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HomeMy WebLinkAboutVVMC MP Draft final w appendix August 2014August, 2014 VVMC Facilities Master Plan Facilities Master Plan An element of the Vail Comprehensive Plan August, 2014 August, 2014 VVMC Facilities Master Plan Table Of Contents 1234567 Introduction 1 Background on VVMC 3 Master Planning Process and Master Plan Goals 6 Overview of Expansion Plans and Design Considerations 9 Traffic 14 Parking 17 Helipad 19 Other Considerations 21 8 APPENDIX: Traffic Impact Study TEAM:Owners: Vail Valley Medical CenterArchitect: Heery InternationalPlanning Consultants: Braun Associates, Inc.Traffic: Turnkey Consultanting, LLC August, 2014 VVMC Facilities Master Plan 1. Introduction 1 Since its establishment in 1965, Vail Valley Medical Center (VVMC) has grown into one of the world’s most advanced mountain hospitals, providing Olympic-quality sports medicine, leading evidence-based research, modern cancer care and extensive cardiology capabilities. While medical care and services are outstanding, the hospital’s infrastructure is due for modernization. VVMC is at an age and condition where it must be modernized to meet the challenges of modern medicine and to ensure the facility provides medical staff with the resources necessary to offer the utmost in quality health care. The Vail Valley Medical Center Facilities Master Plan (the Master Plan) establishes a vision for how VVMC will respond to these challenges and in doing so addresses a multitude of operational, clinical, and technical requirements which are not being met by the existing facility. In addition, an equally important element of the Master Plan is how it addresses important neighborhood and community goals. The Master Plan provides a general direction and framework for how the VVMC will expand in the future. It has been prepared with extensive input from VVMC staff, neighbors, the community at large, and Town of Vail staff. Bordered on the west by the Lionshead Master Redevelopment Plan and on the east by the Vail Village Master Plan, the VVMC Master Plan will provide direction for a key community-oriented property located mid-way between Vail’s two villages. Information provided in the Master Plan regarding future expansion plans is general in nature. Far more detail on the design, operation and management of future expansions will be provided during subsequent steps in the Town’s review process, specifically the review of Conditional Use applications. Information provided herein is intended to demonstrate how future expansions will integrate with existing VVMC functions and the surrounding neighborhood and how, at a general level they will conform with applicable Town development standards. The The VVMC Master Plan area is strategically located between the Lionshead and Vail Village Master Plan areas. August, 2014 VVMC Facilities Master Plan 1. Introduction 6 2 underlying goals of this Master Plan are to establish expectations for the expansion of VVMC and to establish a basis for the Town’s review of future development proposals. The Master Plan has been prepared with a focus on addressing both internal and external goals or “drivers”. Internal goals generally address the viability and sustainability of VVMC, VVMC’s goal of providing quality health care to the community and the specific operational and clinical requirements of the campus. External goals generally address how VVMC responds to broader neighborhood and community considerations. It is often the case that internal and external goals overlap. These are discussed in greater detail in Section 3 of this plan. The Master Plan will be used by the Town’s Planning and Environmental Commission, Design Review Board and Town Council as their primary tool in reviewing future expansion plans at VVMC. The Vail Valley Medical Center Master Plan has been adopted as an element of the Town’s Comprehensive Plan by Resolution No. XX, 2014, following recommendation from the Vail Planning and Environmental Commission. The area covered by this Master Plan is depicted on the following diagram. Vail Valley Medical Center Facilities Master Plan Study Area. August, 2014 VVMC Facilities Master Plan 2. Background on VVMC 3 Evolution of the VVMC VVMC began as a clinic in 1965 to support a then fledgling ski resort and since that time has grown at a level commensurate with Vail and surrounding communities. Today, VVMC is comprised of several health care campuses located throughout Eagle County and provides health care services to both residents and visitors of the Rocky Mountain region of Colorado. VVMC’s main hospital campus, located in the Town of Vail, provides an essential service to the Vail community, the surrounding region and destination patients from around the world. The building that housed the original Vail Clinic still exists at the southeast corner of the campus and is one of the various wings of the hospital that no longer meets contemporary health care requirements. Since the original clinic was constructed the following expansions have occurred: • A 1971 addition to house support services • A 1978 addition that houses the current Emergency and Imaging Departments • The 1987 West Wing, which was subsequently expanded in 1990, and accommodates the Patient Care Unit Intensive Care Unit, and the main VVMC Surgery Department • A 2001 two-story addition to the central wing of the hospital, which included a replacement of the Women & Children’s Center, and construction of Vail Valley Surgical Center (VVSC), and The Steadman Philippon Research Institute (SPRI) • In 2005, VVMC acquired the US Bank Building and since that time has been converting it to a medical office and administrative support facility for VVMC Existing Buildings and Facilities VVMC is an aging facility. Other than the Women & Children’s Center and Vail Valley Surgery Center (13-years old), all other buildings within the campus are at least 24 years old, with some areas nearly 45 years old. There are many implications from the condition of these older buildings: • The buildings’ basic mechanical and electrical systems are nearing the end of their useful life, requiring higher levels of maintenance and uncertainty in service. • In many areas of the hospital existing spaces no longer support the most efficient and appropriate setting for patient care. This is largely a result of the evolution in healthcare from a traditional inpatient type of delivery, to more outpatient procedures. This evolution has created the need for different types of medical facilities that are difficult to achieve in older buildings. • Over time, new services and facilities have been added wherever the hospital can find space, sometimes causing disjointed functional relationships, between types of services and patient’s access to them. • Higher levels of care require additional staff, medical equipment, and supplies. All of these factors have created extremely cramped conditions throughout the hospital. Over the past ten years VVMC has undertaken a series of studies to determine the best long-term use and configuration of its Vail campus. Although one of the earlier studies had suggested that VVMC consider relocating most of its acute care functions to a new site in Eagle County, the VVMC Board of Directors has concluded that the main hospital must remain in Vail. The Vail Town Council has also strongly stated their support for VVMC to August, 2014 VVMC Facilities Master Plan 2. Background on the VVMC 4 remain in Vail. This Master Plan was, in part, initiated to address sweeping changes in the healthcare industry, but also to ensure that VVMC remain in Vail, with a sustainable strategy to meet the long-term needs of the community. Existing Site Conditions and Surrounding Uses The VVMC is located on three parcels of land that total 4.57 acres. The site is bordered on the north by the South Frontage Road and on the south by West Meadow Drive. The VVMC is located in the center of a transitional area between Vail Village and Lionshead. Land uses surrounding the VVMC are depicted on the diagram below. Vehicular access to VVMC is provided by South Frontage Road and West Meadow Drive. South Frontage Road provides access to an employee parking structure located at the east end of the campus and the US Bank building. West Meadow Drive provides access to patient and guest parking at the west end of the campus and to loading/service facilities located at the southeast corner of the campus. Regional bus service is provided along South Frontage Road and Town of Vail bus service is provided along West Meadow Drive. West Meadow Drive also provides an important pedestrian connection to Vail Village and Lionshead. A portion of the VVMC’s surface parking lot at the southwest corner of the campus is actually located on adjoining Lot 10, which is owned by the Town of Vail. Via separate agreement, the Town utilizes parking spaces on Lot 10 (for use by the Vail Library), which are accessed via the VVMC entry drive. The property’s zoning and covenant restrictions are discussed in Section 8 of the Master Plan. Existing site conditions are depicted on the following page. Existing Land Uses surrounding VVMC. August, 2014 VVMC Facilities Master Plan 2. Background on the VVMC 5 August, 2014 VVMC Facilities Master Plan 3. Master Planning Process and Master Plan Goals 6 The Master Plan Process VVMC spent nearly two years developing a Master Facility Plan for the Vail campus. This process involved extensive collabo- ration with their consulting team, staff, the VVMC Advisory Committee, the Executive Team and Board members. The Vail community and Town of Vail staff were also involved in this planning process. Master planning for a medical center is unique to other land development master planning processes. A master planning effort for a hotel or commercial development may typically involve defining the potential “building envelope” of a site and then working to “fill the envelope” with buildings. Master plan- ning for Vail’s hospital was based on a strategic, “inside-out” approach, rather than “outside-in.” This is defined as a method for determining the real operational needs of the hospital, and then responding to those needs with the physical plan. An underlying theme for the expansion plans envisioned for the VVMC is the “decompression” of spaces – to provide larger or more efficient spaces for medical services that are designed specifically to improve healthcare services (as opposed to in- creasing capacities of such spaces). Another major influence in the master planning process that is unique to medical centers, and specifically to VVMC is sequencing of construction. It is essential that construction can be sequenced without disrupting on-going patient care. For example, because the western-most portions of the campus include the most serviceable buildings, these areas will be expanded in initial construction and the older buildings on the east side of the campus will be addressed after west wing improvements are completed. The Master Plan process was organized and executed in five major stages: 1. Project initiation, confirm goals, drivers, and Lean Process improvement 2. Analysis of existing facilities, site issues, and operations 3. Develop Master Plan level space requirements/ projections 4. Develop conceptual Master Plan alternatives 5. Finalize the Master Plan solution and define a road map for the future August, 2014 VVMC Facilities Master Plan 3. Master Planning Process and Master Plan Goals 7 Master Plan Goals and Objectives A key step in of Stage 1 was identifying the major goals and ob- jectives for the project. This was accomplished through collab- orative work sessions with the entire planning team. The goals and objectives addressed internal, external, operational and economic considerations, and were prioritized and categorized in the following areas: 1. Site Planning Major changes to the layout and design of VVMC, including, but not limited to, a new main entrance, and a new Emergency Department, improving loading facilities, expanding parking and considering the helipad location are addressed in this category. 2. Functional/Organizational These goals and objectives primarily addressed internal considerations and identified a number of improvements to the organization and overall efficiency of the campus. 3. Master Planning This category of goals and objectives ensured the Master Plan includes flexibility to respond to future conditions and implementation strategies. 4. Economic Sustainability, operational costs, long-term maintenance and energy costs and implementation strategies were some of the internal goals and objectives addressed in this category. Each of these four categories includes five or more goal state- ments. At the conclusion of this process the following ten goals were identified as the primary goals and objectives of the Master Plan to be addressed in future expansion plans. • Relocate the main entrance to VVMC to South Frontage Road • Modify service vehicle access to a concealed loading zone • Relocate Emergency Department and ambulance traffic to South Frontage Road • Locate Helipad with direct connection to Emergency Department, and with sensitivity to neighbors • Provide adequate and convenient parking for patients, visitors and staff • Improve operational efficiencies through proper sizing and adjacencies • Accommodate patients in the most appropriate setting (and w/privacy) • Optimize access and way-finding for patients and visitors • Create a flexible framework to accommodate future unforeseen changes • Accommodate appropriate medical office space on campus While most of the goals and objectives identified above are internal to how VVMC operates, a number of critical external considerations were also identified during the master planning process. Many of these same external considerations were identi- fied by Town of Vail staff as “issues or considerations” to be ad- dressed during the master planning process. August, 2014 VVMC Facilities Master Plan Town staff identified the following 13 issues to be addressed in the VVMC Master Plan. These issues include: 1. Helipad/emergency air service to the hospital site. 2. On-site loading and delivery facilities 3. Ambulance access to and from the site. 4. Vehicle access that uses South Frontage Road for primary access. 5. Minimize vehicle trips on West Meadow Drive 6. North/south pedestrian circulation through the site. 7. Middle Creek riparian corridor. 8. Provide on-site parking in full compliance with the parking requirements. 9. Define appropriate location for vehicle access off of the South Frontage Road. 10. Potential for VVMC use of Lot 10 and/or the Town’s municipal center site. 11. Zoning considerations. 12. Identify future growth and expansion opportunities to ensure the community, long-term health care needs are met. 13. Screening of mechanical equipment. The VVMC’s goals and objectives directly align with most of the topics raised by Town staff. The manner in which future VVMC improvements implement the Master Plan’s goals and objectives and address the issues raised by the Town is described in the following sections of the plan. 3. Master Planning Process and Master Plan Goals 8 August, 2014 VVMC Facilities Master Plan 4. Overview of Expansion Plans and Design Considerations 9 This section of the Master Plan provides an overview of: • Building expansions planned for the VVMC • The main “influences” in the overall site planning of the project • Architectural design and planning considerations relative to key elements of expansion plans Expansion Plans and Improvements VVMC currently has approximately 201,000sf of gross floor area (exclusive of parking garages). Expansion plans will increase square footage by a third, bringing the total square footage of the campus to approximately 270,000sf. Expansions will occur in two primary areas – additions to the West Wing and construction of an entirely new East Wing. West Wing Expansion The focal point of a +/-35,000 sf expansion planned for the West Wing is the addition of a new fourth floor. This new floor will pro- vide space for The Steadman Philippon Research Institute and The Steadman Clinic. Smaller multi-level expansions are also planned at the south and west sides of the West Wing. Interior spaces throughout the West Wing will be re-organized and provide in- creased space for surgery suites, Howard Head Sports Medicine, a Cardiac Catheterization Lab and other uses. New East Wing The East Wing of the hospital will be demolished and replaced with a building that adds approximately 35,000sf of net new square footage. Underlying this new building will be a multi-level parking structure which will be accessible from South Frontage Road and will provide the majority of all on-site parking. The south half of the new East Wing will include three levels. The lowest level (ground level at West Meadow Drive) will include an enclosed loading/delivery facility and a central utility plant. The second level will be devoted to new Emergency and Imaging De- partments. The upper level will accommodate the main hospital entry, admissions and other hospital functions. The general location of these two areas is depicted on the Build- ing Massing diagram on the following page. Main “Influences” in Site Planning of Future Expansions A number of factors influenced the overall site planning of future expansions to VVMC. Examples of these are the specific program- matic elements of the expansion plans, the internal relationships of new and expanded uses to other uses within the campus, and how the project can be constructed while maintaining hospital op- erations. Aside from these considerations, the single most impor- tant influence in the overall design of Master Plan improvements is moving VVMC’s “front door” to South Frontage Road. Bringing vehicular access to this location became a driver for the following design decisions: • The main entrance to the hospital needs to be proximate to where patients and guest arrive at the campus. Vehicle access off of South Frontage Road necessitates re-locating the main entrance (and functions such as admissions) to the East Wing. • Moving ambulance arrival to the new South Frontage Road access is proposed to address a major community goal of removing emergency vehicles from West Meadow Drive. This, in turn, necessitates a new Emergency Department is within the East Wing. • A new Emergency Department demands the need for a new imaging department in the East Wing. • Given the scope of new hospital functions that will be located within the East Wing, the east end of the campus became the logical location for additional structured parking. August, 2014 VVMC Facilities Master Plan 4. Overview of Expansion Plans and Design Considerations 6 10 While other factors were considered in the overall site planning of future expansion plans, the location of the new VVMC entry was a major influence in the design of the new campus. Specific Architectural Design and Planning Considerations The following outlines planning and design considerations relative to specific elements of the Master Plan Building Massing A number of factors influenced the building massing of proposed expansions to VVMC, including the structural capacity of exist- ing buildings to handle additions, internal spatial relationships of hospital uses, relationships to surrounding buildings in the neighborhood and conformity with applicable Town development standards. A number of covenant restrictions established by a 1989 land use agreement with the Evergreen Lodge also directly influence the design process. The building massing diagram provides a general indication of the building footprint and massing of expansions envisioned by the Master Plan. As demonstrated by the neighborhood massing diagram, the massing of VVMC is very consistent with building heights in the immediate vicinity of the hospital. The drawings above depict existing building heights surrounding VVMC and building massing of future hospital expansion August, 2014 VVMC Facilities Master Plan 4. Overview of Expansion Plans and Design Considerations 6 11 Meadow Drive The VVMC shares an important “public edge” with West Meadow Drive. The relocation of VVMC’s main entry to the South Frontage Road will provide a major benefit to West Meadow Drive and the pedestrian/biking experience along this corridor. Other considerations to be addressed in the design of building expan- sions that will enhance the campus’ relationship to West Meadow Drive may include: • Providing off-sets in building facades in order to avoid long, continuous wall planes • Providing variation of building heights • Maintaining existing landscaping and where appropriate enhancing landscaping between the building and the street • Introducing outdoor spaces (such as dining decks) in order to create interest and activity along the street • Maintaining the existing West Meadow Drive sidewalk and where appropriate enhance this corridor These and other detailed design considerations will be addressed during subsequent steps in the review process. August, 2014 VVMC Facilities Master Plan 4. Overview of Expansion Plans and Design Considerations 6 12 Architecture The implementation of the Master Plan provides a significant op- portunity for improvement and modernization to the architecture of the campus. The present building is a conglomeration of older buildings on the east and west ends of the campus, with a modern addition in the central portion. Expansion of the West Wing will include resurfacing of the 1980 façade, primarily by covering the older buildings with new additions on the south and west ends. The materials and forms anticipated for this expan- sion will be consistent with those used in the 2001 Central Wing addition, including natural stone and complimentary metal panel detailing. Window frames will be consistent with these materials and the amount of glazing will be balanced with the need for privacy. For example, on the new 4th level addition housing The Steadman Clinic, the use of more extensive glazing will be explored to take advantage of natural light and views, and to create a lighter, more recessed appearance at the very top of the building. The new East Wing will be articulated in a similar fashion, utilizing a stepped massing, from bottom to top. The use of varying materials will allow for further reduction of the visual massing of the building. Mechanical Systems One of the major goals of the VVMC Master Plan is to replace its aging utility components with a new Central Utility Plant, or CUP. The new CUP will be built as part of the East Wing, and will be located on the ground level, behind the service enclosure and away from West Meadow Drive. This area will house the hospitals heavy equipment including boilers, compressors, and emergency generators. Once this sequence of construction is complete, the existing mechanical yard located at the southwest corner of the campus along Meadow Driver, will be removed. In addition to the CUP, new air-handling units and air-cooled chill- ers will be located on the roof of the buildings. This equipment will be screened in a fashion which is consistent with the mechanical screen located above the 2001 VVSC Addition, whereby only the metal roofing form is visible from the sides of the buildings. Mechanical noises generated from this equipment will be largely contained and reflected above these enclosures, as opposed to directly across the roof. Loading and Service Relocating loading and delivery facilities off of West Meadow Drive has been suggested by community members. Moving these facilities to the new South Frontage Road access was studied but deemed infeasible. This is due primarily to grade changes; limited road frontage; and the space necessary to provide vehicular access for guests and patients, patient drop-off and ambulance access. The new loading facility is proposed to remain on West Meadow Drive. However, with the redevelopment of the East Wing the loading facility will be entirely enclosed and sized such that vehicles can complete turning movements within the structure. Noise, odor and visual impacts of loading and delivery functions will be mitigat- ed with this new enclosed facility, enhancing VVMC’s compatibility with adjacent residential uses. Pedestrian Circulation The primary pedestrian access to and from VVMC is West Meadow Drive. This shared vehicle/bike/pedestrian corridor is heavily used and provides a key link between Vail Village and Lionshead. Relocating the main entrance to South Frontage Road will greatly August, 2014 VVMC Facilities Master Plan 4. Overview of Expansion Plans and Design Considerations 6 13 improve the safety and aesthetics of the road by significantly reducing traffic, providing a significant benefit to those who use this corridor, to neighboring residential uses and to the entire community. A dedicated pedestrian entry to the new Emergency Department will be provided along West Meadow Drive. This entry is located proximate to the west-bound in-town bus stop. A north/south pedestrian corridor will be constructed at the east end of the campus, providing a new connection between the South Frontage Road and West Meadow Drive. Middle Creek The VVMC’s existing surface parking lot at the west end of the campus is located adjacent to Middle Creek and the adjoining riparian corridor. While no major changes are contemplated to this portion of the site, VVMC will evaluate potential improve- ments to the relation of the parking lot to the creek corridor. Potential steps could include the introduction of best management practices to improve the quality of water that runs off of the existing surface parking lot. August, 2014 VVMC Facilities Master Plan 5. Traffic 14 One of the key elements of this Master Plan is to establish South Frontage Road as the primary access to the VVMC. Through their internal master planning process the VVMC team defined this as a major goal. Establishing VVMC’s “front door” at the South Frontage Road has been a long-standing goal of the Town of Vail. The reason for this is quite simple – Meadow Drive is a heavily used pedestrian corridor and reducing the number of cars on this road will greatly improve the aesthetics of this pedestrian corridor. Meadow Drive Re-locating VVMC’s main access to South Frontage Road will significantly improve conditions on West Meadow Drive. The following demonstrates how this new access will shift traffic patterns and greatly reduce VVMC-generated traffic on West Meadow Drive: West Meadow Drive Existing Users Post-Master Plan Users 116 Patient/Guest Spaces 5 Service Vehicles Emergency Vehicles Loading/Delivery Vehicles Loading/Delivery Vehicles Of particular significance are the 116 parking spaces in the West Lot. 106 of these spaces have historically been used by patients and guests to VVMC. Given how they are used, these spaces “turnover” 6-8 times during a typical day, creating significant trips on West Meadow Drive. These trips will shift to South Frontage Road upon reconstruction of the East Wing. Traffic Impact Study A Traffic Impact Study has been completed by TurnKey Consult- ing LLC. This study evaluates the traffic impacts of new develop- ment and other changes contemplated by this Master Plan. An executive summary of the study is found in the appendix of this Plan. The diagram on the following page depicts the vehicular and pedestrian circulation patterns for VVMC. Assumptions on potential South Frontage Road improvements, VVMC expansion plans and other traffic-related operational changes at VVMC that were considered in the traffic study includ- ed the following: • A round-about (designed to facilitate site access to the VVMC, the Evergreen Lodge, the Town Hall site and pass- through traffic), on South Frontage Road • Vehicular access off South Frontage Road to VVMC will be right-in/right-out only • Emergency vehicles will access VVMC via the new main access off of South Frontage Road, including westbound left turn into the VVMC • Patient and guest access to the West Surface Parking lot will be provided via VVMC’s new main access off of the South Frontage Road • Access to the new East Parking Structure and the West Surface Lot will be provided via the new main access off of South Frontage Road • During the construction of the East Wing, 69 parking spaces in the US Bank Building will be temporarily accessed via West Meadow Drive August, 2014 VVMC Facilities Master Plan 5. Traffic 15 The performance of the South Frontage Road roundabout, the Frontage Road/VVMC access point and the Vail Road/Meadow Drive intersection were evaluated. Based on analysis by TurnKey Consulting Inc. and Felsberg Holt Ulevig, each of these intersec- tions performed at a level well above minimum Town standards for both level of service and delay. An updated traffic study for VVMC will be completed in the future and submitted at subsequent stages of the development review process. Conceptual Roundabout Location Study The Town of Vail has taken the lead on a conceptual design study of future road and access improvements to South Frontage Road. August, 2014 VVMC Facilities Master Plan 5. Traffic 6 16 The participants in this process include the Town, representatives from the Evergreen Lodge and VVMC. Each of these organiza- tions is contemplating development of their property and the primary goal of this effort is to collaboratively define a plan for access improvements along South Frontage Road. The TOV has retained Felsburg Holt and Ullevig (FHU) to provide technical sup- port for this effort. It is anticipated that South Frontage Road improvements will likely include a roundabout in order to provide optimal access to each of the three properties. The focal point of this conceptual study has been to evaluate alternative roundabout locations and to define the preferred location for a roundabout. While much progress has been made on this conceptual design study, the process is not yet complete. The preferred location for the roundabout will likely be near the shared property line between VVMC and the Evergreen Lodge. FHU and project participants are evaluating several different site access configura- tions for a roundabout at this location. The VVMC Traffic Study could not analyze the proposed round- about location because the preferred access configuration has not yet been defined. Therefore, this traffic study refers to and relies upon the FHU work completed to date (and documented in an 8/1/14 FHU memo), for the roundabout operational analysis. The FHU memo indicates the proposed roundabout would oper- ate at LOS B or better, even when using conservative background traffic and site trip generation estimates. It is expected that the preferred roundabout location and access configurations will be determined sometime during the VVMC Master Plan approval process, at which time the VVMC Traffic Study will be updated. The roundabout solution is based on the assumption that all three properties will re-develop and is also dependent upon the participation of all three property owners. In addition, topogra- phy and site conditions along South Frontage Road could present design and construction and the sequencing of when the round- about is constructed relative to when each of the three parcels re-develop is also a consideration. For these reasons VVMC has evaluated South Frontage Road improvements that would be necessary if only VVMC were to re-develop. The findings of this analysis will be provided in an addendum to the VVMC Master Plan Traffic Impact Study. August, 2014 VVMC Facilities Master Plan 6. Parking 17 On-site parking at VVMC has for many years been widely ac- knowledged to be inadequate. Providing sufficient on-site park- ing is one of the primary goals of this master planning effort. The following section addresses three related topics - method- ologies for determining parking requirements, existing parking conditions, and the parking demands expected from expansion of VVMC. More detailed information on each of these topics will be provided in subsequent development applications. Methodologies for determining parking requirements Zoning code formulas used to determine parking requirements for land uses such as office, retail, etc. are fairly consistent and are almost always based on square footage. Hospitals and medical centers present a unique land use and formulas used to determine parking requirements vary widely. Gross square footage, net square footage, number of employees, number of doctors, number of patient beds and number of patient exam rooms (or some combination of the above), are examples of the different “measures” used to determine parking requirements for medical centers. The Town’s methodology for determining the medical center’s parking requirement is based primarily on square footage, but involves three related considerations: Hospitals 1 space per patient bed 1 space/150sf net floor area Medical offices 1 space per 200 sf net floor area While in concept a square footage based formula can provide a relative indication of a facility’s parking demand, the use of square footage is arbitrary in that all square footage within a medical center is treated uniformly (with respect to its intensity of use, hence parking demand). Basing parking requirements on the number of employees, an approach used by many codes, may be a more accurate measure for determining a facility’s parking demand. The following formula is suggested as an alter- native to the Town’s formula: 1 space per patient bed 1 space per exam room 1 space per day shift employee Both of these methodologies have their strengths and weak- nesses and as demonstrated below, both formulas provide similar parking numbers when applied to the existing campus. More importantly, both formulas provide a parking number that is very close to current parking conditions at VVMC. As further explained below, the employee-based formula is the most appro- priate and accurate formula for determining the VVMC parking demand. Existing Parking Conditions Applying the Town parking formula to the existing facilities at the VVMC results in 870 spaces and after application of a 20% multi- use credit the parking requirement is 697 spaces. Applying the employee-based formula to the existing campus results in 782 spaces and after application of a 17.5% multi-use credit the parking requirement is 645 spaces. August, 2014 VVMC Facilities Master Plan 6. Parking 18 While the parking requirement numbers above are very similar, they are based on formulas and may not reflect actual park- ing conditions, or VVMC’s existing parking demand. The table below summarizes actual parking conditions: 407 On-site spaces (located in West Lot, East Structure, US Bank Building) 60 Employee-issued ECO bus passes 32 Average number of employees who utilize VVMC shuttles 120 TOV/Lionshead parking and season parking passes purchased (2013/14 ski season) 53 Off-site leased spaces 672 Total spaces VVMC provides patient, guest and employee parking with a combination of on-site parking, off-site/leased parking and managed parking (employee bus pass and shuttles). These 672 “actual” spaces fall mid-way between two zoning calculations, in essence validating the accuracy of the two parking formulas. This information can also be used to define the existing park- ing deficit at VVMC. Assuming 672 is VVMC’s required parking, there are currently 499 “code conformant” parking spaces (407 on-site spaces and 92 “managed” spaces), and as such the exist- ing parking deficit is approximately 173 spaces. Parking Requirements of Master Plan and Expansion The increased parking demand from expansions contemplated by the Master Plan is expected to be relatively low. This is because building expansions are primarily intended to “decom- press” existing hospital facilities; and to provide larger, more functional spaces for staff to provide better care to patients. There are plans for improvements such as additional medical space and exam rooms that will generate more employees and increased patient activity, resulting in increased parking demand. However, there are many improvements such as the re-designed Emergency Department that will not increase capacity or em- ployees, hence not increasing parking demand. Assuming the use of the employee-based parking formula, the increased park- ing demand from the Master Plan expansion is anticipated to be approximately 50-60 additional spaces, or approximately 730-740 total spaces. Upon completion of the Master Plan expansion all required parking will be provided by on-site parking spaces and managed parking solutions (i.e. employee shuttle and bus pass programs). On-site parking will be provided in the existing West Lot, new surface spaces will be created when the ambulance building is removed, and a new parking structure will be located at the east end of the site. Actual on-site parking spaces are expected to be between 650-700 spaces. As has been done in the past, managed programs (bus passes and employee shuttle vans) will be used to satistfy VVMC’s parking requirement. During the construction of the new East Wing parking structure interim off-site parking will be needed for approximately two years. Details on how this will be addressed as well as additional information on the number of required parking spaces, the manner in which new parking will be provided and parking man- agement plans will be provided with subsequent development applications. August, 2014 VVMC Facilities Master Plan 7. Helipad 19 Existing Helipad The existing helipad that serves VVMC is located north of the South Frontage Road and immediately west of the Vail Town Hall. This helipad has been used by VVMC for the past 30 years. A helipad is an essential element of a medical facility such as VVMC. On average approximately 70 helicopter transports occur each year. The majority of these are scheduled transports of patients from VVMC to other healthcare facilities. While the existing helipad has served its purpose in supporting emergency air transport, there are shortcomings with the current helipad. The fundamental limitation of the existing helipad is that it requires the transfer of the patients from VVMC to the helicopter via an ambulance. The most significant implication of this is increased time required to transfer the patient. In addition, the transfer monopolizes the use of an ambulance and also necessitates the temporary closure of South Frontage Road. Each of these factors would be resolved with a helipad located within the VVMC campus. Helipad Site Selection A number of potential on-site helipad locations were evaluated with the assistance of Cayce Batterson of CLB Enterprises. These alternatives included rooftop locations and an elevated helipad at the northernmost portion of the campus. Criteria used to evaluate these alternatives included safety, functionality, proximity to the Emergency Department and other considerations. Rooftop locations at the west (on the roof of the new fourth floor proposed at the West Wing) and southeast portions of the campus (on the roof of the new East Wing) were considered. While these locations conformed to applicable elements of the FAA Advisory Circular and provided good access to the Emergency Department, each necessitated flight paths that brought the helicopter over existing residential land uses. Because of residential concerns with the overflight of helicopters and the associated noise impacts, these rooftop alternatives are currently not being pursued. August, 2014 VVMC Facilities Master Plan 7. Helipad 20 The proposed helipad involves an elevated pad located at the northernmost corner of the campus along South Frontage Road. This location allows for direct access to the adjacent (re- located) Emergency Department without use of an ambulance. As depicted on the diagram on the previous page, this location allows for a flight path over the I-70 corridor, similar to the flight path used with the existing helipad. Implications on Adjacent Properties Adjacent buildings and land uses are considerations in evaluating the feasibility, function and safety of a helipad. Horizontal and vertical distances between the helipad and adjacent buildings are one of the key factors in this evaluation. Based on existing land uses and buildings on adjacent properties, the proposed helipad site presents a workable solution and adjacent land uses would have no constraints on helipad operations. Consideration has also been given to potential implications resulting from conditions changing on adjoining properties. Concerns would arise if the Evergreen Lodge were to re-develop with buildings at the maximum allowable building height (82.5’) at the easternmost portion of their site. Potential impacts could be addressed in two ways – establishing maximum building height limitations on the eastern end of the Evergreen property or by varying the height to which the helipad is elevated (the degree to which the helipad is elevated directly influences the horizontal and vertical separation needed between the helipad and adjacent buildings). VVMC is currently in discussions regarding the helipad with representatives from the Evergreen Lodge. Proposed helipad location August, 2014 VVMC Facilities Master Plan 8. Other Considerations 21 The following section addresses zoning/development review considerations and other topics relative to expansion plans envisioned by the Master Plan. Many of these topics will be addressed in greater detail during the review of subsequent development applications. Employee Housing Chapter 23 - Commercial Linkage of the Town’s zoning regula- tions stipulates that “commercial development or redevelop- ment shall mitigate its impact on employee housing by provid- ing Employee Housing Units (EHU’s) for twenty percent (20%) of the employees generated.” Further, that “employee hous- ing impacts need only be mitigated for a redevelopment that results in a greater number of employees generated from an increase in net floor area.” As such VVMC’s requirement is to provide housing for 20% of the new employees resulting from the proposed expansion. Chapter 23 provides a table of employee generation rates for a variety of different land uses. Hospitals and medical facilities are not included in this table. In accordance with the ordinance, in such cases it is incumbent on the applicant to pro- vide documentation of employee generation anticipated from the project. The VVMC and other entities that operate within the campus (i.e. Colorado Mountain Medical, The Steadman Clinic, etc.) in- clude a total of approximately 550 employees. It is anticipated that as the Master Plan expansion is implemented employees will increase to approximately 610, an increase of 60 employ- ees. Based on the 20% requirement, housing for 12 employees will be provided. This housing may be in the form of dormitory; studio; or 1, 2 or 3 bedroom units. Chapter 23 stipulates that 50% of required employee housing be located “on-site”. Due to the incompatibility of housing and hospital uses, all required employee housing will be provided off-site (as may be permitted by Chapter 23). Detailed information on employee generation, the exception to the on-site requirement, and an employee housing plan will be provided in subsequent development applications. Covenant Restrictions Portions of the VVMC campus are encumbered by restrictive cov- enants that address the use of the property and establish limita- tions on building location, building height and other site develop- ment considerations. Covenants established by Vail Associates, Inc. when the property was originally conveyed to VVMC limit the use of the land to “hospitals and medical facili- ties”. In 1989 a number of restrictions on the design and devel- opment of VVMC property were established by covenants for the benefit of the Evergreen Lodge. Improvements contemplated by this Master Plan are designed to conform with all applicable elements of these covenant restric- tions. Zoning Existing zoning of the VVMC campus includes three different zone districts. The majority of the campus is zoned General Use (GU), the US Bank Building site is zoned Special Development District (SSD #23), and a portion of land along South Frontage Road August, 2014 VVMC Facilities Master Plan 8. Other Considerations 22 (recently purchased from the Evergreen Lodge) is zoned Lions- head Mixed Use – 1. The diagram on the following page depicts the location of existing zone districts. The following summarizes the existing zoning of these three areas relative to the proposed master plan. Lionshead Mixed Use–1 Zoning This small portion of the VVMC campus was zoned LHMU-1 when acquired from the Evergreen Lodge. The LHMU-1 district does not allow for medical facilities, medical offices or clinics. For this reason the re-zoning of this portion of the campus to GU will be proposed as an element of future development applications. SDD Zoning The VVMC purchased the US Bank Building in 2005. At that time, the property was used as a professional office building and was zoned SDD #23. Since that time, VVMC has converted many office uses within the building to medical uses or office uses directly related to the VVMC. These medical uses are permissible by SDD #23. While the majority of the building has evolved into a medical of- fice building, the bank use is expected to remain for the foresee- able future. VVMC’s ultimate plan is for all uses within the build- ing to be medical-oriented and it is anticipated that this will occur once the bank vacates the building. At that time it is expected that the property will be re-zoned to the GU district. There are two reasons for not re-zoning this portion of VVMC to GU at this time. The existing bank building is physically separate from the rest of the buildings on the VVMC campus and as such there are no real regulatory complications from having two different zone districts in place on the VVMC campus. More im- portantly, the “banks and financial institutions” are not permitted in the GU district. Re-zoning the property to GU would make the existing bank a non-conforming use and this could create future unintended or unforeseen consequences. General Use Zoning The majority of the campus is zoned GU. The purpose of the GU district is intended for use on sites with public and quasi-public uses and this zone district has been the primary tool for review- ing the development of VVMC for many decades. “Healthcare facilities” are a Conditional Use in the GU District. There are no changes proposed to this zoning. August, 2014 VVMC Facilities Master Plan 8. Other Considerations 23 Vail Land Use Plan The Vail Land Use Plan includes references to VVMC. It is intended that this Master Plan supersede all reference to VVMC found in the Vail Land Use plan. TOV Lands The adjacency of Lot 10 to the west side of the VVMC campus presents a meaningful opportunity for the long-term growth of the hospital. While small in size, Lot 10 could nonetheless be a key fac- tor in providing future hospital improvements at the west end of the campus. VVMC remains interested in working with the Town regarding the future acquisition of this parcel. Doing so could facilitate the VVMC’s ability to pursue expansion plans on the West Lot at some point in the future. Future Expansion Potential at VVMC Expansions and improvements outlined in this Master Plan are planned to meet the needs of VVMC for many years. In doing so these improvements will provide facilities that will allow the VVMC to serve the community with state-of-the-art, high quality healthcare. It is difficult to speculate on expansions or improvements beyond those envisioned by this Master Plan. That said, as medical services and technology evolve over the next few decades, it is reasonable to assume that over time additional changes to the VVMC will be nec- essary. VVMC would have two options available for future expan- sion and improvements to the campus: US Bank Building Since it was purchased by VVMC in 2005, this building has evolved into a near-exclusively medical office building. As a part of the changes to the main hospital campus outlined by this Mas- ter Plan, the US Bank Building will be used to accommodate some uses that are currently located on the main campus. Over time, it may be possible to demolish this building and redevelop it with more direct, physical integration with the main campus. This would represent one alternative for how VVMC could address future long-term needs. West Lot The West Lot is a location that could accommodate a new build- ing at some point in the future. This would likely necessitate below-grade structured parking. Access to this building (and parking) would be possible via South Frontage Road and the new main entry to VVMC. No specific work has been done on future improvements beyond those outlined in this Master Plan. This Master Plan does howev- er, provided VVMC with options for how future unforeseen needs could be provided for on campus. 2533 West Pinyon Ave Grand Junction, CO 81505 970-985-4001 Traffic Impact Study Executive Summary Only The complete Traffic Impact Study is available upon request Prepared For: Vail Valley Medical Center Master Plan I-70 South Frontage Road, Just west of the main Vail interchange Vail, Colorado August 18, 2014 VVMC Master Plan TIS Page 1 1 Executive Summary 1.1 Introduction This report documents the traffic impact study (TIS) for the proposed Vail Valley Medical Center (VVMC) Master Plan (Project) in the Town of Vail (TOV), Colorado. The VVMC is located on the south side of the I-70 South Frontage Road (Frontage Road) about 750 feet west of the main Vail interchange. The VVMC also has access to West Meadow Drive. See Figure 1 for the Project Vicinity Map. All land use details listed in this TIS are based on the master plan effort, and will be updated as the Project concept is refined. Another key assumption is a future roundabout on the Frontage Road, which would provide optimal access to each of the three adjacent properties when this area builds out. The Town of Vail has recently been working with adjacent property owners recently to evaluate alternative roundabout locations and to define the preferred location for this roundabout. This TIS assumed a roundabout configuration, but the roundabout solution is dependent upon the participation of all three property owners, and is based on the assumption that each of the properties will be redeveloped at the same time. Since the timing of these projects may not occur simultaneously, VVMC has evaluated South Frontage Road improvements that would be necessary if the hospital were to redevelop first and alone. This evaluation was done to find a workable VVMC access solution that could occur within the existing right of way. The ultimate roundabout configuration would require additional highway right of way for implementation. The results of this supplemental analysis are not included in this document, but they will be added as an addendum. This TIS will be updated as necessary and resubmitted for the TOV Condition Use Permit (CUP) and Colorado Department of Transportation (CDOT) access permit processes. 1.2 Study Area The Study Area includes the intersections listed below, which are shown in Figure 1. Figure 2 shows the lane geometry and traffic control. Intersections #1 Frontage Road and Evergreen Access (South Leg) (Proposed intersection west of VVMC Access – assumed to be a roundabout) #2 Frontage Road and VVMC Access (South Leg) / TOV Access (North Leg) #3 Vail Road and Meadow Drive VVMC Master Plan TIS Page 2 The Vail Road and Meadow Drive intersection was added to the Study Area because the VVMC trips at this intersection will increase during the East End construction. The increase in VVMC trips at this intersection will occur because the 69 parking spaces at the US Bank Building will be accessed via West Meadow Drive instead of the Frontage Road. The south roundabout at the Main Vail Interchange was not included in the Study Area. The 2025 Vail Transportation Plan (Vail TMP) concluded that there is a limited amount of realistic capacity improvements that could be constructed at this interchange, and discussed other system-wide improvements that would help alleviate congestion at the Main Vail Interchange. 1.3 Traffic Analysis Periods and Years The traffic analysis was conducted for the periods and conditions listed below. The traffic volumes used in the analysis are based on traffic data from the peak summer and winter seasons. In addition, traffic volumes from the Vail TMP were used for the Frontage Road. Periods • Weekday AM Peak Hour • Weekday PM Peak Hour Conditions • Year 2015 – West End (During Construction) • Year 2016 – West End (Construction Completed) • Year 2017 – East End (During Construction) • Year 2018 – East End (Construction Completed) • Year 2035 – Build-out (20-year horizon) Definitions: West End improvements include approximately 40,000 SF of medical space on and around the existing West Wing of the VVMC. East End improvements include approximately 25,000 SF of net new medical space and an expanded parking structure at the east end of the Campus. 1.4 Background Traffic Assumptions Related to Adjacent Development The future traffic volumes used in this study assume the following: • VVMC build out • Evergreen Site redevelopment, per previous traffic study for this site • No changes to the Town of Vail municipal site 1.5 Existing and Proposed Project Uses Table 1 shows the existing and proposed Project uses for each condition. Table 2 shows the number of employee and guest/patron parking spaces for each condition. VVMC Master Plan TIS Page 3 Table 1 – Existing and Proposed Project Uses Condition Year Gross Building Area (SF) Full-time Employees (FTE) Patient Beds Exam Rooms Existing 2014 202,000 569 58 155 West End (During Const) 2015 202,000 569 58 160 West End (Const Completed) 2016 242,000 590 58 190 East End (During Const) 2017 242,000 590 58 190 East End (Const Completed) 2018 268,000 610 58 197 Build-out Prior to 2035 300,000 1 700 58 260 1 Overall Increase (Existing to Build-out) 49% 23% 0% 68% Notes: SF – square footage 1. The SF and exam rooms shown for the Build-out Condition are speculative in nature. Estimates are provided for long-range traffic planning purposes only VVMC Master Plan TIS Page 4 Table 2 – Existing and Proposed Parking Spaces Note: the number of parking spaces were estimated based on schematic designs for the Master Plan effort; the final parking numbers are subject to change as more detailed design work is completed. Condition Year # Parking Spaces Accessed via Total # Parking Spaces W Meadow Drive Frontage Road Emp P / GTotalEmp P / GTotal Emp P / GTotal Existing 2014 9 107 116 245 46 291 254 153 407 West End (During Const) 2015 9 57 66 195 96 291 204 153 357 West End (Const Completed) 2016 9 107 116 245 46 291 254 153 407 East End (During Const) 2017 32 1 153 1 185 1 0 2 0 0 32 153 185 East End (Const Completed) 2018 5 3 0 5 404 210 614 409 210 619 Build-out Prior to 2035 5 3 0 5 435 260 695 440 260 700 Overall Increase (Existing to Build-out) 73% 70%72% Notes: Emp – Employee, P / G – Patron / Guest 1. Includes 69 parking spaces (46 = P / G, 23 = Emp) at the US Bank Building that will be accessed from W Meadow Drive instead of the Frontage Road. 2. During the East End Construction, the VVMC will “replace” 245 parking spaces by leasing parking spaces at nearby parking structures, and/or increasing transit and shuttle use by employees. 3. These 5 parking spaces are for service vehicles VVMC Master Plan TIS Page 5 Figure 1 – Vicinity Map Vail Valley Medical Center (VVMC) Master Plan Figure 1 Vicinity Map Not To Scale VVMC W Meadow Dr I-70 South Roundabout at Main Vail Interchange Vail Road and Meadow Dr [Int #3] Existing VVMC Access [Int #2] TOV Vail Rd Evergreen Lodge Existing VVMC Main Access (to be relocated to Int #2) Proposed Intersection #1 [assumed roundabout] (General location based on FHU study area) I-70 South Frontage Rd VVMC Master Plan TIS Page 6 Figure 2 – Existing Lane Geometry and Traffic Control Vail Valley Medical Center (VVMC) Master Plan Figure 2 Existing Lane Geometry and Traffic Control Not To Scale 1 3 TOV Main Access TOV West Access Evergreen Lodge Access VVMC Main Vail Interchange 2 1 3 2 Exact location and geometry of the Proposed Intersection not know at this point; yellow shape represents the area studied by FHU VVMC Master Plan TIS Page 7 1.6 Summary of Traffic Analysis Results The following sections summarize the traffic analysis results at the three Study Area intersections. 1.6.1 Intersection #1 on Frontage Road - Assumed Roundabout The TOV has taken the lead on the preliminary design of the Proposed Roundabout on the Frontage Road. The participants in this process include all adjacent property owners because the roundabout would require additional right of way from these properties. VVMC, TOV, and the Evergreen Lodge have been meeting for a couple months to evaluate various roundabout location and configuration options. The TOV has retained Felsburg Holt and Ullevig (FHU) to provide technical support to the effort, and they produced a memorandum to the TOV on 8/1/14. The FHU memo summarized the results of the alternatives analysis for the roundabout, which was based on build out conditions on all three properties in the year 2035. The most recent team meeting was held on 8/5/14 where the participants agreed that the roundabout would be likely be located near the shared property line between the VVMC and Evergreen properties. FHU is currently looking at several different access configurations for the roundabout at this location. This VVMC TIS could not analyze the proposed roundabout because the preferred configuration is not known yet. Therefore, this TIS refers to and relies upon the FHU memo for the roundabout operational analysis in the build out condition. The FHU memo indicates that the proposed roundabout would operate at LOS B or better, even when using conservative background traffic and site trip generation estimates. It is anticipated that the preferred roundabout location and configuration will be identified sometime during the VVMC Master Plan approval process, so this TIS will be updated accordingly. VVMC has identified the South Frontage Road improvements that would be necessary if the hospital were to redevelop first and alone. This evaluation was done to find a workable VVMC access solution that could occur within the existing right of way. The ultimate roundabout configuration would require additional highway right of way for implementation. The results of this supplemental analysis are not included in this document, but they will be added as an addendum. The Proposed Roundabout on the Frontage Road was analyzed for the completion of of the VVMC reconstruction, which is anticipated to be year 2018. Table 3 shows the level of service (LOS), delay, and queuing results of the roundabout analysis based on the HCM 2010 Roundabout Methodology. VVMC Master Plan TIS Page 8 Table 3 – Int #1 - Assumed Roundabout Analysis Results [Year 2018] Roundabout Approach AM Peak Hour PM Peak Hour LOS – Delay (sec) 95th % Queue (ft) LOS – Delay (sec) 95th % Queue (ft) West Leg (Frontage Road) A – 5 20 A – 9 70 East Leg (Frontage Road) A – 6 50 A – 6 50 South Leg (Evergreen Lodge Access) A – 6 20 A – 9 20 North Leg (TOV Service Access) A – 6 20 A – 6 20 Overall Roundabout (all vehicles) A – 6 50 (max) A – 7 70 (max) Table 3 shows that the Proposed Roundabout will operate at LOS A with minimal queuing in year 2018, the anticipated opening year. Please refer to the FHU memo in the Appendix for the year 2035 Build-out analysis results. 1.6.2 VVMC Access / TOV Access on Frontage Road [Intersection #2] The year 2018 East End (Construction Completed) analysis showed that the existing roadway configuration at the VVMC Access will probably create grid-lock on the Frontage Road and Main Vail interchange. Conversion of the VVMC and TOV Accesses to restricted driveways should occur prior to (or coincide with) the completion of the VVMC Master Plan construction in year 2018. The RIRO configuration at the VVMC and TOV Accesses will provide acceptable traffic operations thru the year 2035 Assumed Frontage Road Improvements (By Year 2018) • New intersection constructed west of VVMC Access – assumed as roundabout • VVMC and TOV Accesses are restricted to right-in right-out (RIRO) movements • Construction of an eastbound right-turn deceleration lane at the VVMC Access (per requirements in the Colorado State Highway Access Code) Table 4 shows that the RIRO configuration at the VVMC and TOV Accesses on the Frontage Road will operate at LOS A in the Year 2035 Build-out Condition. VVMC Master Plan TIS Page 9 Table 4 – VVMC/TOV Access on Frontage Road Analysis Results [Year 2035] VVMC and TOV Accesses are RIRO (in conjunction with the Proposed Roundabout) Direction Movement AM Peak Hour PM Peak Hour LOS – Delay (sec) 95th % Queue (ft) LOS – Delay (sec) 95th % Queue (ft) Northbound (VVMC Access) Right-turn A – 3 45 A – 8 95 Southbound (TOV Access) Right-turn A – 4 35 A – 5 50 1.6.3 Vail Road and Meadow Drive [Intersection #3] The existing main access to the VVMC is on West Meadow Drive. In order to get to the VVMC main access, drivers pass thru the Vail Road and Meadow Drive intersection, which is a small four-way stop intersection with a high number of pedestrians and local buses. The VVMC Master Plan proposes to relocate the main access to the Frontage Road, but the new main access on the Frontage Road will not be open until year 2018. In addition, when the East End is being constructed in year 2017, it will be necessary to access the 69 parking spaces at the US Bank Building via West Meadow Drive. This means that the VVMC traffic on West Meadow Drive will increase over the existing condition when the East End is under construction. The existing roadway configuration was analyzed for the year 2017 East End (During Construction) scenario. Table 5 shows what can be expected at the this intersection when the 69 parking spaces at the US Bank Building are access via West Meadow Drive during the construction of the East End parking structure. Table 5 – Vail Road and Meadow Drive Analysis Results [Year 2017] Approach AM Peak Hour PM Peak Hour LOS – Delay (sec) 95th % Queue (ft) LOS – Delay (sec) 95th % Queue (ft) Eastbound (West Meadow Drive) A – 7 50 B – 10 95 Westbound (East Meadow Drive) A – 10 55 A – 9 65 Northbound (Vail Road) A – 8 55 B – 12 90 Southbound (Vail Road) A – 10 115 B – 11 100 Overall Intersection (all vehicles) A – 9 115 (max) B – 11 100 (max) VVMC Master Plan TIS Page 10 Table 5 shows that there will not be a noticeable change in the LOS, delay, or queuing at the Vail Road and Meadow Drive intersection during the construction of the East End when the 69 parking spaces at the US Bank Building will be accessed via West Meadow Drive. The 69 parking spaces at the US Bank Building represents a 60% increase in VVMC parking spaces accessed via West Meadow Drive (116 existing vs 185 during East End Construction). However, the traffic data obtained in February 2014 showed that the peak hour trips to/from the US Bank Building were 36 vph (AM) and 43 (PM). Based on the existing peak hour traffic volumes at the Vail Road and Meadow Drive intersection (AM = 316 vph, PM =518 vph), the increase in VVMC trips on West Meadow Drive to/from the US Bank Building during the East End Constructions is only 11% (AM) and 8% (PM). VVMC Trips on W Meadow Drive after the VVMC Master Plan is Completed After the VVMC Master Plan is completed in year 2018, the VVMC traffic volume on W Meadow Drive will go from about 1,000 vehicles per day (based on August 2013 traffic count) to less than 20 trips per day (service vehicles only). The existing peak hour VVMC traffic at the Vail Road and Meadow Drive intersection represents 21% (AM) and 29% (PM). After completion of the VVMC Master Plan in year 2018, the peak hour traffic volume at this intersection will decrease by those same percentages. 1.7 Conclusions and Recommendations The following conclusions and recommendations are based on the Project trip generation and traffic analysis. 1.7.1 Proposed Roundabout on Frontage Road [Intersection #1] The TOV has taken the lead on the preliminary design of the Proposed Roundabout on the Frontage Road. The participants in this process include all adjacent property owners because the roundabout would require additional right of way from these properties. VVMC, TOV, and the Evergreen Lodge have been meeting for a couple months to evaluate various roundabout location and configuration options. The TOV has retained Felsburg Holt and Ullevig (FHU) to provide technical support to the effort, and they produced a memorandum to the TOV on 8/1/14. The FHU memo summarized the results of the alternatives analysis for the roundabout, which was based on build out conditions on all three properties in the year 2035. The most recent team meeting was held on 8/5/14 where the participants agreed that the roundabout would be likely be located near the shared property line between the VVMC and Evergreen properties. FHU is currently looking at several different access configurations for the roundabout at this location. This VVMC TIS could not analyze the proposed roundabout because the preferred configuration is not known yet. Therefore, this TIS refers to and relies upon the FHU memo for the roundabout operational analysis in the build out condition. The FHU memo indicates that the proposed roundabout would operate at LOS B or better, even when using conservative background traffic and site trip generation estimates. It is anticipated that the preferred roundabout location and configuration will be identified sometime VVMC Master Plan TIS Page 11 during the VVMC Master Plan approval process, so this TIS will be updated accordingly. VVMC has identified the South Frontage Road improvements that would be necessary if the hospital were to redevelop first and alone. This evaluation was done to find a workable VVMC access solution that could occur within the existing right of way. The ultimate roundabout configuration would require additional highway right of way for implementation. The results of this work are not included in this document, but they will be added as an addendum. Intersection #1 should be constructed prior to (or coincide with) the completion of the VVMC Master Plan construction in year 2018. 1.7.2 VVMC Access on Frontage Road [Intersection #2] The year 2018 East End (Construction Completed) analysis showed that the existing roadway configuration at the VVMC Access will probably create grid-lock on the Frontage Road and Main Vail interchange. Conversion of the VVMC and TOV Accesses to restricted driveways should occur prior to (or coincide with) the completion of the VVMC Master Plan construction in year 2018. The RIRO configuration at the VVMC and TOV Accesses will provide acceptable traffic operations thru the year 2035. 1.7.3 Vail Road and Meadow Drive [Intersection #3] The VVMC trips at this intersection will increase during the East End construction due to the 69 parking spaces at the US Bank Building being accesses via West Meadow Drive. However, the increase in traffic at this intersection will only be 11% (AM) and 8% (PM), and there will not be a noticeable change in the LOS, delay, or queuing at this intersection. No changes are recommended at this intersection. The complete Traffic Impact Study is available upon request.