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HomeMy WebLinkAboutPEC140011 VVMC Master Plan 111414Vail V FACILITIES MASTER PLAN AN ELEMENT OF THE VAIL COMPREHENSIVE PLAN AUGUST, 2014, REVISED NOVEMBER, 2014 TABLE OF CONTENTS 1 Introduction 1 APPENDIX: 2 Background on VVMC 3 • Traffic Impact Study, TurnKey Consulting 3 Master Planning Process Master Plan Goals 6 LLC, September 30, 2014 • Delivery /Service Vehicles on Meadow Drive, and 4 Overview Expansion Plans Design Considerations 9 TurnKey Consulting LLC, October 10, 2014 ' Preliminary Heliport Feasibility & Design of and Study Report, HeliExperts International LLC, 5 VVMC's New "Front Door" Meadow Drive, Loading /Service 15 October 21, 2014 6 Traffic /South Frontage Road 18 7 Parking 21 8 Helipad 24 9 Other Considerations 27 TEAM: f` `- ,TurnKe Owners: Vail Valley Medical Center k311 N Architect: Heery International Vail Valle Medical Center Y Planning Consultants: Braun Associates, Inc. Traffic: Turnkey Consulting, LLC November, 2014 H VVMC Facilities Master Plan 1. INTRODUCTION 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 the medical care and services provided by VVMC 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 Master Facility 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 that 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 VVMC will expand in the future. It has been prepared with extensive input from physicians and staff, neighbors, the community at large, and Town of Vail staff. 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 expansion plans will conform to applicable Town development standards. 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. 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 healthcare to the community and the specific operational and clinical requirements of the campus. VVMC Master Plan Study Area Vail Streetscape Master Plan Study Area The VVMC Master Plan area is strategically located between the Lionshead and Vail Village Master Plan areas. November, 2014 1 VVMC Facilities Master Plan 1. INTRODUCTION External goals generally address how VVMC responds to broader neighborhood and community considerations. It is often the case that internal and external goals overlap. Internal and external goals are discussed in greater detail in Section 3 of this plan. The underlying role of this Master Plan is to establish expectations for the planned expansion of VVMC and in doing so provide a basis for the Town's review of future development proposals. While information provided in this Master Plan is fairly general in nature, the Master Plan does establish many specific parameters for the future expansion of VVMC. Far more detailed information on the design, operation and management of future hospital expansions will be provided during subsequent steps in the Town's review process. Detailed design and operational plans for hospital expansions that are deemed to conform to applicable elements of this Master Plan can expect to receive project approvals by the Town. The Master Plan will be used by the Town's Planning and Environmental Commission (PEC), the Design Review Board and the Town Council when reviewing future VVMC expansion plans. A pivotal step in the Town's review process will be the PEC review of Conditional Use Permit (CUP) applications. This Master Plan establishes parameters on a variety of development related considerations. Foremost among them are project design, parking, delivery and service, traffic, and the emergency helipad. As such, this Master Plan is the primary tool to be used by the Town in evaluating the merits of future expansion plans. In addition to this Master Plan, the Town's development standards, zoning considerations and CUP review criteria will also be considered in the review of future expansion plans. 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 VVMC Master Plan was prepared with the expectation that it will provide the community with a document to guide the use and development of VVMC for the next ten years. That said, it is likely that during this time medical technologies or practices will evolve, the need for new facilities will be identified or new ideas not addressed by this Plan will arise. Future amendments to this Master Plan may be initiated by the Vail Town Council, the PEC, or VVMC. Any such amendment proposal shall be reviewed by the Vail Town Council following recommendation from the PEC. The area covered by this Master Plan is depicted on the following diagram. ----- - - - - -- I�S-=� - Vail Valley Medical Center Facilities Master Plan Study Area. November, 2014 121 VVMC Facilities Master Plan Z. BACKGROUND ON VVMC EVOLUTION OF 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 healthcare campuses located throughout Eagle County and provides healthcare 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 and the surrounding region. With VVMC's growth in providing healthcare to Vail and the region, so too has VVMC grown to be a major economic driver in Vail and Eagle County. VVMC is the second largest employer in Eagle County and this consideration alone has a very significant economic impact throughout the County. VVMC and its partners who practice at the Vail campus have a direct economic impact to the Town in the form of sales tax revenue from substantial expenditures made by patients, guests and vendors. Of particular note is the economic activity generated by the large number of "destination patients" (tens of thousands of visitor nights) who travel to Vail for healthcare at VVMC. 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 healthcare 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 Surgery 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. November, 2014 131 VVMC Facilities Master Plan 2. BACKGROUND ON THE VVMC • 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 undergone 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 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 VVMC is located on three parcels of land that total 4.57 acres. The site is bordered on the north by South Frontage Road and on the south by West Meadow Drive. 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 USE DESIGNATIONS flaw LAmsiry ReridenFnl C �nna.�sroadoY.oroi �C mercFal Spioc 1 FA: VVMCM -WE [ian �A_ �µ r Existing Land Uses surrounding VVMC. Drive also provides an important pedestrian connection between Vail Village and Lionshead. A portion of 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 9 of the Master Plan. Existing site conditions are depicted on the following page. November, 2014 141 VVMC Facilities Master Plan IL a 2. BACKGROUND ON THE VVMC ` I - VVI - EXISTING CONDITIONS MIDDLE CREEK a„ M vj�- PC) w l I + IN NI a 1-13 1 7s STAFF { �A PARKING USS N " BUILDING VVMC BUSIV'EHICL9 TRAFFIC '* +rr � � LOADING15ERVICE ACCESS . ', r wd F�ATIEN7ACE55 ■ ■ ■ - � AMBULANCE ACCESS ■ .� .� ■ ■'� � ■ ■ ■ ■ r �. � ,� '� ■ ■ ,, } November, 2014 1 5 1 VVMC Facilities Master Plan IL a I MASTER PLANNING PROCESS AND MASTER PLAN GOALS ` I THE MASTER PLAN PROCESS VVMC has spent nearly two years developing a Master Facility Plan for the Vail campus. This process involved extensive col- laboration 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 VVMC is the "decompression" of spaces — to provide larger or more efficient spaces for medical services that are designed specifi- cally to improve healthcare services (as opposed to increasing capacities of such spaces). Another major influence in the master planning process that is unique to medical centers, and specifically to VVMC is sequenc- ing of construction. It is essential that construction can be sequenced without disrupting on -going patient care. For exam- ple, 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 Master Planning Process Activity 1 Activity 2 Activity 3 Activity 4 Activity 5 Proleel Inabatm Masler Pla Masser Plan Confirm i ya1slUm�ers+' Faairlws Inventory Master Plan Space Allernafives solubon and Ewaluatlon Prowbonsl uEM Proom wwovawr wagon November, 2014 1 6 1 VVMC Facilities Master Plan 3. MASTER PLANNING PROCESS AND MASTER PLAN GOALS MASTER PLAN GOALS AND OBJECTIVES A key step in Stage 1 was identifying the major goals and objec- tives for the project. This was accomplished through collabora- tive work sessions with the entire planning team. The goals and objectives addressed internal, external, operational and eco- nomic 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. 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 included five or more statements that articulated specific goals to be addressed in the Master Plan. 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 • Relocate 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 with 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 inter- nal to how VVMC operates, a number of critical external consid- erations were also identified during the master planning process. Many of these same external considerations were identified by Town of Vail staff as "issues or considerations" to be addressed during the master planning process. November, 2014 171 VVMC Facilities Master Plan IL a I MASTER PLANNING PROCESS AND MASTER PLAN GOALS ` I Town staff identified the following 13 issues to be addressed in the VVMC Master Plan. These issues include: Helipad /emergency air service to the hospital site. On -site loading and delivery facilities 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 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 healthcare needs are met. 13. Screening of mechanical equipment. VVMC's goals and objectives directly align with most of the topics raised by Town staff. The manner in which VVMC expan- sion plans implement the Master Plan's goals and objectives and address the issues raised by the Town is described in subsequent sections of the plan. Where applicable, discussion of Master Plan topics begins with a statement describing the underlying goal to be addressed by VVMC Master Plan improvements. November, 2014 1 8 1 VVMC Facilities Master Plan 4. OVERVIEW OF EXPANSION PLANS AND DESIGN CONSIDERATIONS This section of the Master Plan provides an overview of: Building expansions planned for VVMC The main "influences" in the overall site planning of the project Architectural /site design and planning considerations relative to VVMC 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 approximately 50 %, with the total square foot- age of the campus growing to approximately 300,000sf. Expan- sions will occur in three primary areas — additions to the West Wing, construction of an entirely new East Wing and construction of a new helipad building on the north side of the campus along South Frontage Road. 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. In addition to new square footage, interior spaces throughout the West Wing will be re- organized and provide increased space for surgery suites, Howard Head Sports Medicine, a Cardiac Catheterization Lab and other uses. New East Wing The existing East Wing of the hospital will be demolished and replaced with a building that adds approximately 35,000sf of net new square footage. Located below 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. New Emergency Helipad Building The Emergency Helipad Building will be located at the northern side of the campus along South Frontage Road. While the primary purpose of this building is to accommodate an on -site helipad (see Section 8 for additional discussion of the helipad), the build- ing presents an opportunity to create approximately four levels of useable square footage for VVMC. The useable square footage potential of this building is estimated to be approximately 15,000 sf. The general location of these three 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 based on the fol- lowing design rationale: November, 2014 191 VVMC Facilities Master Plan 4. OVERVIEW OF EXPANSION PLANS AND DESIGN CONSIDERATIONS • The main entrance to the hospital needs to be proximate to where patients and guests arrive at the campus. Vehicle access off of South Frontage Road neces sitates re- locating the main entrance (and key hospital 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. 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 VVMC expansion plans. Construction Sequencing A major consideration in the design and construction sequence of future expansion plans is to ensure the on -going operation of the hospital during construction. This is the main reason why VVMC expansion will start with construction of the West Wing. Devel- opment of the West Wing will create new space to allow for the consolidation of a number of existing uses. This consolidation will free up existing space in the West Wing that can then accom- modate existing uses currently located in the East Wing (uses that will be displaced during subsequent construction of the East Wing). Covenant Restrictions The VVMC campus is encumbered by restrictive covenants that address the use of the property and establish limitations on building location, building height and other site development considerations. In 1989 a number of restrictions on the design and development of VVMC property were established by covenants for the benefit of the Evergreen Lodge. These covenants impose significant limitations on where new buildings can be constructed on the campus and as such are a major influence on how VVMC can expand in the future. The general building massing depicted in this Master Plan conforms to the limitations prescribed by these covenants. Covenants established by Vail Associates, Inc. when the property was originally conveyed to VVMC limit the use of the land to "hospitals and medical facilities ". Building Massing GOAL For the massing (and scale) of hospital expansions to be respon- sive and sensitive to the surrounding neighborhood. A number of factors influenced the building massing of expan- sions to VVMC, including the structural capacity of existing build- ings to handle additions, internal spatial relationships of existing and future hospital uses, relationships to surrounding buildings in the neighborhood and conformity with applicable Town devel- opment standards. As mentioned above, a number of covenant November, 2014 1101 VVMC Facilities Master Plan lk I 4.0VERVIEW OF EXPANSION PLANS AND DESIGN CONSIDERATIONS ` 11 restrictions established by a 1989 land use agreement with the Evergreen Lodge directly influence design options available to VVMC. The building massing diagram below provides a general indication of the building footprint and massing of expansions contemplated by the Master Plan. As demonstrated by the neighborhood mass- ing diagram, at a general level the proposed building massing of VVMC is very consistent with existing and potential building heights in the immediate vicinity of the hospital. The following outlines design approaches that will be taken to address building massing along West Meadow Drive and South Frontage Road and specifically how expansion plans can integrate with the surround- ing neighborhood. A number of architectural features will be incorporated into the new fourth floor of the West Wing in order to reduce the scale of the building. Foremost among these will be the use of more extensive glazing to create a lighter, more recessed appearance to November, 2014 the fourth floor. A mansard roof will be used to soften the roofli- ne of the building. The West Wing also includes a small expansion along Meadow Drive, new space essential to the efficient func- tioning of this portion of the hospital. While this expansion will be closer to the street, it will serve to create interest along the street by creating an off -set along the entire building fagade the length of West Meadow Drive. Building off -sets along the entire fagade will be re- enforced by use of varied, but related exterior wall materials. At three levels, the new East Wing will be similar in scale to building height allowed by existing zoning of surrounding proper- ties. Fenestration, roof forms, building materials and building stepbacks will be used to soften the buildings relationship to the street and adjacent properties. The diagram below provides a general depiction of how building massing can be treated along West Meadow Drive. expansion. VVMC Facilities Master Plan 4. OVERVIEW OF EXPANSION PLANS AND DESIGN CONSIDERATIONS The'Helipad Building is designed to accommodate an on -site helipad at a height that will minimize impacts to neighboring properties. At a height of +/ -75', the building beneath the helipad can accommodate a approximately 4 floor levels that can provide space for VVMC uses. The height of this building is consistent with that of other buildings along South Frontage Road. In order to reduce the scale of this building and to more sensitively inte- grate it with the site, consideration should be given to a "stepped building form ", consisting of a lower building adjacent to the taller helipad building. Building Relationship to Meadow Drive GOAL To establish an appropriate physical and visual relationship be- tween the hospital and the pedestrian corridor along West Meadow Drive by use of effective building design, architecture and landscape improvements. VVMC shares an important "public edge" with West Meadow Drive. The relocation of VVMC's main entry to South Frontage Road will provide a major benefit to West Meadow Drive and the pedestrian /biking experience along this corridor by dramatically reducing the volume of vehicle trips on this road. Other consider- ations to be addressed in the design of building expansions that will enhance the campus' relationship to West Meadow Drive include: • Providing off -sets in building facades in order to avoid long, continuous wall planes • Providing variation of building heights • Maintaining existing landscaping and enhancing landscaping between the building and the street where appropriate • 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 enhancing this corridor where appropriate These and other detailed design considerations will be addressed during subsequent steps in the review process. Relevant provi- sions of the Town of Vail Streetscape Master Plan Addendum will be considered in the design of site and landscape improvements along West Meadow Drive. Varied roof heights j] and building offsets Enclosed 1f Ji along Meadow Drive Loading/Service Facili4 Potential dining Patio New pedestrian Land sca connection to screening frontage road New pedestrian Landscape access to hospital screening at existing bus stop VVM eadow Drive / Streetscap Diagram November, 2014 1121 VVMC Facilities Master Plan 4. OVERVIEW OF EXPANSION PLANS AND DESIGN CONSIDERATIONS Y Y Architecture including boilers, compressors, and emergency generators. Once GOAL this sequence of construction is complete, the existing mechanical To integrate the design of new buildings and expansion areas with yard located at the southwest corner of the campus along Mead - existing portions of the hospital so as to create a varied but uni- ow Drive, will be removed. fied architectural expression. 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 mod- ern addition in the central portion. Expansion of the West Wing will include resurfacing of the 1980 fa4ade, primarily by covering the older buildings with new additions on the south and west ends. The materials and forms anticipated for this expansion will be consistent with those used in the 2001 Central Wing addition, including natural stone and complimentary metal panel detail- ing. 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 Stead- man 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 materi- als 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 lo- cated on the ground level, behind the service enclosure and away from West Meadow Drive. This area will house heavy equipment 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 that is consistent with the mechani- cal screen located above the 2001 VVSC Addition, whereby only the metal roofing form is visible from the sides of the buildings. Mechanical noises generated by this equipment will be largely contained and reflected above these enclosures, as opposed to directly across the roof. Pedestrian Circulation GOAL To provide safe and efficient pedestrian circulation within and through the VVMC campus that meets the needs of hospital users and the broader communitv. The primary pedestrian access to and from VVMC is West Mead- ow Drive. This shared vehicle /bike /pedestrian corridor is heavily used and provides a key link between Vail Village and Lionshead. Relocating the hospital'smain entrance to South Frontage Road will greatly improve the safety and aesthetics of the road by sig- nificantly reducing traffic on this road. This will provide a substan- tial benefit to those who use this corridor, to neighboring residen- tial uses and to the entire Vail community. A dedicated pedestrian entry to the new Emergency Department will be provided along West Meadow Drive. This entry will be located next to the Town's existing west -bound in -town bus stop. November, 2014 1131 VVMC Facilities Master Plan 4. OVERVIEW OF EXPANSION PLANS AND DESIGN CONSIDERATIONS A north /south pedestrian corridor will be constructed along the east end of the campus, providing a new connection for pedes- trians between South Frontage Road and West Meadow Drive. Improvements to the Frontage Road associated with VVMC's new Front Door will include sidewalks along the south side of South Frontage Road. Middle Creek GOAL To address existing site conditions along VVMC's boundary with Middle Creek in order to minimize potential impacts from surface drainage on the water quality and the adiacent riparian habitat along the 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. The existing relationship between the creek corridor and the parking lot is less than ideal. The existing park- ing lot extends into the stream tract (owned by Eagle River and Sanitation District) and surface drainage from the lot is not well defined. While no major changes are contemplated to this por- tion of the site at this time, improvements to the relationship of the parking lot and Middle Creek should be made, specifically with respect to the managing the quality of water that runs from the lot into the creek. VVMC will evaluate potential improvements to the parking lot's relationship with Middle Creek during the development of de- tailed improvement plans. Potential "best management prac- tices" to improve the quality of water that runs off of the existing surface parking lot could include: • Re- grading the parking lot or installing gutters to prevent drainage from flowing directly into the creek • Installation of oil /sand separators or bio- swales to clean run -off before it flows from the site • Installation of riparian vegetation along VVMC lands adjacent to the creek • Implementation of "creek sensitive" snow removal/ storage practices An opportunity may exist to create a stronger physical and visual connection between VVMC and Middle Creek, such as trails , seating areas and other passive uses. Any use of the Middle Creek corridor for aesthetic or passive purposes, however, will need to be coordinated with the land owner and should be subordinate to the preservation of the riparian cor- ridor and its inherent natural character. November, 2014 1141 VVMC Facilities Master Plan 1 5. VVMC�s NEW �TRONT DOOR , MEADOW DRIVE, LOADING/SERVICE ` 11 GOAL With the development of a new "Front Door" at South Frontage Road, to remove the vast maiority of VVMC - generated traffic from West Meadow Drive. Design and manage loading and service facilities and functions to meet the needs of VVMC while at the same time minimizing Potentially adverse impacts on the surrounding residential neigh- borhood and on West Meadow Drive. One of the key elements of this Master Plan is to establish South Frontage Road as the primary access to VVMC. Establishing VVMC's "Front Door" at South Frontage Road has been a long- standing goal of the Town of Vail. Through their internal master planning process the VVMC team also defined this as a Master Plan goal. 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 and safety of this pedestrian corridor. This section of the Master Plan addresses the impact of this improvement on West Meadow Drive and VVMC loading and service functions. THE NEW FRONT DOOR AND WEST MEADOW DRIVE Re- locating VVMC's main access to South Frontage Road will dra- matically improve conditions on West Meadow Drive. Currently VVMC - generated traffic on West Meadow Drive includes the fol- lowing users: Patient and guest parking Ambulances /emergency vehicles Delivery vehicles VVMC service vehicles Of particular significance are the 116 parking spaces in the West Lot, 106 of which have historically been used by patients and guests to VVMC. Because they are used by patients and guests, these spaces typically "turnover" 6 -8 times per day. On a peak day these spaces can generate from 1,200 to 1,700 trips (one in/ one out) on West Meadow Drive. All of these trips will shift to South Frontage Road upon construction of the East Wing and the new Front Door (at which time the existing access drive to the West Lot on West Meadow Drive will be controlled). In addition, ambulance and service vehicles will access VVMC via the new Front Door. This means that the only VVMC - generated traffic on West Meadow Drive will be delivery vehicles. The October 10, 2014 memorandum by TurnKey Consulting LLC quantified the existing VVMC delivery and service traffic on West Meadow Drive. On a peak day these uses generate 56 total trips on West Meadow Drive. Based on actual traffic counts on Octo- ber 3, 2014, West Meadow Drive had 394 background trips and an estimated 180 bus trips, or 574 total trips. The 56 delivery/ service trips to VVMC represent just 9% of the total daily traffic on West Meadow Drive. Relative to VVMC traffic only and assuming on a typical peak day 1,400 patient and guest trips travel on West Meadow Drive, the new Front Door will shift 96% of all existing VVMC traffic to South Frontage Road. EXISTING LOADING AND SERVICE FUNCTIONS VVMC's existing delivery and service functions are handled in a small, open -air facility 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 November, 2014 IISI VVMC Facilities Master Plan 5. VVMC�S NEW �TRONT DOOR , MEADOW DRIVE, LOADING/SERVICE includes a trash /dumpster area. On occasion the number of loading and service vehicles using the facility at any one time ex- ceeds its capacity. Portions of the loading area are screened by fencing. However, there is currently no delineation between the loading area and the adjoining sidewalk, nor is there a clear de- marcation 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 Meadow Drive, creating safety concerns along this heavily travelled pedestrian roadway. 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 surgical suplies, linens and laundry, food supplies and equipment. Deliveries to VVMC occur three different ways. Most deliveries are made by vendors who deliver directly to the Vail campus. VVMC also has a down - valley facility in Gypsum where medical and surgical supplies are warehoused and deliv- ered daily to the Vail campus by VVMC vans on an "as needed" basis. Finally, a third party contractor makes daily deliveries of medical and surgical supplies from a warehouse in Denver. The October 10, 2014 memorandum by TurnKey Consulting LLC summarized loading and service traffic to VVMC. This data was based on actual truck counts over a two week period. On aver- age 24 delivery and service vehicles serve VVMC each day (re- sulting 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 28 ser- vice and delivery vehicles serve VVMC. The majority of vendor deliveries are made in mid -sized trucks (SU -30) or smaller. Typi- cally only four deliveries each week are made by larger trucks (articulated vehicles or WB -40 trucks). On rare occasions larger semi - trucks service VVMC. Examples of these include the deli of new beds (that may occur once each year) and the periodic need for a temporary generator to service the hospital. ALTERNATIVES TO LOADING 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 of these users has its own unique design considerations for how it is accommodated. While expan- sion plans will establish a new Front Door at South Frontage Road, due to a number of factors outlined below, not all types of 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. Providing delivery vehicle access to VVMC from South Frontage Road is problematic for a number of reasons: • Limited site area along South Frontage Road, • Limited road frontage along South Frontage Road, • Spatial requirements of an enclosed loading facility and turning radius capabilities of delivery trucks, • Grade changes between South Frontage Road and the subject site ( >20'), and • Creating an optimal organizational relationship between a loading facility and other existing and future uses a within the campus. November, 2014 1161 VVMC Facilities Master Plan 5. VVMC�S NEW �TRONT DOOR , MEADOW DRIVE, LOADING/SERVICE Th est possible long -term solution for West Meadow Drive is to eliminate as much traffic from this road as possible. In order range from between 3 -4 and accommodate turning to do so delivery and service vehicles should continue to use movements within the facility for SU -30 sized trucks West Meadow Drive to access VVMC and all other traffic should Trash and recycling facilities shall be located inside the access VVMC via the new Front Door. This solution will shift the vast majority of VVMC vehicle trips to South Frontage Road and in doing so dramatically reduce the amount of traffic on this road. This reduction in vehicular traffic, coupled with a well - designed and property managed loading facility will balance the operational needs of VVMC while providing a major community benefit to West Meadow Drive. MEADOW DRIVE LOADING AND SERVICE FACILITY The following design and management parameters address design, safety, aesthetics, noise, odor, congestion and other considerations relative to a loading facility on West Meadow Drive. These standards are intended to establish expectations for the design and management of delivery functions at VVMC. Relevant provisions of Chapter 12 -10, Off Street Parking and Loading, and Section 12 -9C -5, Development Standards, Vail Town Code will also be considered in the review of subsequent development applications. Each of the parameters below shall be addressed by detailed designs and a management plan for the loading facility to be submitted as a part of the Conditional Use Permit process. 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. Enclosed Loading Facility Design Parameters • All loading docks and loading activity shall be located inside the building The number of loading bays within the facility should building Design streetscape and landscape adjacent to the loading facility should be designed to define distinct spaces for pedestrians and trucks and should discourage truck parking on West Meadow Drive. The access drive to the loading facility shall be adequately screened with landscaping Loading Facility Management Plan • Outline the role /responsibility of the Loading Dock Manager Establish protocol for how the facility will be managed (hours of operation, coordinating times of deliveries, managing the size of trucks that deliver to VVMC, accom modating periodic deliveries by larger trucks, servicing the US Bank Building, etc.) 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) 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) November, 2014 1171 VVMC Facilities Master Plan 1 6. TRAFFIC/SOUTH FRONTAGE ROAD ` 11 GOAL Collaborate with neighboring properties to define and imple- ment improvements to South Frontage Road that will provide safe and efficient site access to VVMC, the Town Hall site and the Evergreen Lodge. A Traffic Impact Study has been completed by TurnKey Consult- ing LLC. This study evaluates the traffic impacts of new develop- ment at VVMC and other changes contemplated by this Master Plan, including but not limited to the creation of a new Front Door along South Frontage Road. An executive summary of the study is found in the appendix of this Plan. The Conceptual Cir- culation Plan on the following page depicts proposed 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 in- cluded the following: • A round -about or other road feature (designed to facilitate right -in /right -out site access to VVMC, the Evergreen Lodge and the Town Hall site), on South Frontage Road • VVMC vehicular access off South Frontage Road 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 VVMC • Patient and guest access to the West Lot Surface Parking will be provided from VVMC's new main access off of South Frontage Road (via the East Wing Parking Structure) • 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 The performance of the South Frontage Road roundabout, the Frontage Road /VVMC access point and the Vail Road /Meadow Drive intersection were evaluated by the Traffic Impact Study. Based on analysis by TurnKey Consulting Inc. and Felsberg Holt Ullevig ( Felsberg Holt Ullevig, retained by the Town of Vail), each of these intersections 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. FRONTAGE ROAD ACCESS IMPROVEMENT STUDY The Town of Vail has taken the lead on a conceptual design study of future road and access improvements to South Frontage Road. The participants in this process include the Town, representatives from the Evergreen Lodge and VVMC. Each of these organizations 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 that will accommodate access to each property. It is anticipated that over time each of the three properties will be limited to right -in /right -out access only off the South Frontage Road improvements. As such, it is assumed that a roundabout or November, 2014 1181 VVMC Facilities Master Plan 1 6. TRAFFIC/SOUTH FRONTAGE ROAD ` 11 Pedestrian fir – C "Fro Corridor + j -Patie t aci _ structured and vP nibulance access t o l -- 3k,,,—Bus Stop l:, L i 5e e WMC Master Plan Conceptual Circulation Plan vA Colorado Nk IN Aup.6 2017 0 November, 2014 111w- 1191 VVMC Facilities Master Plan C. TRAFFIC/SOUTH FRONTAGE ROAD other road feature that will allow vehicles to turn around in order to access each of these three properties will be necessary. The focal point of this conceptual study was to evaluate alternative locations and designs for roundabouts or similar road features. It is assumed that all three parties will benefit from a roundabout or similar road feature and that each property will participate in the solution. Topography, limited right -of -way width and site conditions along South Frontage Road present significant design and construction challenges and the sequencing of when the improvement is constructed relative to when each of the three parcels re- develop is also an important consideration. Four alternative locations and design approaches are under con- sideration. These alternatives include the following: Alternative 1 This traditional roundabout solution is located just west of the Town Hall site. This alternative would require cooperation from CDOT and FHA regarding use of the 1 -70 right -of -way. Alternative 2 Termed the "jug- handle ", this feature would belocated at the west end of the Evergreen property. A small portion of Evergreen land would be necessary for this improvement. Alternative 3 This partial roundabout solution would be located at the west end of the Evergreen property. A small portion of Evergreen land would be necessary for this improvement. Alternative 4 This alternative represents a "first and alone" approach in which VVMC and only VVMC redevelops (it is assumed that if and when the other two properties re- develop that a new Frontage Road solution would be needed). This alternative involves a dedicated u -turn lane that will allow westbound VVMC traffic to make a u- turn and return eastbound to enter the campus. A benefit of this alternative is that it can be constructed entirely within the existing Frontage Road right -of -way. While this design concept is com- monly used, it would be unique to Vail. Each of these alternatives assumes sidewalks will be installed along the south side of South Frontage Road. While much progress has been made on this conceptual de- sign study, the process is not yet complete. It is expected that a 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 accordingly. The Town of Vail Master Transportation Plan will also be amended to reflect the findings and conclusions of this study. November, 2014 1201 VVMC Facilities Master Plan % PARKING GOAL To increase the supplyof on -site parking to on amount that when coupled with managed porking solutions meets the needs of patients, visitors and employees of VVMC. 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 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. November, 2014 1211 VVMC Facilities Master Plan % PARKING 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 much of the planned building expansion is primar- ily intended to "decompress" existing hospital facilities and to provide larger, more functional spaces for staff to deliver better care to patients while not significantly increasing employees or patient capacity. There are plans for improvements such as ad- ditional 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 employees, hence not increasing parking demand. Assuming the use of the employee -based parking formula, the increased parking demand from the Master Plan expansion of the West Wing and East Wing is anticipated to be approximately 60- 70 additional spaces, or approximately 730 -740 total spaces. This number may increase with the Helipad Building depending on the nature and extent of uses in this building. Uses in the Heli- pad Building have not yet been defined, but will be addressed in subsequent steps in the Town's review process. 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 US Bank Building, the exist- ing West Lot, new surface spaces will be created when the am- bulance 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. It is anticipated that these spaces will be addressed by November, 2014 1221 VVMC Facilities Master Plan % PARKING leasing off -site spaces and providing expanded employee shuttle and bus pass programs. Details on these programs will be ad- dressed, and additional information on the number of required parking spaces, the manner in which new parking will be provid- ed, and parking management plans will be provided with subse- quent development applications. November, 2014 1231 VVMC Facilities Master Plan 8. HELIPAD GOAL EMERGENCY HELIPAD SITE ALTERNATIVES Establish an emergency helipad within the VVMC campus that Four potential on -site helipad locations were evaluated. is located to provide a direct internal connection to the new Depicted on the diagram below, these alternatives were Emergency Department and with sensitivity to neighbors. evaluated based on the following considerations: EXISTING EMERGENCY HELIPAD The existing helipad that serves VVMC is located north of 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 to and from VVMC via an ambulance. The most significant implication of this is increased risk to the patient and the additional time required to transfer the patient (also adding risk). In addition, the transfer monopolizes the use of an ambulance and crew and also necessitates Police Department personnel to temporarily close South Frontage Road. None of these shortcomings would be addressed by an off -site helipad. It is for these reasons that only an on- campus helipad would improve existing conditions and meet the highest standards of patient care. The evaluation of alternative locations for the emergency helipad and recommendations for the preferred location were completed with the assistance of HeliExperts International LLC and Caycee Batterson of CLB Enterprises. The Preliminary Heliport Feasibility & Design Study Report completed by HeliExperts is found in the appendix of this Master Plan. • Safety • Patient transfer requirements to /from the Emergency Department • FAA and NFPA standards • Aircraft performance • Community Impact Helipad location alternatives Each of the four alternatives involves rooftop solutions and each location could accommodate a helipad that conforms to applicable guidelines of the FAA Advisory Circular relative to flight paths and other aeronautical considerations. Alternatives B and D each presents challenges with respect to their relationship to November, 2014 1241 VVMC Facilities Master Plan 8. HELIPAD the future location of the Emergency Department and for this reason were dropped from consideration. While Alternative C has a very convenient relationship to the future location of the Emergency Department, the flight path to this alternative location would follow the Gore Creek corridor to the west and while this flight path would conform to FAA guidelines it would have significant impacts on residential uses located along this corridor. For this reason Alternative C was dropped from consideration. Alternative A is the preferred location for the emergency helipad due to its proximity to the future location of the Emergency Department, conformance with applicable FAA guidelines, and limited community impact. PROPOSED EMERGENCY HELIPAD LOCATION The proposed helipad is located adjacent to South Frontage Road on a portion of the campus that is not encumbered by the Evergreen covenant restriction. The helipad will be designed in concert with the design of VVMC's new Front Door to ensure efficient site access and circulation. The proposed location allows for an easterly flight path that would pass over the Town Hall site and then run parallel with the 1 -70 corridor. The westerly flight path would follow South Frontage Road and gradually align with the 1 -70 corridor. _,-� j 1 Proposed helipad location At this master plan level, it is assumed that the elevation of the helipad will be approximately 75' above the top level of the existing VVMC parking structure. The helipad is set at this elevation in order to eliminate impact of the future development of surrounding properties, with particular attention to the potential redevelopment of the Evergreen Lodge. Based on conceptual studies, with the helipad at 75', the Evergreen could develop to the maximum allowable 82.5' building height (for habitable space) anywhere inside zoning or town master plan prescribed setbacks and have no impact on the westerly flight path of the helicopter. In addition to a maximum allowable building height of 82'5', town zoning allows up to an additional 15' of building height for "architectural projections" such as towers, spire, cupolas, flagpoles and similar features not usable as habitable floor area. Based on conceptual studies, the majority of the Evergreen site could accommodate the maximum 15' architectural projection November, 2014 12-51 VVMC Facilities Master Plan with no impact to the westerly flight path of the helicopter. There is, however, a corridor along the northern side of the Evergreen Lodge in which a 15' architectural projection could impact the westerly flight path (penetrate the FAA prescribed obstruction surfaces). Solutions under considered to address this potential situation are to elevate the helipad to eliminate the impact or for any architectural projection above 82.5' that may be proposed as a part of the redevelopment of the Evergreen to be evaluated for its effect on the flight path and FAA obstruction surfaces. VVMC is involved in ongoing discussions on this situation with the Evergreen Lodge. 8. HELIPAD FUTURE STEPS IN THE REVIEW OF EMERGENCY HELIPAD The Town's Master Plan evaluation of the proposed helipad is the first of many steps in the review process. Following Master Plan approval, VVMC will complete additional work on the conceptual design of the helipad, coordinate with helipad users and then submit notice of the proposed helipad to the FAA. The FAA will then conduct an initial review of the proposal. At this same time, more detailed information on the design and operation of the helipad will be submitted to the Town as part of a CUP application. It is assumed that Town approval of the CUP will be conditional upon FAA approval. Upon issuance of building permits and construction of the helipad, the FAA may, at their discretion complete a final inspection of the helipad. Flight Path November, 2014 1261 VVMC Facilities Master Plan 9. OTHER CONSIDERATIONS 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 GOAL To provide employee housing consistent with provisions of Chapter 23 of the Vail Town Code. 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 (EHUs) 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 ordi- nance, in such cases it is incumbent on the applicant to provide documentation of employee generation anticipated from the project. VVMC and other entities that operate within the campus (i.e. Colorado Mountain Medical, The Steadman Clinic, etc.) include 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 employees. 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" with the provision that exceptions can be made to this requirement if any one of four findings are met. For two reasons all required employee housing will be provided off -site — residential is incompatible with the institutional uses at VVMC and the limited land area afforded by the campus is best utilized for addressing medical and related needs of VVMC. Detailed information on employee generation, the exception to the on -site requirement, and an employee housing plan will be provided in subsequent development applications. 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 (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. November, 2014 1271 VVMC Facilities Master Plan 9. OTHER CONSIDERATIONS SDD Zoning 7 VVMC purchased the US Bank Building in 2005. At that time, the • eaa property was used as a professional office building and was zoned Mixed Use- SDD #23. Since that time, VVMC has converted many office uses within the building to medical uses or office uses directly related to VVMC. These medical uses are permissible by SDD #23. While the majority of the building has evolved into a medical office building, the bank use is expected to remain for the fore- seeable future. VVMC's ultimate plan is for all uses within the building to be medical- oriented and it is anticipated 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. VVMC - Existing Zoning ! 1 11 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. 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. 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 dif- ferent zone districts in place on the VVMC campus. More impor- tantly, 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. VAIL LAND USE PLAN The Vail Land Use Plan includes references to VVMC. It is intend- ed that this Master Plan supersede all reference to VVMC found in the Vail Land Use plan. The Vail Land Use Plan will be modified to create a new land use designation specific to VVMC. November, 2014 1281 VVMC Facilities Master Plan 9. OTHER CONSIDERATIONS 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 factor 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 VVMC's ability to pursue expansion plans on the West Lot at some point in the future. FUTURE EXPANSION POTENTIAL AT VVMC GOAL To ensure that opportunities remain to accommodate future expansions to VVMC beyond those contemplated by this Master Plan. 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 VVMC to serve the community with state -of- the -art, high quality health- care. It is difficult to speculate on expansions or improvements beyond those envisioned by this Master Plan. That said, as medical ser- vices and technology evolve over the next few decades, it is rea- sonable to assume that over time additional changes to VVMC will be necessary. VVMC would have two options available for future expansion and improvements to the campus: US Bank Building Since it was purchased by VVMC in 2005, this building has evolved into a nearly exclusive medical office building. As a part of the changes to the main hospital campus outlined by this Master 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 ad- dress 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 in preparing long term improve- ment /expansion plans for the West Lot or the US Bank Building. This Master Plan does, however, acknowledge how these two areas provide VVMC with options for how future unforeseen needs could be accommodated on the campus. November, 2014 1291 VVMC Facilities Master Plan