-2138 for additional information.Sign language interpretation SCHULTZ is available upon request with 24-hour notification. tP�:• Please call(970)479-2356,Telephone for the y RP8 Hearing Impaired,forinformation. Community Development Department Published February 22,2014 in the Vail Daily. My Commission Expires 1110112015 (9971360)