HomeMy WebLinkAboutPEC140011 VVMC Master Plan Memo and Attachments 0112150) TOWN OF VAIL'
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: January 12, 2015
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 the adoption of the Vail Valley Medical Center Master Plan to
establish a comprehensive redevelopment plan for the Vail Valley Medical Center. To
that end, the applicant is requesting a public hearing with the Planning and
Environmental Commission (PEC) to continue the review of the proposed Vail Valley
Medical Center Master Plan (VVMC MP).
Topics to be addressed during the public hearing include:
• Update on the Town Council discussion on the pursuit of a concurrent review the
west wing expansion development application and the Master Plan;
• Update on the South Frontage Road anticipated round about and interim solution
(Attachment A);
• Update on the status of potential land exchange opportunities (Attachment B);
and
• Update on the incorporation of alternatives in the proposed Master Plan to
address a potential land exchange.
As this public hearing will limit the scope of discussion to the topics listed above, which
are elements of the proposed VVMC MP, staff has not prepared a recommendation for
any action by the Planning and Environmental Commission. Town staff will provide a
recommendation to the PEC on the proposed VVMC MP at the January 12, 2015 public
hearing.
II. NEXT STEPS
The Planning and Environmental Commission is asked to table this public hearing to
January 26, 2015. Are there any additional materials the Commission anticipates
needing at this time in order evaluate and make a recommendation on the VVMC MP?
III. ATTACHMENTS
A. South Frontage Road round about and interim solution designs Dated December 12,
2014
B. Potential Land Exchange Exhibit dated November 24, 2014
C. Vail Homeowners Association VVMC MP Comments
Town of Vail Page 2
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November 24, 2014 �-- _ - _`�!! �,� # 40-1
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VAIL HOMEOWNERS ASSOCIATION, INC.
VHA proposal to retain
}OT Emergency Community Heliport (green)
ver flight of developedfoccupied buildings and properties.
VELA proposed SFR Roundabout tit' t
to give full vehicular access
to VVMC, rather than from W14fDr
VBA proposed VNMC
SFR Truck Ramp (red) to relocated e
loading terminal in west parking lot.
r Proposed
Remove street level noise pollution by relocath
air handling equipment to a roof top location
compatible with surrounding residences.
- Vl- Remave-street level noise ;
VBA -Limit proposed VVMC AN N Dr storefr
EXISTING MUMCIPr,
Stm01NG TO Sr
Ayyy RENOVAIED a REMAIN
f7V roposed new parking s -tore.
ch roposes could also include the helipad.
..........
f
fiand
ortfTower $ mage posed TQV PedestrianfVVMC PatientlHeliport Access Skcy Bridge (piiipDA accessible landscaped pedestrian corridor linking the Town site with W141I7r.
related noxious impacts by containing Central Utility Plant with the buildin.
; to building interiarand and heat NV_N1Dr VVMC public.
The above graphic shows improvements that VHA recommends for inclusion in the proposed VVMC Master Plan.
DRAFT 12/07/14
The following is a summary of VHA recommended text changes to the proposed Vail Valley Medical
Center Master Plan. The specific text recommended for change are indicted in red bolded type face with
yellow highlighting and are incorporated in the language of the VVMC draft. A copy of the origi_ nal
VVMC language is attached identifying where the VHA recommended language is to be inserted. The
VHA language may also require the adjustment of accompanying graphics.
The following recommendations are consistent with the Vail Homeowners goals for the VVMC Master
Plan to improve public safety and the compatibility of its relationship with the surrounding residential
neighborhoods. The recommendations are consistent with the opinions obtained from neighborhood
property owners over the course of the last several years as the VVMC master plan and related projects
have evolved during that time.
1. The VVMC Master Plan may be subject to amending modifications. A Master Plan amendment may
be initiated by VVMC, TOV or private sector. The private sector includes Vail residents and property
owners.
VHA proposed text:
1
The VVMC master plan may be subject to modification as adjacent properties, including the
Evergreen Lodge, the Town of Vail Municipal Building and others prepare master plans for their
own properties. The VVMC master plan, is not intended to dominate, put at disadvantage or
predetermine the outcome of master plans for the West Meadow Drive neighborhood and other
adjacent or effected properties."
Economic impacts are not to be considered if used as a factor in the negation of citizens
and property owners rights to initiate and participate in the master planning process, or to
set aside public safety, property rights, and quality of life concerns for those directly
affected by this Master Plan.
2. The Master Planning process as described in the VVMC draft is incomplete as it impacts the
surrounding neighborhood.
VHA proposed text:
However, this approach does not fully address the compatibility issues with adjacent
property and the surrounding neighborhood and therefore is subject to modification as
conflict are identified through a collaborative interaction with those who are most directly
affected.
3. The VVMC Master Plan process was organized and executed in Six (6) major stages:
VHA proposed text:
6. VVMC Master Plan is subject to modified for compatibility with master plans that are
prepared and adopted for adjacent properties and the surround neighborhood.
4. Master Plan Goals and Objectives:
VHA proposed text:
3. Master Planning
This category of goals and objectives ensured the
Master Plan includes flexibility to respond to future
conditions, implementation strategies and compatible with master plans of those
prepared and adopted for adjacent properties and the surrounding
neighborhood, without resort to diminishment of their property rights or quality
of life.
5. Goals identified as the primary goals and objectives of the VVHA Master Plan to be addressed in
future expansion plans.
VHA proposed text:
Relocate all vehicular traffic to South Frontage Road
Provide direct connection between Emergency Department and helipad
respecting the public safety, quality of life and property rights of neighbors.
Provide adequate and convenient parking for patients,
visitors, staff and deliveries.
2
• Optimize access and way -finding for patients, visitors and service providers.
• Create a flexible framework to accommodate future
unforeseen changes, which respect the public safety, quality of life and property
rights of neighbors.
• Accommodate appropriate medical office space on
campus in a manner that is compatible with the adjacent residential use.
6. Issues to be addressed in the VVMC Master Plan.
VHA proposed text:
13. Screening and enclosure of mechanical equipment to eliminate off site environmental
impacts, such as noise, odor, blight and the like.
14. Compatibility with the neighborhood.
7. Expansion Plans and Improvements
VHA proposed text:
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,OOOsf. 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, subject to neighborhood master planning and public safety issues or
concerns.
8. New East Win
VHA proposed text:
The existing East Wing of the hospital will be demolished and replaced with a building that adds
approximately 35,OOOsf 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 could
provide the majority of all on-site parking. The south half of the new East Wing will include
three levels.
9. New Enclosed Load ing/delivery facilitv and Central Utilitv Plant
VHA proposed text:
An enclosed loading/delivery facility and a central utility plant is to be located on site. The
loading/delivery facility is to be accessed from the South Frontage Road, its location is
subject to modification based upon either being located on the west portion of the current
site, in a shared facility on adjacent properties, or on a location resulting from a land
exchange with the Ever Green Hotel.
10. Emergency Helipad
3
VHA proposed text:
An Emergency Helipad will be located at a location based upon maximizing public safety
through a flight path which does not overfly occupied structures, minimizing noise impacts
upon the surrounding neighborhoods, does not diminish property rights of adjacent or
neighborhood properties and is connected to the emergency care facilities.
11. Main "Influences" in Site Planning of Future Expansions
VHA proposed text:
Moving ambulance arrival to the new South Frontage Road access is proposed to
address a major community goal of removing emergency, staff and service/delivery
vehicles from West Meadow Drive. This, in turn, necessitates a new Emergency
Department is within 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 one of the logical location for additional
structured parking depending upon alternative master planning solutions gain
from collaboration of shared parking facilities with adjacent property owners
and/or a land exchange with the Ever Green Hotel.
12. Covenant Restrictions
VHA proposed text:
The initial covenants established by Vail Associates establishing land use designates the site
for "medical clinics "said covenants have requirements for compliance with prescribed
amendment procedures
13. GOAL
For the massing (and scale) of hospital expansions to be responsive and sensitive to the
surrounding neighborhood.
VHA proposed text:
The proposed building massing of VVMC will be consistent with existing and potential
building heights and density limitations of structures in the most immediate proximity to
the adjacent facade of the hospital.
The West Wing also includes a small expansion along Meadow Drive, new space essential to the
efficient functioning 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 and provide for the relocation of ground
level mechanical equipment now at the southwest corner of the building to the roof of the
West Wing addition, so as to eliminate the impact of its industrial operational noise level
upon adjacent residential properties.
At three levels, the new East Wing will be in scale with building density and height allowed
by existing zoning of surrounding properties.
4
The helipad is to be located at a height that will not impact neighboring properties nor
diminish their public safety or property rights and shield the surround neighborhood from
operational noise.
14. 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.
VHA proposed text:
The relocation of WMC'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 eliminating
the volume of vehicle trips on this road. Other considerations 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 and between adjacent properties.
• Providing variation of building heights
• Maintaining existing landscaping and enhancing landscaping
between the building, the street and adjacent properties.
• Introducing non-commercial outdoor spaces in order
to create interest and activity along the street
• Maintain and enhance the public safety of the existing West Meadow Drive sidewalk
with a heated walking surface, consistent with that provided by other neighborhood
properties and enhancing this corridor where appropriate public art and street lighting.
• Relocate street level mechanical equipment to the roof of the West Wing, so as to
eliminate the impact of noxious operational noise upon public walkways, street
and adjacent properties.
15. GOAL
To integrate the design of new buildings and expansion areas with existing portions of the
hospital so as to create a varied but uni- fled architectural expression.
VHA proposed text:
Mechanical Systems
One of the major goals of the WMC Master Plan is to replace its
aging utility components with a new Central Utility Plant, or CUP.
The new CUP will be located within the building so as to eliminate exterior noise, odor and
other noxious influence upon adjacent properties. This area will house heavy equipment
including boilers, compressors, and emergency generators.
16. GOAL
To provide safe and efficient pedestrian circulation within and
through the VVMC campus that meets the needs of hospital users
and the broader community.
5
VHA proposed text:
The primary pedestrian access to and from VVMC is West Meadow Drive. This shared
vehicle/bike/pedestrian corridor is heavily used and provides a key link between Vail Village
and Lionshead. Relocating the hospital's main entrance to South Frontage Road will greatly
improve the safety and aesthetics of the road by eliminating VVMC traffic on this road. This
will provide a substantial benefit to those who use this corridor, to neighboring residential uses
and to the entire Vail community.
A north/south pedestrian corridor will be constructed along the east end of the campus, providing
a ADA accessible, heated walkway and landscaped streetscape connection for pedestrians
between South Frontage Road and West Meadow Drive. Improvements to the Frontage Road
associated with VVMC's new Front Door will include heated sidewalks along the south side of
South Frontage Road.
17. GOAL
To address existina site conditions alona VVMC's boundary with
Middle Creek in order to minimize potential impacts from surface
drainage on the water quality and the adjacent riparian habitat
along the creek.
VHA proposed text:
• 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.
• VVMC will comply with Gore Creek clean up requirements.
18. GOAL
VHA proposed text:
With the development of a new "Front Door" at South Frontage
Road, to remove the v05t m-alier-ity of VVMC-generated traffic from West Meadow Drive.
One of the key elements of this Master Plan is to establish South Frontage Road as the primary
access to VVMC for all vehicular traffic. 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.
11
The New Front Door and West Meadow Drive
Re -locating VVMC's main access to South Frontage Road will dramatically improve conditions
on West Meadow Drive. Currently VVMC-generated traffic on West Meadow Drive includes
the following users:
Patient and guest parking Ambulances/emergency vehicles
Delivery vehicles
VVMC service vehicles
The following evaluation and conclusions are subject to modification and additional
restrictions based upon further independent verification, including periods of high
utilization. Criteria and standards by which the access to and location of VVMC delivery
facilities will be evaluated is subject to changes in conditions and modifications of master
plans prepared and adopted for adjacent properties. Delivery facilities shall be
compatible with adjacent residential uses to eliminate noise and other operational aspect
from impacting adjacent residences.
LoadingFacility acility 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" that are enforceable
by TOV.
Conduct an annual review with adjacent property owners.
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)
• Provide location for enclosed delivery facility.
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:
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 may be temporarily accessed via West Meadow Drive with agreement
with adjacent property owners as to operational procedures.
7
19. GOAL
Establish an emergency helipad within the VVMC campus that
is located to provide a direct internal connection to the new
Emergency Department and with sensitivity to neighbors.
VHA proposed text:
The preferred location for the emergency helipad is subject to the preparation and adoption
of master plans for adjacent properties, and the installation of support facilities which
give proximity to the future location of the Emergency Department, are in conformance with
applicable FAA guidelines, and eliminate over flight of occupied properties.
20. Zoning
VHA proposed text:
SDD Zoning
VVMC purchased the US Bank Building in 2005. At that time, the
property was used as a professional office building and was zoned
SDD #23. Since that time, VVMC has converted many office uses
within the building to medical uses or office uses directly related
to 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 may be re -zoned to the GU district.
West Lot
The West Lot is a location that could accommodate a new building at some point in the
future. This would likely necessitate below -grade structured parking and an enclosed
loading deliver facility and central utility plant. Access to this building (and parking)
would be possible via South Frontage Road and the new main entry to VVMC.
ftIrT>.■ ■■ a■
VVMC Proposed 80' tall Helipad Building that VHA believes is out of character with the qualities of Vail's architectural design.
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