HomeMy WebLinkAboutPEC140011 PEC memorandum and attachments 1013140) TOWN OF VAIL `
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: October 13, 2014
SUBJECT: A request for a recommendation to the Vail Town Council on the adoption of the
Vail Valley Medical Center Master Plan, to establish a comprehensive
redevelopment plan for the Vail Valley Medical Center, Lot 10 (Town of Vail
parking lot), and US Bank Building, located at 181 and 281 West Meadow Drive
and 108 South Frontage Road West/ Lots E, F, and 10 Vail Village Filing 2, and
Lot D -2, A Resubdivision of Lot D Vail Village Filing 2, and setting forth details it
regard thereto. (PEC140011)
Applicant: Vail Valley Medical Center, represented by Braun and Associates
Planner: Warren Campbell
DESCRIPTION OF REQUEST
The applicant, Vail Valley Medical Center (VVMC), represented by Braun and
Associates, is requesting a public hearing with the Planning and Environmental
Commission to continue the review of the proposed Vail Valley Medical Center Master
Plan (VVMC MP), dated August, 2014 (Attachment A). The public hearing will include:
• responses by the VVMC to questions raised at the September 22nd hearing
where loading and delivery was discussed,
• a discussion of traffic and circulation, parking, bulk and mass, employee housing
and Middle Creek,
• opportunity for public participation, and
• a schedule of next steps.
As this public hearing will limit the scope of discussion to the topics listed above, which
are elements proposed VVMC MP, staff has not prepared a recommendation for any
action by the Planning and Environmental Commission. Town staff will provide a
recommendation at the November 24, 2014 public hearing.
II. DISCUSSION ITEMS
The end result of the master planning process is to create a facilities master plan for the
VVMC campus. As such, the plan will be used primarily by VVMC to help guide and
direct future decisions for development on the VVMC campus. While many aspects and
elements of the plan have little, or no relevance, on the Town of Vail or the immediate
neighborhood (i.e., interior layout of the buildings, sequencing of construction, size of
the emergency generator, etc.), there are many other aspects or elements of the plan
which will. For example, elements such as parking; pedestrian circulation; loading and
delivery; bulk, mass and scale; vehicular access, etc. For that reason, it is imperative
that input from the community and other potentially impacted parties is taken throughout
the master planning process. These design solutions and options for the
implementation of these elements will become part of the master plan.
Once incorporated into the Vail Land Use Plan, the master plan will be used as a
benchmark for evaluating development plan proposals provided as part of a conditional
use permit application. Further, portions of the master plan should be created with the
expressed intent and goal of its inclusion in the Vail's Comprehensive Plan. Through its
inclusion in Vail's Comprehensive Plan, the master plan becomes pertinent and relevant
to future development review processes and actions by the Town. In order to achieve
this goal, the Vail Land Use Plan should be amended to include those aspects or
elements of the master facilities plan which bear relevance on the Town of Vail and the
immediate neighborhood.
Loading and Delivery
Proposed VVMC MP Text
The applicant is proposing to replace the language include in the initial draft of the
VVMC MP (Attachment A) with the following language. The following language is in
response to the discussion on September 22nd
The language addressing Loading and Service in the VVMC MP is as follows:
Existinq Conditions
VVMC has a wide variety of delivery and service needs that are essential to the
operation of its facility and vital to providing quality patient care. Examples of
products regularly delivered to VVMC include linens and laundry, food supplies,
equipment, and medical and surgical supplies. Deliveries to VVMC occur three
different ways:
1. Most deliveries are made by vendors who deliver directly to the Vail
campus.
2. VVMC also has a down - valley facility in Gypsum where medical and
surgical supplies are warehoused and delivered daily to the Vail campus
by VVMC vans on an "as needed" basis.
3. Finally, a third party contractor makes daily deliveries of medical and
surgical supplies from a warehouse in Denver.
Town of Vail Page 2
On average, 24 service and delivery vehicles serve VVMC each day (resulting in
48 total trips on West Meadow Drive). These 24 trips include vendor vehicles,
VVMC courier vans and VVMC service vehicles (vans). On the "peak day"
(Mondays) on average 29 service and delivery vehicles serve VVMC. The
majority of vendor deliveries are made in mid -sized trucks (SU -30) or smaller.
Typically only four deliveries are made by larger trucks (articulated vehicles or
WB -40 trucks) each week. On rare occasions, larger semi -truck service VVMC.
Examples of these include the delivery of new beds (that may occur once each
year) and the periodic need for a temporary generator to service the hospital.
VVMC's existing delivery is handled in a small, open air area at the southeast
corner of the campus immediately adjacent to West Meadow Drive. The loading
area is large enough to accommodate two mid -sized trucks and also includes a
trash /dumpster area. Portions of the loading area are screened by fencing.
Currently there is no delineation between the loading area and the adjoining
sidewalk, nor is there a clear demarcation between the road, the sidewalk and
the loading area. These conditions make it difficult to manage where trucks
stage while making deliveries. The limited size of the area requires trucks to
back onto West Meadow Drive, creating safety concerns along this heavily
travelled pedestrian roadway.
The goal for delivery and service functions at VVMC is to:
Design and manage loading and delivery facilities and functions to meet
the needs of VVMC while at the same time minimizing potentially adverse
impacts on the surrounding residential neighborhood and on West
Meadow Drive.
Alternative Approaches to Delivery and Service
One of the main goals of the Master Plan for VVMC is to establish a new "front
door" at South Frontage Road and in doing so remove as much traffic as
possible from West Meadow Drive. VVMC generates a variety of different types
of vehicular trips — delivery trucks, service vehicles, patients, guests, employees,
vendors and emergency vehicles. Each group of users has their own unique
design considerations for how they are accommodated. While expansion plans
will establish a new front door at the South Frontage Road, due to limited site
area and road frontage, not all vehicle trips generated by VVMC can be
accommodated at this location. This raises the question of which VVMC vehicle
trips should be shifted to the new front door and which trips should remain on
West Meadow Drive.
The best possible long term solution for Meadow Drive should be to eliminate as
much traffic from this road as possible. In order to do so delivery and service
vehicles should continue to use West Meadow Drive to access VVMC and all
other traffic should access VVMC via the new front door. This solution will
remove the vast majority of VVMC vehicle trips from Meadow Drive and, in doing
Town of Vail Page 3
so, dramatically reduce the amount of traffic on this road. This reduction in
vehicular traffic, coupled with a well- design and properly managed loading facility
will balance the operational needs of VVMC while providing a major community
benefit to West Meadow Drive.
Performance Standards
The following design and management parameters address safety, aesthetics,
noise, odor, congestions and other considerations to a loading facility on West
Meadow Drive. Each of these parameters shall be addressed by detailed plans
submitted as a part of the Conditional Use Permit application. The design and
management of a loading facility that conforms to these parameters, as
determined by the PEC, will ensure the compatibility of the loading facility with
the surrounding residential neighborhood and with the pedestrian nature of West
Meadow Drive.
Site and Loadinq Facility Design Parameters
• Loading docks and loading activity shall be located inside the building.
• The number of loading bays within the facility should range from between
3 -4 and accommodate turning movements (within the facility) for SU -30
sized trucks.
• Trash and recycling shall be located inside the building.
• Streetscape and landscape improvements adjacent to the loading facility
should be designed to define distinct spaces for pedestrians and for
trucks, and should discourage truck parking on West Meadow Drive.
The West Lot Design Parameters
• Provisions to accommodate oxygen truck deliveries.
• Provide space suitable to accommodate the occasional delivery from a
WB -40 truck.
• Provide parking for VVMC service vehicles (to be accessed from the
South Frontage Road).
Aesthetics
• Exterior materials and architectural treatments should be consistent with
those on rest of building.
• Venting shall be brought through building to rooftop exhaust.
• Exterior lighting shall conform to TOV lighting ordiancne and include timer -
controlled night time cut -offs.
Loading Facility Management Plan
• Outline the role /responsibility of the Loading Dock Manger.
• Establish protocol for how the facility will be managed (hours of operation,
coordinating times of deliveries, managing the size of trucks that deliver to
the VVMC, accommodating periodic deliveries by larger trucks, servicing
the US Bank Building, etc.)
Town of Vail Page 4
Establish "rules of the facility ", i.e no backing onto West meadow Drive, no
parking on West Meadow Drive (provisions made a part of CUP approval
and enforceable by TOV)
Staff Response:
Staff has reviewed the proposed VVMC MP text regarding loading and service and has
the following comments and questions for consideration by the VVMC and the Planning
and Environmental Commission.
The proposed VVMC MP loading and delivery language more clearly
articulates the problem and possible solutions than the previously
language.
o Staff recommends that the language be amended to highlight that
the existing facility is undersized /inadequate and there are times
when the number of deliveries exceed the capacity of the facility.
Within the body of the proposed loading and delivery text there are two
goals of the MP detailed.
o The goal for loading and delivery and establishment of a new "front
door"
Staff will be looking for goals /objectives and action items to be
not only contained within the body of the text for each topical
area but in a stand alone section /chapter of the VVMC MP,
such as an executive summary.
• The proposed VVMC MP loading and delivery language shall include a
reference to Chapter 12 -10, Off Street Parking and Loading, and Section 12-
9C-5, Development Standards, Vail Town Code, as regulations to be
adhered to during the review of future conditional use applications.
• Staff recommends renaming the title Site and Loading Facility Design
Parameters to Enclosed Loading Facility Design Parameters which would
more clearly distinguish the elements within this section from the elements
of loading and delivery proposed to occur on the west parking lot.
• The VVMC MP text under the heading of Loading Facility Management Plan
shall include a statement requiring the need to review and approve a
Loading facility Management Plan in conjunction with the conditional use
permit application.
• Staff recommends the VVMC MP loading and delivery language
incorporates language similar to that found in the Lionshead
Redevelopment Master Plan to address loading and delivery as follows:
o Loading and delivery facilities should be located deep enough into
the property that the estimated peak volume of service vehicles does
not back up into or block the access road or pedestrian areas.
o Service drives and loading docks must be screened with
landscaping, fencing, retaining walls or other appropriate design
techniques.
Town of Vail Page 5
• All reasonable measures shall be taken to prevent noise and exhaust
impacts on adjacent properties.
• In no case shall a property utilize the public roadway or pedestrian
area to stage service and delivery vehicles.
The TurnKey Consulting memorandum dated September 30, 2014, has been
updated to address staff's previous comments with one exception. That
exception being the use of actual trip counts versus ITE trip counts.
(Attachment B)
• After further discussion with the authors and obtaining a greater
understanding of the intent of Table 2 to provide a basis by which to
gauge the percentage of loading, delivery, and service traffic on
West Meadow Drive, staff agrees ITE counts are appropriate.
• Attached to the memorandum is the analysis performed to determine
the loading and delivery trips to the VVMC.
■ It should be noted that the table entitled VVMC Delivery
Vehicles - DAILY identifies one (1) vehicle per day on
Tuesdays through Fridays as being larger than the designed
loading facility.
• The loading facility which has been provided in concept form with
turning radii showing movement can occur within the facility is
anticipated to accommodate vehicles up to a SU -30, an unarticulated
delivery. The TurnKey Consulting memorandum includes analysis
tables indicating that four (4) days a week a vehicle larger that a SU-
30 makes deliveries. The proposed VVMC MP loading and delivery
text identifies these deliveries will occur on the west parking lot.
Staff recommends that at the condition use application review of the
development plan that the potential for design the loading facility to
accommodate larger vehicles, up to a single WB -50 bay be explored.
• The VVMC MP text should include several elements of the data found
in the TurnKey Consultiing memorandum regarding the overall traffic
on West Meadow Drive and the reduction to approximately 10% of
VVMC loading and delivery traffic after other user groups are
relocated to the new "front door ".
Understanding the limitations included within the scope of this VVMC MP
with regard to the US Bank building, staff would recommend identifying in
the VVMC MP that additional solutions to removing loading and delivery
from West Meadow Drive should be explored in the event the US Bank
building is redeveloped in the future.
With regard to the streetscape design in front of the loading and delivery
facility and the entirety of the VVMC West Meadow Drive frontage the Town
of Vail Streetscape Master Plan Addendum needs to be cited in the VVMC
MP text as a review document to be evaluated in the conditional use
application process for the development plan. Staff has attached those
portion of this Master Plan for review (Attachment C).
o This document speaks to the need for public art to be incorporated
along the pedestrian walkway.
Town of Vail Page 6
Staff has reviewed the proposed language addressing the current loading and delivery
problem, possible design solutions, reports, example turning movement plans for the
anticipated loading facility, and arguments for West Meadow Drive remaining the
access for loading and delivery to the VVMC. Staff's conclusion is that while the ideal
solution would be to eliminate all VVMC traffic from West Meadow Drive it is not
practical and an approach which results in removing the greatest generators of traffic
(ie. patients, employees, emergency vehicles) and is more appropriate. The proposal to
relocate all traffic generation sources for the VVMC off of West Meadow Drive results in
significant improvements to the number of trips on the street. However, it will be
imperative during the conditional use application process for the review of the
development plan to scrutinize the design and operation of the facility to address safety
of pedestrians and bicyclists, aesthetics, noise, odors, size of vehicles, control of access
points for west parking lot, etc.
The Planning and Environmental Commission needs to answer the following question in
order to provide final direction on this topic to VVMC:
Should loading and delivery access be prohibited from West Meadow Drive
entirely or are there circumstances or conditions whereby loading and
delivery could be permissible on West Meadow Drive?
Parking
Proposed VVMC MP Text
Attached to this memorandum is the VVMC MP Parking Analysis dated May 13, 2014
(Attachment D). This document includes analysis beyond what will be included in the
VVMC MP including floor plans, however it is provided in conjunction with the proposed
language to lend creditability to the methods examined by the VVMC in order to best
identify the actual parking demand. While Chapter 12 -10, Off Street Parking and
Loading, Vail Town Code, prescribes a parking requirement for hospitals and medical
offices the General Use District includes provisions for the Planning and Environmental
Commission to evaluate parking in conjunction with the conditional use application for
the development plan.
In summary, the provided parking analysis reviews two "Methods" for calculating the
parking demand of the VVMC. Method 1 utilizes the parking requirements as found in
the Town Code which are based upon square footages of various uses. Method 2 is a
needs based approach which examines the use of the various facilities and the number
of employees anticipated. VVMC suggests that Method 2 is more appropriate as it is
more accurate in determining the actual parking need for the campus.
Staff Response:
Staff has reviewed the proposed VVMC MP text regarding parking calculation methods
and has the following comments and questions for consideration by the VVMC and the
Planning and Environmental Commission.
Town of Vail Page 7
The proposed language shall address more clearly the problem existing on
the VVMC site with regarding to the parking deficit.
o Discuss the existing shortage more directly. The language does
discuss how the shortage is address through off site agreements,
bus passes, and carpool vans, however, it does not clearly quantify
the deficit.
The VVMC MP proposed text performs an analysis on the anticipated
parking demand using two methods compared to an actual parking
demand analysis based upon current knowledge of the parking demand.
• Method 1 utilizes the parking generation tables found in the Town
Code. This analysis results in an anticipated parking need of
approximately 687 spaces.
• Method 2 utilizes a needs based approach examining each user
group of the various functions of the facility. This analysis results in
an anticipated parking need of approximately 645 spaces.
• The results of these two methods of analysis were then compared to
an analysis of the current parking need which was determined to be
669 spaces.
As stated in the VVMC MP proposed text the results of these methods of
analysis resulted in a clustering of results from 645 to 687 parking spaces
lending a level of reliability to any of the methods resulting in a scenario
where anticipated parking will match the need.
o In conjunction with the review of the conditional use permit
application to establish the development plan for the VVMC the
Planning and Environmental Commission will be tasked with
determining the appropriate parking requirement for the VVMC
campus.
■ Within the General Use district the Planning and
Environmental Commission will prescribe the parking
development standard in conjunction with the review of the
criteria for the conditional use permit.
Staff believes there is merit to the analysis described in Method 2 and that
it can be utilized to perform the parking demand for the site.
The Planning and Environmental Commission needs to answer the following question in
order to provide final direction on this topic to VVMC:
Does the Planning and Environmental Commission agree with the analysis
of the actual parking demand for the VVMC site as elaborated in the
description of Method 2 as the methodology to be utilized during the review
of the conditional use application for the VVMC development plan?
Traffic and Circulation
Attached to this memorandum is the VVMC MP Traffic Impact Study Executive
Summary dated September 30, 2014 (Attachment E). The study suggests that to
Town of Vail Page 8
accommodate increased traffic demand and changes in the traffic patterns significant
traffic improvements will need to be made to the South Frontage Road.
The anticipated traffic impacts to the South Frontage Road coupled with Colorado
Department of Transportation (CDOT) requirements for traffic control will result in the
access points for the VVMC, Evergreen Lodge, and Municipal Site becoming right -in
and right -out only. A raised median similar to those implemented along the frontage of
the Four Seasons will likely be required. As a result of the incorporation of raised
medians there will be a need to implement a roadway design which includes a method
by which vehicles can return to a east bound direction when leaving the Municipal Site,
or desiring to visit the Evergreen Lodge or VVMC sites. Recognizing that the necessary
traffic improvements to be implemented would affect multiple sites, representatives from
the VVMC, Evergreen Lodge, and Municipal Site have participated in exercises and
studies to determine possible solutions.
Page 16 of the attached VVMC MP (Attachment A) includes a summary of the process
undertaken by the concerned parties and the conclusion that a roundabout is likely
traffic improvement to be utilized. A copy of the anticipated option for the roundabout is
attached for review (Attachment F).
Staff Response:
Staff has reviewed the proposed VVMC MP text regarding traffic and has the following
comments and questions for consideration by the VVMC and the Planning and
Environmental Commission.
The Town Engineer has reviewed the submitted Traffic Study and the
Executive Summary both dated September 30, 2014.
o In a memorandum dated October 8, 2014, the Town Engineer
identified several aspects for confirmation /clarification and
discussion. The memo is included as an attachment (Attachment G).
As mentioned in the VVMC MP text regarding traffic the Town of Vail
Transportation Master Plan will need to be amended to include the solution
to address traffic on the South Frontage Road for the VVMC, Evergreen
Lodge, and Municipal Site.
The Town Engineer has prepared a memorandum commenting on plans
provided by the applicant showing access to the VVMC which does not
include the use of the southern spur of the proposed roundabout solution.
o The Town believes that is imperative to have the VVMC, Evergreen
Lodge, and Municipal Site all utilize the spurs off of the proposed
roundabout solution in order to achieve compliance with CDOT
regulations and local planning efforts to consolidate access points
as contained within the Town of Vail Transportation Master Plan. A
copy of this memorandum is attached for review (Attachment H).
■ There are challenges in the implementation of a roundabout in
conjunction with the unknown redevelopment time frames of
the three properties.
Town of Vail Page 9
The proposed VVMC MP text regarding traffic shall include statements
speaking to the need to utilize the anticipated roundabout traffic
improvement south spur for access.
The text of the proposed VVMC MP shall be amended to include discussion
of the pedestrian circulation and bus transit occurring around the site and
the need for circulation through the site.
o Include text and imagery in the VVMC MP which depicts and speak to
existing pedestrian circulation and future pedestrian circulation and
bus stop locations.
• Existing conditional along West Meadow Drive.
• New condition along south side of South Frontage Road.
• Need for a north south connection through site with
appropriate easements.
The Planning and Environmental Commission needs to answer the following question in
order to provide final direction on this topic to VVMC:
Does the Planning and Environmental Commission agree with the need for
the VVMC site to utilize the possible roundabout improvement to take
access to their site during the review of the conditional use application for
the VVMC development plan?
Bulk, Mass, Architecture
Proposed VVMC MP Text
Pages 9 and 10 of the attached VVMC MP (Attachment A) includes a summary of the
anticipated sequence and expansion plans for the VVMC Campus. The text and
associated imagery describe the addition of a approximately 69,000 square feet (not
including parking garage). This square footage will be obtained with the addition of a
new fourth floor on the west wing and the construction of a new east wing in the location
of the original hospital structure.
Staff Response:
Staff has reviewed the proposed VVMC MP text regarding bulk, mass, and architecture
and has the following comments and questions for consideration by the VVMC and the
Planning and Environmental Commission.
Within the General Use District the Planning and Environmental
Commission will determine the appropriate setbacks and height through a
review of the conditional use permit application for the development plan.
• The neighboring properties' existing and potential development will
be considered in making a determination in VVMC development plan
setbacks and height.
• Surrounding properties have a variety of different zoning regulations
applied to them.
Town of Vail Page 10
• The Evergreen Lodge is zoned Lionshead Mixed Use 1
requiring 10 foot setbacks and permitted heights with a
maximum of 82.5 feet and 71 feet average.
• The Skaal Hus, Aplhorn, and Scorpio are zoned High Density
Multiple Family requiring 20 foot setbacks and permitted
heights of 48 feet for sloping roofs.
• The US Bank building has an underlying zoning of Commercial
Service Center with Special Development District No. 23
overlay. The underlying zoning requires 20 foot setback and
permits a height of 38 feet for sloping roofs. The SDD allowed
for an increase in the allowable height.
It is unclear from the imagery provided in the VVMC MP document what the
anticipated or appropriate setbacks would be. While a master plan is not
the location to include specifics on the setbacks, the general 2D massing
exhibits appear to have minimal setback from the South Frontage Road and
the southeast corner of the site.
o The southeast corner is the portion of the site in closest proximity to
residential development. This location, more than any other on the
site, needs to be thought out to a greater degree at the master plan
stage.
The proposed VVMC MP text and imager depict a scenario where the
majority of the bulk and mass occur on the south portion of the site.
o Can bulk and mass be shifter away from West Meadow Drive?
■ Would result in strengthening the pedestrian character of the
street.
■ Can /should bulk and mass step down as it approaches West
Meadow Drive and adjacent properties?
o Can /should there be required articulation in the facades to reduce
bulk and mass?
The proposed VVMC MP shall include 3D bulk and mass models as were
included in previous power point presentations at the public hearings.
The Planning and Environmental Commission needs to answer the following question in
order to provide final direction on this topic to VVMC:
Does the Planning and Environmental Commission agree with the
anticipated bulk and mass, its location, and the relationships between
neighboring properties?
Middle Creek
Proposed VVMC MP Text
Page 13 of the attached VVMC MP (Attachment A) includes a statement about the
portion of Middle Creek which is adjacent to the west end of the site. The text suggests
potential improvements should be evaluated for Middle Creek. One example provided
is the introduction of practices to improve the run -off water quality.
Town of Vail Page 11
Staff Response:
Staff has reviewed the proposed VVMC MP text regarding Middle Creek and has the
following comments and questions for consideration by the VVMC and the Planning and
Environmental Commission
• This element of the VVMC MP text needs to be enhanced to address
multiple aspects.
o Staff has included the portion of the Lionshead Redevelopment
Master Plan recommendations for the portion of Middle Creek
adjacent to the Evergreen Lodge in the Applicable documents
section of this memorandum.
■ The description of improvements to Middle Creek in
association with the VVMC Campus redevelopment shall
mirror the statements contained for that portion of the creek
adjacent to the Evergreen Lodge.
• Gore Creek has recently been listed as an impaired stream by the State of
Colorado. Multiple efforts are underway to address the health of Gore
Creek and its tributaries. It is imperative that development in town,
especially those adjacent to the creek address elements such as:
• Run -off water quality.
• Sand oil seperators
• Gutters and inlets
• Snow storage practices and eventual deposition of materials
used to both melt and provide traction
• Incorporation of riparian vegetation to act as a filter and stream bank
stabilization.
• In addition to steam health, the possibility of Middle Creek becoming an
amenity for the VVMC Campus and community should be explored.
• Table and benches
• Aesthetically pleasing vegetation
• Public art
The Planning and Environmental Commission needs to answer the following question in
order to provide final direction on this topic to VVMC:
Does the Planning and Environmental Commission agree with the need to
include a text detailing efforts to be undertaken to not only improve the
stream health of Middle Creek, but also turn it in to an amenity to the VVMC
Campus as a part of the conditional use permit review of the development
plan?
Employee Housing
Page 21 of the attached VVMC MP (Attachment A) speaks to the employee mitigation
requirements of the Town Code. Pursuant to Chapter 12 -23, Commercial Linkage, Vail
Town Code, only the incremental increase in the number of employees generated by
Town of Vail Page 12
the expansion of the facility will be assessed the 20% mitigation rate. VVMC estimates
the incremental increase to be approximately 60 employees which would require
appropriate mitigation for 12 employees (20 %). The VVMC MP language accurately
reflects the process by which "competent evidence" must be provided when a specific
land use, hospital in this instance, is listed as having a specific mitigation rate. The
VVMC begins to lay the framework for providing all required employee housing off -site,
including the 50% required on -site, as may be permitted pursuant to the Commercial
Linkage Chapter.
Staff Response:
Staff has reviewed the proposed VVMC MP text regarding employee housing and has
the following comments and questions for consideration by the VVMC and the Planning
and Environmental Commission.
The VVMC MP text accurately states that there are several processes which
would need to occur in conjunction with the conditional use permit review
of the development plan with regard to the provision of employee housing.
• Hospitals are not included in the Employee Generation Rates table
and therefore would need to provide "competent evidence" to
establish the correct generation employee generation rate.
■ The Planning and Environmental Commission would evaluate
the "competent evidence" in order to determine the employee
generation rate.
• In order to provide all the required employee housing the Planning
and Environmental Commission would need to make a finding as
found within Section 12 -23 -6, Methods of Mitigation, Vail Town Code,
in order to determine that on -site mitigation is not appropriate.
• Implementation of the on -site unit mitigation method would be
contrary to the intent and purpose of the applicable zone
district.
• Implementation of the on -site unit mitigation method would be
contrary to the goals of the applicable elements of the Vail
comprehensive plan and the town's development objectives.
• Exceptional or extraordinary circumstances or conditions
apply to the site that prevents the implementation of the on-
site unit mitigation method.
• The method of mitigation proposed better achieves the intent
and purpose of this chapter and general and specific purposes
of this title than the on -site mitigation unit method.
The Planning and Environmental Commission needs to answer the following question in
order to provide final direction on this topic to VVMC:
Does the Planning and Environmental Commission agree with the concept
that employee housing on -site may be incompatible with the functions
occurring on -site, which would be thoroughly reviewed for compliance with
Town of Vail Page 13
the Chapter 12 -23, Commercial Linkage, Vail Town Code, in conjunction
with the review of the conditional use permit review of the development
plan?
Procedural Considerations
Pages 21 through 23 highlights of the attached VVMC MP (Attachment A) speaks to
the additional tasks that would need to be completed in conjunction with the
redevelopment of the VVMC Campus.
Staff Response:
Staff has reviewed the proposed VVMC MP text regarding future procedural
considerations and has the following comments and questions for consideration by the
VVMC and the Planning and Environmental Commission
Should the VVMC MP be adopted there are multiple additional steps which
would need to occur to achieve the implementation of the plan. These
items include but may not be limited to:
• Amendments to the Town of Vail Transportation Plan
■ Prior to the submittal of a conditional use permit
• Amendments to the Town of Vail Lland Use Plan
■ Prior to the submittal of a conditional use permit
• Determine the future of Lot 10 through conversation with Vail Town
Council
■ Prior to the submittal of a conditional use permit
• Minor Subdivision application to dissolve appropriate lot lines
• Encompass portion of former Evergreen Lodge parcel
• Prior to or in conjunction wit the conditional use permit
application
• Zone District Boundary application to rezone appropriate parcels to
General Use district
• Former Evergreen Lodge parcel
• Prior to or in conjunction wit the conditional use permit
application
• Applications to CDOT for South Frontage Road traffic improvements
■ Prior to and in conjunction wit the conditional use permit
application
The Planning and Environmental Commission needs to answer the following question in
order to provide final direction on this topic to VVMC:
Does the Planning and Environmental Commission foresee any additional
procedural considerations to be addressed?
Town of Vail Page 14
III. BACKGROUND
The idea for a facilities master plan for the VVMC campus rose out of the municipal site
redevelopment project. During discussions regarding the municipal site project, a
number of land planning opportunities and facility improvement needs were identified.
While the municipal site redevelopment project is no longer being actively pursued by
the VVMC and the Town of Vail, the need for certain facility improvements on the VVMC
campus remains and opportunities for better land planning still exists. Through previous
communications with the Town, VVMC has been given conceptual approval to explore
master planning options and ideas which may include the use of certain town owned
land. More specifically, that land includes the town's municipal site located at 75 South
Frontage Road and 281 West Meadow Drive, library parking lot (Lot 10, Vail Village
Filing 2). No final decisions on that matter, however, have been reached.
On April 8, 2013, the Planning and Environmental Commission the applicant presented
conceptual ideas for the creation of the master plan and received input from the
Commission on the types of issues which needed to be addressed by the Plan. To that
end, a significant amount of time and thought has gone into addressing on -site and off -
site traffic circulation, determining the parking need, options for addressing the parking
need (both on -site and off - site), loading and delivery options, and construction
sequencing. Additionally, further investigation has gone into the potential use of the
municipal site and /or Lot 10 to help address the physical and spatial needs of the Vail
Valley Medical Center.
On May 12, 2014, the Planning and Environmental Commission held a public hearing to
address, the planning process, background work that has been completed to date,
planning considerations, the format of the master plan document, opportunities for
public participation, and a schedule of next steps.
In August of 2014, the Vail Town Council and the VVMC decided to exclude the town's
municipal site in the VVMC MP as a potential site for parking to meet the requirements
of the medical campus.
On September 8, 2014, the Planning and Environmental Commission held a public
hearing where an introduction to the proposed VVMC MP was presented. The
Commission recommended that the project move forward with a clear agenda of topics
to be covered at each hearing. This would allow the public to decide in advanced to
attend to participate in those elements of the VVMC MP which most interested them.
On September 22, 2014, the Planning and Environmental Commission held a public
hearing where the topic of loading and delivery was presented and discussed. The
discussion involved gaining a better understanding of the loading and delivery
operations and needs, clarification of the user groups proposed to be relocated to the
new "front door ". No conclusion on the appropriateness of loading and delivery access
remaining off of West Meadow Drive was reached.
Town of Vail Page 15
IV. APPLICABLE PLANNING DOCUMENTS
The following planning documents are applicable to the review of this application:
ZONING CODE
General Use District
12 -9C -1: PURPOSE:
The general use district is intended to provide sites for public and quasi - public uses
which, because of their special characteristics, cannot be appropriately regulated by the
development standards prescribed for other zoning districts, and for which development
standards especially prescribed for each particular development proposal or project are
necessary to achieve the purposes prescribed in section 12 -1 -2 of this title and to
provide for the public welfare. The general use district is intended to ensure that public
buildings and grounds and certain types of quasi - public uses permitted in the district are
appropriately located and designed to meet the needs of residents and visitors to Vail,
to harmonize with surrounding uses, and, in the case of buildings and other structures,
to ensure adequate light, air, open spaces, and other amenities appropriate to the
permitted types of uses.
VAIL LAND USE PLAN
The Vail Land Use Plan contains multiple goal statements placed into six different
categories. Staff believes the following goal statements are applicable to the effort to
master plan the VVMC campus.
1. General Growth /Development
1.1. Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to serve
both the visitor and the permanent resident.
1.2. The quality of the environment including air, water and other natural
resources should be protected as the Town grows.
1.3. The quality of development should be maintained and upgraded whenever
possible.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
6. Community Services
6.1. Services should keep pace with increased growth.
Town of Vail Page 16
6.2. The Town of Vail should play a role in future development through
balancing growth with services.
6.3. Services should be adjusted to keep pace with the needs of peak periods.
The Land Use Plan designates the desired Land Use Category of all properties in the Town.
The VVMC is comprised of several properties with differing land use designations.
Resort Accommodations and Service (US Bank Building)
This area includes activities aimed at accommodating the overnight and short -
term visitor to the area. Primary uses include hotels, lodges, service stations,
and parking structures (with densities up to 25 dwelling units or 50
accommodation units per buildable acre).
Transition (VVMC Campus)
The transition designation applies to the area between Lionshead and the Vail
Village. The activities and site design of this area is aimed at encouraging
pedestrian flow through the area and strengthening the connection between the
two commercial cores. Appropriate activities include hotels, lodging and other
tourist oriented residential units, ancillary retail and restaurant uses, museums,
areas of public art, nature exhibits, gardens, pedestrian plazas, and other types
of civic and culturally oriented uses, and the adjacent properties to the north.
This designation would include the right -of -way of West Meadow Drive and the
adjacent properties to the north.
LIONSHEAD REDEVELOPMNT MASTER PLAN
The following is the language contained within the Lionshead Redevelopment Master Plan
regarding the Middle Creek Stream Tract adjacent to the Evergreen Lodge development site.
5.19.4 Impacts on Middle Creek Stream Tract
The Middle Creek Stream Tract lies to the west of the Evergreen Lodge. The Tract is
owned by the Town of Vail. The tract is heavily vegetated with several substantial
deciduous trees and a significant lower layer of underbrush. Although the site borders
the Middle Creek Stream Tract, there is no significant amount of quality vegetation on
the site, and the parcel lies out of the 100 -year flood plain. As currently configured,
opportunities exist to better recognize the benefits of creekside development. While the
natural riparian corridor of Middle Creek needs to remain protected and preserved, the
physical and visual relationships and references between adjacent development and the
stream tract should be strengthened. An opportunity exists to create a significant
connection between the Evergreen Lodge and Middle Creek. Any use of Middle Creek
for aesthetic or recreational purposes, however, should be subordinate to the
preservation of the natural riparian corridor and its inherent natural character. The
Middle Creek Stream Tract may provide an opportunity for the construction of a
recreational path connecting the South Frontage Road to the existing pedestrian paths
at the Dobson Ice Arena.
Town of Vail Page 17
V. NEXT STEPS
At the hearing on October 27th will cover any reaming topics not completely addressed
in previous hearing and will include the helipad topic for discussion. Are there any
additional materials the Commission anticipates at this time in order evaluate future
discussion items encompassed by the VVMC MP?
The Planning and Environmental Commission is asked to table this public hearing to the
October 27, 2014.
VI. ATTACHMENTS
A. Proposed VVMC MP dated August 2014
B. TurnKey Consulting memorandum addressing Delivery and Service Vehicles on West
Meadow Drive dated September 30, 2014.
C. Town of Vail Streetscape Master Plan Addendum for West Meadow Drive
D. VVMC parking Anlaysis dated October 9, 2014
E. VVMC Traffic Impact Study Executive Summary and Full Report
F. Anticipated South Frontage Road roundabout.
G. Memorandum from the Town Engineer dated October 8, 2014
H. Memorandum from the Town Engineer dated September 26, 2014
I. Correspondence from neighbors
Town of Vail Page 18
Vail V
FACILITIES MASTER PLAN
AN ELEMENT OF THE VAIL COMPREHENSIVE PLAN
AUGUST, 2014