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Home My WebLink AboutPEC120041 applicant's presentation to PEC_111212Marriott Residence Inn Town of Vail Planning and Environmental Commission November 12, 2012 Introduction •The Harp Group •O’Bryan Partnership •Timberline Lodge LLC •Mauriello Planning Group Application •Major Exterior Alteration in the Public Accommodation - 2 Zone District Roost Location Existing Development - The Roost •72 accommodation units •1 dwelling unit Previous Approval - Timberline Lodge •101 limited service lodge units •28 dwelling units •3 employee housing units •169 parking spaces Timberline Lodge •Timberline Lodge was affected by the recession. •Town of Vail approved an extension vesting the prior approval to June 2014 New Proposal: Marriott Residence Inn •Marriott Residence Inn will comply with the current Town of Vail regulations: •employee housing requirements •payment of the construction use tax •newly adopted Building Codes Preservation of Existing Approval •The Harp Group under contract to purchase. •The owner has signiﬁcant investment in the current vested entitlements for the property which include a signiﬁcant number of dwelling units. •Both approvals (current and proposed) will stand on their own. •Staff has structured the approval to allow this. New Proposal: Marriott Residence Inn •152 limited service lodge units (+51) •2 employee housing units •165 parking spaces What are the Changes? •On the exterior - nothing really changes •Elimination of dwelling units - these were converted to limited service lodge units •Changes to employee housing units based on code requirements •Minor changes to the facade and common areas within the building •Relocation of the trash facility underground (condition of previous approval) •Elimination of west side setback encroachment Proposed Program •72 One-bedroom units •73 Studio units •7 Two-bedroom units •1 two-bedroom employee housing unit, of 788 sq. ft., housing 2.25 employees •1 dorm-syle employee housing unit of 1,000 sq. ft., housing 4 employees •20,521 sq. ft. of lobby, lounge, and hotel service •165 parking spaces, with 158 spaces in the structure and additional 7 surface spaces •A pool, hot tub, and ﬁtness area Proposed Aerial Site Plan South Elevation North Elevation East and West Elevations Zoning Analysis Standard Allowed/Required 2006 Parking Analysis Use Employee Housing Analysis Use Calculation Total Employee Housing Analysis Unit Employee Housing Analysis •56% of the employees will be housed on site •Exceeds 50% requirement •Remaining 44% (4.95 employees) will be housed in off-site units Employee Housing Analysis •Town’s employee generation rates would suggest this project would generate 107 full time equivalent employees •0.7 employees per unit •Operator has indicated that stafﬁng will be 38 full time equivalent employees at high season •0.25 employees per unit Survey of Similar Properties Hotel Address / Location Number of Units Number of Employees (range, if varied) Employees / Room On-Site Amenities Inn & Suites at Riverwalk Edwards, CO 73 19 0.26 pool, ﬁtness room, complimentary breakfast provided by outside restaurant Lifthouse Lodge Vail, CO 43 7.5 0.17 Condo building so not a great comparison though consist with other properties surveyed Holiday Inn Vail, CO 115 30 0.26 Lobby with breakfast, shuttle, pool Roost Lodge Vail, CO 72 18 0.25 lobby with coffee and light breakfast, shuttle Holiday Inn Steamboat Springs, CO 117 25 0.21 Shuttle, 2 pools, two meeting rooms withtotla capacity of 80 people (50/30) Comfort Suites Dillion 104 8.5 0.08 Breakfast, pool, no shuttle (on free route), 60 person meeting room Hotel Frisco Frisco 18 3 0.17 Hot tub Holiday Inn Frisco 216 26 0.12 shuttle, restaurant onsite not included in count, large ballroom and board room facilities, pool and ﬁtness The Inn at Aspen Aspen/ Buttermilk 122 22 0.18 Four additional FTE for restaurant, free breakfast, shuttle service, pool, kichenettes AVERAGE:0.19 Employee Housing Analysis •Applicant will request a reduction in the employee housing generation rate for this type of hotel •Provision in the code allows staff to make the decision •Staff prefers we seek a code amendment to codify the reduced rate Project Beneﬁts •Increased revenues with the conversion of condos to hotel rooms •Increased exposure and revenues due to marketing by Marriott •Improved average daily rate and access to broad market of guests •New hotel will meet the GreenSeal Standard •Improved image of Vail along the I-70 corridor •Improved access and circulation with the addition of right and left turn lanes •10 ft. wide bike and pedestrian lane in front of this property and the adjoining two properties to the west •Provision of a new bus stop enclosure •Provision of public art •Provision of employee housing •Enhanced neighborhood access with pedestrian path through the property •Excess underground parking Criteria for Review •The proposed exterior alteration is in compliance with the purposes of the Public Accommodation-2 zone district. •The proposal does not otherwise have a signiﬁcant negative effect on the character of the neighborhood •The proposal substantially complies with other applicable elements of the Vail comprehensive plan. Neighborhood Character Neighborhood Character: The Roost Criteria for Review •Complies with the Purpose of the PA-2 Zone District •Improves the character of the neighborhood •Complies with applicable sections of the Vail Comprehensive plan Trafﬁc Fee: Previous Condition •The developer shall be assessed a trafﬁc impact fee of $6500 per net increase peak hour vehicular trip. Portions of this fee may be offset by trafﬁc improvements made to the S. Frontage Rd. to speciﬁcally include S. Frontage Rd. roadway widening, S. Frontage Rd. sidewalk improvements, and the construction of a Transit stop. The trafﬁc analysis dated 7/20/06 indicates that the net increase in peak hour vehicular trips is 30; therefore a fee of $195,000 shall be assessed. Trafﬁc Fee: Current Recommendation •It is also recommended that portions of this fee may be offset by offsite trafﬁc/ transportation improvements that are not required by the development; speciﬁcally, the sidewalk from the west property line to Buffehr Creek Road. We are requesting that the condition remain the same as the previous approval Request •Requesting approval of the revised project with revised trafﬁc impact fee condition (per original approval)