HomeMy WebLinkAboutTown of Vail Municipal Site Work Session Memo and Attachments 062512
TO: Planning and Environmental Commission/Design Review Board
FROM: Community Development Department
DATE: June 25, 2012 SUBJECT: A request for the review of conditional use permits, pursuant to Section
12-9C-3, Conditional Uses, Vail Town Code, for a healthcare facility and a
public building and grounds, to allow for the redevelopment of the Town of
Vail municipal site with a medical research, rehabilitation, and office building and a municipal office building located at 75 and 111 South Frontage Road West/unplatted, and setting forth details in regard thereto.
(PEC120012)
Applicant: Vail MOB, LLC, represented by Triumph Development and Town of Vail, represented by Consilium Partners, Vail Planner: Warren Campbell
I. SUMMARY
The purpose of this joint work session meeting is to respond to questions raised
at the May 14th public hearing and to continue the presentation of information on
the municipal site redevelopment project to the Planning and Environmental
Commission. Information to be presented includes:
• Layout of uses within each building
• Site circulation and turning movements
• Discussion of the parking demand study
• Discussion of project goals
• Discussion of criteria
• Discussion of zoning statistics
Staff and the applicant request the application be tabled to July 9, 2012.
Town of Vail Page 2
II. DESCRIPTION OF THE REQUEST
The municipal site redevelopment project is a partnership between the Town of
Vail (ToV), the Vail Valley Medical Center (VVMC), the Steadman Clinic (SC), the
Steadman-Philippon Research Institute (SPRI) and Howard Head Sports Medicine (HH) to construct a new municipal office building and a new medical
office building on the Town’s municipal office site in an effort to sustain and grow
Vail’s year-round economy. The proposal will redevelop approximately 1.33
acres of the 2.05 acre municipal site. According to the Official Zoning Map of the
Town of Vail, the proposed development site is located within the General Use (GU) District. The redevelopment includes the following:
• Two separate buildings (ToV municipal offices and MOB) to be
constructed.
• The medical office building (MOB) and the Town offices total
approximately 110,705 square feet of gross building space. (MOB 89,705
sq. ft. & TOV 21,000 sq. ft.)
• A new three to four story tall municipal office building and a five story tall MOB.
• A +/-220 space below grade parking garage would be constructed to
accommodate the vehicle parking need an operated under a shared arrangement.
• A shared loading and delivery site will be constructed to accommodate
delivers and trash removal.
• Pedestrian bridge over South Frontage Road to provide circulation between MOB and VVMC.
• Helipad requires relocation at VVMC’s expense.
• Mitigation of development impacts is required (i.e., employee housing, traffic impact fee, art in public places, etc.).
• Development application fees, building permit and plan review fees, and
construction use tax payments are required.
• ToV to receive payment for land cost ($5 million) with a closing in March
2013.
• MOB office space to be owned by SC (46%) and VVMC (54%). A portion of the office space is to be leased back to SPRI and HH.
• The ToV municipal offices are displaced for the duration of the
redevelopment project construction period (+/- 21 months).
• A total of 50 to 60 employees will be displaced during the construction period.
• The continued operation of the police and emergency services dispatch
departments.
• Frontage Road median and turn lane improvements and other traffic
circulation improvements consistent with the Vail Transportation Master
Plan.
Town of Vail Page 3
• The relocation of the community recycling facilities to the RV lot at the
Lionshead Parking structure.
III. PROJECT GOALS
A series of project goals have been recommended to provide direction on
throughout the course of the entitlement and construction processes. On March
20th, the Vail Town Council adopted the following goals for the municipal building:
• Design a new office building for the Vail community that is indicative of the
Vail’s brand, spirit & heritage
• Design a new office building for the town of Vail municipal corporation
which is highly functional, user-friendly, flexible & adaptable
• Design an energy efficient, cost effective, building that is representative of
the premiere international mountain resort community
• Design a new building that integrates with the neighboring mob facility and
is coordinated with the existing police department addition and all that
carries with it
• Design a building that ensures ease of access to local government
through improved customer service capabilities and more efficient and
productive consolidated operations
• Design a building which optimizes workflow, improves the delivery of
municipal government services and includes an increased presence and
use of technology
• Deliver a new home for the town’s administration, community
development, economic development, finance, human resources,
informational technology, municipal court and police departments
IV. APPLICABLE DOCUMENTS
SECTION 12-2-2, DEFINITIONS
FACILITIES, HEALTHCARE: A facility principally engaged in providing services for health maintenance, diagnosis or treatment of human diseases, pain, injury,
deformity, or physical condition.
ARTICLE 12-9C. GENERAL USE (GU) DISTRICT 12-9C-1: PURPOSE:
Town of Vail Page 4
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.
12-9C-2: PERMITTED USES (in part):
The following uses shall be permitted in the GU district:
Communications antennas and appurtenant equipment.
12-9C-3: CONDITIONAL USES:
A. Generally: The following conditional uses shall be permitted in the GU district,
subject to issuance of a conditional use permit in accordance with the provisions
of chapter 16 of this title:
Healthcare facilities.
Helipad for emergency and/or community use.
Public buildings and grounds.
Public parking structure.
Public theaters, meeting rooms and convention facilities. Public tourist/guest service related facilities.
Public unstructured parking.
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:
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.
Town of Vail Page 5
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.
12-9C-6: ADDITIONAL DEVELOPMENT STANDARDS:
Additional regulations pertaining to site development standards and the development of land in the general use district are found in chapter 14 of this
title.
VIII. CRITERIA AND FINDINGS
The review criteria and factors for consideration for a request of a conditional use
permit are established in accordance with the provisions of Chapter 12-16,
Conditional Use Permits, Vail Town Code.
A. Factors Enumerated: 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 development objectives of the town.
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.
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.
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.
5. Such other factors and criteria as the commission deems applicable to the proposed use.
6. The environmental impact report concerning the proposed use, if an
environmental impact report is required by chapter 12 of this title.
Town of Vail Page 6
B. Necessary Findings: The planning and environmental commission shall
make the following findings before granting a conditional use permit:
1. That the proposed location of the use is in accordance with the
purposes of this title and the purposes of the zone district in which the site is located.
2. That the proposed location of the use and the conditions under which it
would be operated or maintained will not be detrimental to the public
health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.
3. That the proposed use will comply with each of the applicable
provisions of this title.
IX. SCHEDULE
The development schedule milestones and durations are outlined below:
• Execute the memorandum of understanding Jan. 17, 2012
• Issue ToV Design RFP Jan. 20, 2012
• Design Development Feb. 2012 – May 2012
• Final Legal Document Prep. (DA) Feb. 2012 – May 2012
• ToV Entitlement Apr. 2012 – Aug. 2012
• Construction Documents (CD’s) Aug. 2012 – Dec. 2012
• Final CDOT Approval Sept. 2012 – Apr. 2013
• ToV Office Relocation Apr. 2013 – Jan. 2015
• Construction May 2013 – Jan. 2015
X. NEXT STEPS
A series of next steps have been identified for the project. The identified next
steps are intended to ensure the parties adhere to the project schedule. The
next steps include:
• Sign memorandum of understanding Jan. 17, 2012 (done)
• Authorization to issue design RFP Jan. 17, 2012 (done)
• Determine ToV development approach Mar. 20, 2012 (done)
• Negotiate the Development Agreement Apr. 2012
• Finalize ToV program design July 2012
• CDOT Meeting Apr. 2012
• Execute P&S agreement Apr. 2012
• PEC work session Apr. 9, 2012 (done)
Town of Vail Page 7
• PEC work session Apr. 23, 2012 (done)
• PEC work session May 14, 2012 (done)
• PEC work session June 25, 2012
• CUP application submittal July 2012
• PEC final review August 2012
XI. STAFF RECOMMENDATION
The Community Development Department requests the Planning and Environmental Commission tables this application to the July 9, 2012 meeting of the Planning and Environmental Commission.
XII. ATTACHMENTS
A. Proposed municipal building conceptual plans, dated June 25, 2012 B. Proposed medical building conceptual plans, dated June 25, 2012 C. Carl Walker parking demand study dated June 15, 2012
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SECOND FLOOR PLAN |18,598 gsf
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PAGE6LONGITUDINAL SECTION
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PAGE10FRONTAGE ROAD IMPROVEMENT PLAN
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PAGE12UTILITY PLAN
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PAGE14
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PARKING DIAGRAM
950 W. Elliot Rd., Suite 116 Tempe, AZ 85284 P. 480.505.0088 F. 480.505.0090 carlwalker.com
June 15, 2012
Mr. Mike Foster, AIA
Triumph, LLC
292 East Meadow Drive, Suite 101
Vail, Colorado 81657
Re: Vail Medical-Research-Municipal Development Parking Demand Study (DRAFT UPDATE)
Dear Mr. Foster,
In November 2011, Carl Walker, Inc. (Carl Walker) was commissioned by Triumph, LLC to
provide a parking demand analysis for the proposed Vail Medical-Research-Municipal
(VMRM) development project located between Interstate 70 and the I-70 Frontage Road in
Vail, Colorado. The proposed development is currently anticipated to include several
different land uses including medical office, medical research, city office spaces, and up to
263 parking spaces.
The scope of services for this project is summarized below:
Review the proposed land uses and parking for the development using parking
requirements from the Town of Vail Zoning Ordinance and standards from the Urban
Land Institute (ULI).
As appropriate, review potential parking demand reductions.
Develop a shared parking model projecting anticipated parking occupancies for both
weekdays and weekends.
Determine the number of parking spaces required to support the development based
on the best available data.
Review the anticipated on-site parking supply for the development and compare it to
estimated parking demands.
Provide a brief letter report that summarizes the results of the shared parking analysis.
This report represents the final deliverable for this project.
Summary of Development Information and Town of Vail Parking Requirements
The proposed development is currently anticipated to include the following land uses per the
June 15, 2012 design program provided by Triumph, LLC (Net Square Footage, or NSF, is based
on total occupied square footages noted in the June 15 design program):
Steadman Clinic: 34,740 NSF
Steadman Philippon Research Institute (SPRI): 11,894 NSF
Triumph, LLC
VMRM Development – Vail, CO
Parking Demand Study (DRAFT UPDATE)
June 15, 2012
Page 2 of 8
Howard Head: 8,280 NSF
Town of Vail Office: 16,500 NSF
Parking: Up to 263 spaces (surface and underground parking)
Current standard zoning requirements for the proposed development are based on the Town
of Vail Zoning Ordinance, Chapter 10 (Schedule B). It is assumed that the Steadman Clinic
and Howard Head components are classified as standard medical office and the Town of Vail
component is classified as professional/business office. Based on the space uses included in
the latest concept design, it is assumed that the parking demands for the SPRI component will
more closely match professional/business office.
The standard requirements for the proposed development are as follows:
Medical Office Building (MOB) Requirement:
o Code requires 1 parking space per 200 NSF for medical office:
Steadman Clinic: 174 spaces
Howard Head: 42 spaces
Total MOB Parking: 216 spaces
Professional/Business Office Requirement:
o Code requires 1 parking space per 250 NSF for professional/business office:
SPRI: 48 spaces
Town of Vail: 66 spaces
Total MOB Parking: 114 spaces
The proposed VMRM development has a total estimated standard code parking requirement
of 330 spaces based on the latest design program. This estimate is based on code only and
does not include additional adjustments for shared parking, vehicle ownership, captive
market, or anticipated drive ratios.
Estimated Parking Demand for the Proposed Development
A shared parking model is typically used to more accurately estimate parking demands for a
mixed-use development. Shared parking is defined as parking that can serve more than one
single land use, without conflict. Shared parking is generally applied to mixed-use
developments composed of several different land uses (e.g., retail, residential, restaurant,
office, and/or hotels) that are significantly integrated. Using the shared parking model
reduces the amount of parking needed for a mixed-use development as the effect of sharing
parking requires fewer spaces than the sum of the parking needed for the individual land uses.
This analysis calculates the parking needed based on the projected land uses in the
development and estimates a hypothetical parking accumulation throughout a typical
weekday and weekend day (6:00 a.m. through 12:00 a.m.).
Triumph, LLC
VMRM Development – Vail, CO
Parking Demand Study (DRAFT UPDATE)
June 15, 2012
Page 3 of 8
Captive markets can also significantly reduce parking demand for a mixed-use development.
Captive market, also known as “market synergy,” refers to a reduction in parking due to the
proximity of land uses that allow individuals to walk between destinations in a single trip. For
instance, residents that are already present on-site will patronize a development’s restaurants
and retail stores. The use of alternative modes of transportation such as carpooling, public
transportation, walking, bicycling, etc. should also be considered in a shared parking analysis.
In order to determine the estimated percentage of development employees and visitors that
will drive to the site and park, Carl Walker reviewed available United States census data,
information provided by Triumph, LLC and OZ Architecture, and available ULI information.
Based on our review of available information, the following assumptions are used to determine
shared parking demands:
Drive ratio (modal split) and vehicle ownership assumptions:
o According to US Census data for Vail, 70.3% of workers drive to work (either alone
or in carpools). Therefore, it could be assumed that only 70.3% of development
employees will drive to the development and park. However, a more
conservative drive ratio of 75% is all that is allowed by the Town of Vail. It is
anticipated that the development will include amenities designed to encourage
the use of alternatives forms of transportation. In addition, the proposed
development is located on an existing Vail Transit route.
o According to US Census data for Vail, 2.9% of households do not own a vehicle.
Therefore, it is assumed that 97.1% of patients and visitors will drive to the
development and park.
o According to information provided by Triumph, LLC (based on information
provided by the Steadman Clinic), 35% of Steadman Clinic patients will be from
out of town. These patients will likely use other forms of transportation to travel
to/from the clinic (e.g., hotel shuttles). However, the Town of Vail only allows for
a drive ratio of 75%. Therefore, it is conservatively assumed that 75% of
Steadman Clinic patients/visitors will drive to the development and park.
Non-captive market assumptions:
o Based on development land uses, there does not appear to be any significant
captive market impacts. Therefore, non-captive market assumptions are as
follows (percentage of people that are not already counted in the demands for
another land use, by user group):
MOB Patients: 100%
MOB Employees: 100%
Office Visitors: 100%
Office Employees: 100%
Triumph, LLC
VMRM Development – Vail, CO
Parking Demand Study (DRAFT UPDATE)
June 15, 2012
Page 4 of 8
Base Parking Estimate per ULI
The following table (Table 1) illustrates the base parking demand per Town of Vail Zoning
Ordinance requirement ratios. The estimated base parking demand for the proposed
development is 330 parking spaces. Adjustments for captive market effects, drive ratios, and
shared parking will need to be included to better reflect market conditions.
Table 1.
Base Parking Requirements per Vail Zoning Code
Required
Land Use Quantity 1 Parking Demand Ratios 2 Parking
Steadman Clinic34,740sq.ft.5.00 spaces/1,000 sq. ft.174
SPRI11,894sq.ft.4.00spaces/1,000 sq. ft.48
Howard Head8,280sq.ft.5.00spaces/1,000 sq. ft.42
Town of Vail16,500sq.ft.4.00spaces/1,000 sq. ft.66
330
(1) Square footages shown in table are net square footages shown in the June 15,
2012 design program provided by Triumph, LLC.
(2) Demand ratios are based on Schedule B ratios in Chapter 10 of the Town of
Vail zoning code.
Total:
Captive Market and Modal Split Adjustments
Table 2 separates the base parking estimate for the individual land uses into patient/visitor and
employee components based on user group breakdowns presented in ULI’s Shared Parking –
2nd Edition. The table also includes the estimated captive market and drive ratio (modal split)
adjustments previously noted that reduce overall parking needs.
Table 2.
Revised Parking Demand Estimate with Captive Market and Drive Ratio Adjustments
Revised
Patient/DriveNon-CaptivePatient/DriveRevisedTotal
Visitor RatioMarketVisitor EmployeeRatioEmployeeRevised
Land Use 1 ParkingFactorFactorParkingParkingFactorParkingParking
Steadman Clinic117 0.751.0088 57 0.7543 131
SPRI 4 0.971.004 44 0.7533 37
Howard Head28 0.971.0028 14 0.7511 39
Town of Vail6 0.971.006 60 0.7545 51
Total:155 126 175 132 258
(1) Estimate of Patient/Visitor versus Employee parking demand for the Steadman Clinic and Howard Head
based on approximate ULI user group breakdown for medical office (67% Patient/Visitor and 33% Employee).
Estimate of Visitor versus Employee demand for SPRI and the Town of Vail based on approximate ULI user group
breakdown for office (8% Visitor and 92% Employee).
Triumph, LLC
VMRM Development – Vail, CO
Parking Demand Study (DRAFT UPDATE)
June 15, 2012
Page 5 of 8
There is an estimated adjusted parking demand for 126 patient/visitor parking spaces and 132
employee parking spaces. As previously described, it is estimated that between 3% and 25%
of patients/visitors and 25% of employees will use an alternative mode of transportation such
as bicycling, walking, mass transit, shuttle, or carpool (drive ratio factors of .97 and .75). The
total revised parking demand estimate is 258 parking spaces, not including any additional
adjustments for shared parking (time of day and seasonal parking demand adjustments).
Hourly and Monthly Variations in Parking Demand – Shared Parking Estimate
Table 3 illustrates hourly variations in parking accumulation as a percent of the peak
accumulation (100%) for the land uses included in the development during weekdays. All of
the percentages are taken from Shared Parking – 2nd Edition and based on data collected
from hundreds of mixed-use development projects throughout the country.
Table 3.
Hourly Variations in Parking Demand - Weekdays (From Shared Parking , 2nd Edition)
Steadman ClinicSPRIHoward HeadTown of Vail
HourPatientEmployeeVisitorEmployeePatientEmployeeVisitorEmployee
6:00 AM0% 0% 0% 3% 0% 0% 0% 3%
7:00 AM0% 0% 1% 30% 0% 0% 1% 30%
8:00 AM90% 60% 20% 75% 90% 60% 20% 75%
9:00 AM90% 100% 60% 95% 90% 100% 60% 95%
10:00 AM100% 100% 100% 100% 100% 100% 100% 100%
11:00 AM100% 100% 45% 100% 100% 100% 45% 100%
12:00 PM30% 100% 15% 90% 30% 100% 15% 90%
1:00 PM90% 100% 45% 90% 90% 100% 45% 90%
2:00 PM100% 100% 100% 100% 100% 100% 100% 100%
3:00 PM100% 100% 45% 100% 100% 100% 45% 100%
4:00 PM90% 100% 15% 90% 90% 100% 15% 90%
5:00 PM80% 100% 10% 50% 80% 100% 10% 50%
6:00 PM67% 67% 5% 25% 67% 67% 5% 25%
7:00 PM30% 30% 2% 10% 30% 30% 2% 10%
8:00 PM15% 15% 1% 7% 15% 15% 1% 7%
9:00 PM0% 0% 0% 3% 0% 0% 0% 3%
10:00 PM0% 0% 0% 1% 0% 0% 0% 1%
11:00 PM0% 0% 0% 0% 0% 0% 0% 0%
12:00 AM0% 0% 0% 0% 0% 0% 0% 0%
Table 4 (next page) applies the hourly accumulation adjustments shown in Table 3 to the
revised parking demands calculated in Table 2. The peak parking demand is projected to
occur during weekdays at 10:00 a.m. and 2:00 p.m.
Triumph, LLC
VMRM Development – Vail, CO
Parking Demand Study (DRAFT UPDATE)
June 15, 2012
Page 6 of 8
Table 4.
Parking Demand by User Group and Hour - Weekdays
Steadman ClinicSPRIHoward HeadTown of Vail
HourPatientEmployeeVisitorEmployeePatientEmployeeVisitor EmployeeTotal
6:00 AM0 0 0 1 0 0 0 2 3
7:00 AM0 0 1 10 0 0 1 14 26
8:00 AM80 26 1 25 26 7 2 34 201
9:00 AM80 43 3 32 26 11 4 43 242
10:00 AM88 43 4 33 28 11 6 45 258
11:00 AM88 43 2 33 28 11 3 45 253
12:00 PM27 43 1 30 9 11 1 41 163
1:00 PM80 43 2 30 26 11 3 41 236
2:00 PM88 43 4 33 28 11 6 45 258
3:00 PM88 43 2 33 28 11 3 45 253
4:00 PM80 43 1 30 26 11 1 41 233
5:00 PM71 43 1 17 23 11 1 23 190
6:00 PM59 29 1 9 19 8 1 12 138
7:00 PM27 13 1 4 9 4 1 5 64
8:00 PM14 7 1 3 5 2 1 4 37
9:00 PM0 0 0 1 0 0 0 2 3
10:00 PM0 0 0 1 0 0 0 1 2
11:00 PM0 0 0 0 0 0 0 0 0
12:00 AM0 0 0 0 0 0 0 0 0
Peak Hour
The final adjustment is for monthly variations in parking demand. Table 5 (next page) illustrates
monthly variations in parking accumulation as a percent of the peak accumulation for the
land uses included in the development (per ULI).
Triumph, LLC
VMRM Development – Vail, CO
Parking Demand Study (DRAFT UPDATE)
June 15, 2012
Page 7 of 8
Table 5.
Monthly Variations in Parking Demand - Weekdays (From Shared Parking , 2nd Edition)
Steadman ClinicSPRIHoward HeadTown of Vail
MonthPatientEmployeeVisitorEmployeePatientEmployeeVisitorEmployee
January100% 100% 100% 100% 100% 100% 100% 100%
February100% 100% 100% 100% 100% 100% 100% 100%
March100% 100% 100% 100% 100% 100% 100% 100%
April100% 100% 100% 100% 100% 100% 100% 100%
May100% 100% 100% 100% 100% 100% 100% 100%
June100% 100% 100% 100% 100% 100% 100% 100%
July95% 95% 95% 95% 95% 95% 95% 95%
August95% 95% 95% 95% 95% 95% 95% 95%
September100% 100% 100% 100% 100% 100% 100% 100%
October100% 100% 100% 100% 100% 100% 100% 100%
November100% 100% 100% 100% 100% 100% 100% 100%
December100% 100% 100% 100% 100% 100% 100% 100%
Using the hourly peak accumulation of vehicles per land use as highlighted in Table 4 (10:00
a.m. and 2:00 p.m.), Table 6 applies the monthly variation percentages shown in Table 5.
Table 6.
Parking Demand by User Group and Month - Weekdays at 10:00 AM and 2:00 PM
Steadman ClinicSPRIHoward HeadTown of Vail
MonthPatientEmployeeVisitorEmployeePatientEmployeeVisitor EmployeeTotal
January88434332811645258
February88434332811645258
March88434332811645258
April88434332811645258
May88434332811645258
June88434332811645258
July84414322711643248
August84414322711643248
September88434332811645258
October88434332811645258
November88434332811645258
December88434332811645258
Peak Month
Based on the ULI shared parking methodology (using Town of Vail parking requirements), the
proposed development has an estimated peak parking demand of 258 parking spaces at
10:00 a.m. and 2:00 p.m. on weekdays. This peak demand is composed of 126 patient/visitor
parking spaces and 132 employee parking spaces. The final estimated shared parking
demand represents a reduction of approximately 22% from the base Town of Vail parking
Triumph, LLC
VMRM Development – Vail, CO
Parking Demand Study (DRAFT UPDATE)
June 15, 2012
Page 8 of 8
requirement estimate of 330 parking spaces. As the peak parking demands for the land uses
occur at the same time, there are no shared parking reductions estimated (only reductions
due to estimated drive ratios).
The estimated peak parking demand includes the full NSF for the development. The
development includes town council chamber space that may be used primarily during
evening hours. Therefore, the potential peak parking demand for this portion of the
development may occur outside of the peak periods of parking demand for the development
as a whole (weekdays at 10:00 a.m. and 2:00 p.m.). The size and use of the chamber space
will need to be verified prior to any additional reductions of estimated peak daytime parking
demands.
As the development is immediately surrounded by areas designated as “Commercial Core,” it
is likely that the parking demands for the development could be similar to adjacent properties.
If this is the case, the parking requirements shown in Schedule A of Chapter 10 could better
predict development demands. The estimated parking requirement for the development
using Schedule A ratios would be 195 spaces. No additional reductions would be
recommended as it is assumed that the reduced Schedule A ratios already account for
alternative modes of transportation. The possibility of using the Schedule A ratios will need to
be verified with the Town of Vail prior to applying them to the development.
Summary of Findings
Based on our review of the proposed development, existing Town of Vail zoning requirements,
and available parking demand related information, Carl Walker recommends that a minimum
of 258 parking spaces be provided to support the project. As the development is currently
anticipated to provide up to 263 parking spaces, the current projected parking supply should
be sufficient to support anticipated demands.
Any future changes in the land uses associated with the proposed development, or changes
in prevailing market conditions, could positively or negatively impact the parking demand
estimates contained in this report.
Thank you very much for providing Carl Walker with this opportunity to be of service. Please let
me know if you have any questions or concerns.
Sincerely,
Matthew Q. Inman
Vice President, Studies and Operations Consulting