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HomeMy WebLinkAbout2013-0624 PECK� TOWN OF VAIL' PLANNING AND ENVIRONMENTAL COMMISSION June 24, 2013 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT 30 minutes 1. A request for a review of an exterior alteration or modification, pursuant to Section 12-7J-12, Vail Town Code, to allow for a limited service lodge, located at 1783 North Frontage Road West (The Roost Lodge)/ Lots 9,10, 11, 12, Buffehr Creek Subdivision, and setting forth details in regard thereto (PEC130017). Applicant: Timberline Roost Lodge LLC Planner: Warren Campbell ACTION: MOTION: SECOND: VOTE: CONDITION(S): 5 minutes 2. A request for a recommendation to the Vail Town Council on the adoption of the 2013 Gerald R. Ford Park Master Plan, an assemblage of the 1985 Ford Park Master Plan, the 1997 Ford Park Management Plan, and the 2012 Ford Park Management Plan Amendment, located at 530, 540, and 580 South Frontage Road East/Unplatted, and setting forth details in regard thereto. (PEC130012) Applicant: Town of Vail Planner: George Ruther ACTION: Table to July 8, 2013 MOTION: SECOND: VOTE: 5 minutes 3. A request for the review of a conditional use permit, pursuant to Section 12-7D-2, Conditional Uses, Vail Town Code, to allow for a drive -up facility, located at 2171 North Frontage Road West (McDonald's)/Lot 213, Vail Das Schone Filing 3, and setting forth details in regard thereto. (PEC130014) Applicant: McDonald's USA, LLC, represented by Robert Palmer Planner: Warren Campbell ACTION: Tabled to July 8, 2013 MOTION: SECOND: VOTE: 4. Approval of June 10, 2013 minutes MOTION: SECOND: VOTE: 5. Information Update 6. Adjournment MOTION: SECOND: VOTE: The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional Page 1 information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published June 21, 2013in the Vail Daily. Page 2 TOWN OF VAIL 1 PLANNING AND ENVIRONMENTAL COMMISSION June 24, 2013 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT Michael Kurz John Rediker Susan Bird Bill Pierce MEMBERS ABSENT Henry Pratt Luke Cartin Pam Hopkins 30 minutes 1. A request for a review of an exterior alteration or modification, pursuant to Section 12-7J-12, Vail Town Code, to allow for a limited service lodge, located at 1783 North Frontage Road West (The Roost Lodge)/ Lots 9,10, 11, 12, Buffehr Creek Subdivision, and setting forth details in regard thereto (PEC130017). Applicant: Timberline Roost Lodge LLC Planner: Warren Campbell ACTION: Approved with condition(s) MOTION: Kurz SECOND: Cartin VOTE: 6-1-0 (Pratt opposed) CONDITION(S): 1. This exterior alteration or modification approval (PEC130017) is contingent upon the developer providing to the Town of Vail a copy of the deed showing the transfer of ownership of Lots 9, 10, 11, and 12, Buffehr Creek Subdivision, to The Harp Group, which will result in the 2006 vested approval for the site becoming null and void. Once provided, the approval of this project shall be valid for a period of three (3) years, pursuant to Section 12-7J-12(5), Exterior Alterations and Modifications, Vail Town Code, from the date of November 12, 2012. 2. This exterior alteration or modification approval is contingent upon the applicant obtaining Town of Vail approval of the associated design review application. 3. This exterior alteration or modification approval is contingent upon the developer mitigating the impacts on employee housing generated by this redevelopment in accordance with the provisions of Chapter 12-23, Commercial Linkage, Vail Town Code, as may be amended. 4. Prior to the submittal of building permit applications, the developer must obtain Town of Vail Public Works Department approval of final civil drawings, in compliance with all standards of the Vail Town Code. 5. Prior to the issuance of a building permit, the developer shall revise the Traffic Study to state that the 37 surplus parking spaces were not included in the trip generation analysis and therefore, cannot be used for any use other than Page 1 guests of the hotel. An approval for the use of the spaces for a parking club or other similar use would be required to comply with the Vail Town Code and may be assessed additional trip mitigation fees. 6. As presented, the Traffic Study indicates the net new peak hour trips as 67. This is based on 129 proposed peak hour trips, less the 54 existing trips, less a 10% reduction for multi -modal. Therefore, prior to the issuance of a building permit the applicant shall pay a traffic mitigation fee for system wide transportation improvements of $435,500 (67 x $6500). This amount shall be revised based on the updates to the Traffic Study noted above. At the discretion of the Public Works Department, portions of this fee may be offset by offsite traffic/transportation improvements. 7. The developer recognizes that based on the Traffic Study, the SBL 2035 turning movement has a Level of Service of F if the Simba Run Underpass is constructed. The developer agrees that if this movement becomes a safety issue in the future this development will be required to provide improvements to resolve or restrict this movement. 8. Prior to the issuance of a building permit, the developer shall resolve all construction staging issues shall be resolved prior to construction including staging, phasing, access, schedules, traffic control, emergency access, parking, loading and delivery, etc. 9. Prior to the issuance of a building permit, the developer must obtain Town of Vail Public Works Department approval and Colorado Department of Transportation (CDOT) approval of Right -of -Way and Utility for all construction within the street/highway right-of-way. 10. Prior to the issuance of a building permit, the developer must obtain general Colorado Department of Transportation (CDOT) approval of all improvements within the street/highway right-of-way including road improvements and landscaping, and obtain CDOT approval of an Access Permit. 11. Prior to the issuance of a building permit or grading/excavation permit, the developer must obtain Town of Vail Public Works Department approval of a shoring and excavation plan which shall include; excavation phasing, engineered shoring plans, profile and cross sections. Cross Sections and plans shall include all existing conflicts (i.e. utilities). The applicant must obtain Colorado Department of Transportation (CDOT) approval for any shoring within the street/highway right-of-way. The applicant must also obtain Public Works Department approval and a License Agreement approval for any shoring within the street/highway right-of-way. 12. Prior to the issuance of a building permit, the developer must obtain Town of Vail Public Works Department approval of an engineered stamped final drainage report, pavement design report, and geotechnical report. Page 2 13. Prior to the issuance of a building permit, the developer shall revise the proposed plans to include all Frontage Road improvements including all required lighting, irrigation, landscaping (including medians) and signage. 14. Prior to the issuance of a building permit, the developer shall provide the Town of Vail an easement, in a form acceptable to the Town Attorney, in the northwest corner of the property for existing encroachments of the roadway asphalt and shoulder area, drainage and a 5 foot buffer to accommodate snow storage and a guardrail. 15. Prior to the issuance of a certificate of occupancy, the developer shall provide the Town of Vail a public access easement, in a form acceptable to the Town Attorney, for the pedestrian connection between the bus stop and Meadow Ridge Road. The developer may dedicate this public access easement in conjunction with the proposed drainage easement in that area; however, the 10 foot proposed drainage easement must be widened to accommodate the walkway plus a 2 foot buffer and also be named as a general utility, drainage, pedestrian access easement. 16. Prior to issuance of a certificate of occupancy, the applicant must obtain Town of Vail Public Works Department approval of a snowmelt heat and streetscape maintenance agreement for those portions of heated walk located within the pedestrian easement along the western property line. 17. Prior to issuance of a certificate of occupancy, the applicant shall construct the concrete pedestrian walk from the proposed bus stop to Buffehr Creek Road; the walk shall be a minimum of 10 feet wide. 18. Prior to the issuance of a certificate of occupancy, the applicant shall coordinate all Art in Public Places (AIPP) contributions with the Town of Vail Public Works Department AIPP Coordinator. 19. Prior to the issuance of a certificate of occupancy, the applicant shall construct a 2.0 inch asphalt overlay for the extent of all constructed Frontage Road improvements. Warren Campbell gave a presentation per the staff memorandum. Commissioner Rediker inquired into the time frame of the entitlements if the proposal were approved. Warren Campbell stated that an approval would be valid for three years from the date of the initial approval. Subsequent approvals for amendments and changes would not reset the entitlement clock pursuant to the Code. He point out that condition one could remain as proposed in the staff memo could remain but after further thought staff was recommending that the date of November 12, 2012 be used as it was the initial date of approval for the new application which includes solely limited service lodge units. Commissioner Bird asked for clarification on the time frames for the entitlements. Page 3 Warren Campbell read explained the requirements of the Code and impacts to the project being discussed. Commissioner Pierce asked if the roof pitch would be changing. Warren Campbell stated that it was in some areas, however, the applicant could speak to tis in his presentation. Commissioner Bird asked if the ceiling heights changed in the lower floors. Warren Campbell stated that the lower floors were compressed by approximately a foot on each floor. Commissioner Bird inquired as to the location of the employee housing Warren Campbell stated that the applicant was proposing two dormitory style units on site which would house 8 employees (excess of the required 50%) the remainder of the requirement would be provided off-site or via the payment of a fee -in -lieu. Commissioner Bird asked about pedestrian access to the bus stop through the site. Warren Campbell stated that there was a sidewalk on the western property line and that the applicant could speak to the question in greater depth during his presentation. Dominic Mauriello, Mauriello Planning Group, representing the applicant, gave a power point presentation highlighting the changes to the currently approved building. He explained how the slope of the roof form was reduced to aid in the incorporation of the new units without increase the approved ridge height. He explained the location of the sidewalk and how it would connect the neighborhoods behind the new structure to the Frontage Road bike path and bus stop. Commissioner Kurz inquired as to the impact on the head height in the rooms when the floor plate was reduced. Ken Roberts, representing The Harp Group, stated that a change in construction from wood framing to concrete in steel would result in the rooms having the same head height as in the approved project. Andy Gunion, resident in the Hillside Condominiums (located to the north of the project), stated the changes resulted in a larger fagade which will have an impact. He asked that the same consideration to be give to the back side (north elevation) that is give to the front (south elevation) in terms of materials, and that a quality fagade is desired. He added that the addition of landscaping would be beneficial as well. He recognized these concerns would be primarily addressed by the Design Review Board. Greg Bemis, resident and President of the Hillside Condominiums, echoed Mr. Gunion's comments. He added that his association wanted quality architecture and materials on the fagade that faces their project to the north. He concluded by stating that the minimum exterior lighting should be used. Commissioner Kurz stated that the change is minimal and can support the amendments. He mentioned a concern with the Frontage Road circulation. Page 4 Commissioner Rediker stated that the changes are consentient with the previously approved bulk, mass, and height. He added that the residents concerns were valid. Commissioner Bird stated that she agreed with the previous Commissioner statements and inquired as to whether or not there would be a shuttle service. Dominic Mauriello stated that there would most likely be a shuttle service. Commissioner Pratt stated that he felt the addition of the limited service lodge units was in compliance, but the raised eaves increased the bulk and mass in a manner that was inappropriate. Commissioner Cartin stated that it complied with the criteria and zoning. He added that he hoped the Design Review Board would pay particular attention to the landscaping and lighting. Commissioner Hopkins agreed with Commissioner Pratt. She suggested more masses of stone rather than just on the base and window flower boxes on some of the windows. Commissioner Pierce thought a mansard roof might be more appropriate to mitigate the fagade height at the eaves. He stated that the Sonnenalp was an example of what he was thinking. He respected Commissioner's Pratt and Hopkins comments regarding the roof form. 5 minutes 2. A request for a recommendation to the Vail Town Council on the adoption of the 2013 Gerald R. Ford Park Master Plan, an assemblage of the 1985 Ford Park Master Plan, the 1997 Ford Park Management Plan, and the 2012 Ford Park Management Plan Amendment, located at 530, 540, and 580 South Frontage Road East/Unplatted, and setting forth details in regard thereto. (PEC130012) Applicant: Town of Vail Planner: George Ruther ACTION: Table to July 8, 2013 MOTION: Kurz SECOND: Bird VOTE: 7-0-0 5 minutes 3. A request for the review of a conditional use permit, pursuant to Section 12-7D-2, Conditional Uses, Vail Town Code, to allow for a drive -up facility, located at 2171 North Frontage Road West (McDonald's)/Lot 2B, Vail Das Schone Filing 3, and setting forth details in regard thereto. (PEC130014) Applicant: McDonald's USA, LLC, represented by Robert Palmer Planner: Warren Campbell ACTION: Tabled to July 8, 2013 MOTION: Kurz SECOND: Bird VOTE: 7-0-0 4. Approval of June 10, 2013 minutes MOTION: Bird SECOND: Cartin 5. Information Update 6. Adjournment MOTION: Cartin SECOND: Rediker VOTE: 6-0-1 (Pratt abstained) VOTE: 7-0-0 The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Times and order of items are Page 5 approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published June 21, 2013in the Vail Daily. Page 6 101144119 VAIL Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 24, 2013 SUBJECT: A request for a review of an exterior alteration or modification, pursuant to Section 12-7J-12, Vail Town Code, to allow for a limited service lodge, located at 1783 North Frontage Road West (The Roost Lodge)/ Lots 9,10, 11, 12, Buffehr Creek Subdivision, and setting forth details in regard thereto (PEC130017). Applicant: Timberline Roost Lodge, represented by Mauriello Planning Group Planner: Warren Campbell I. SUMMARY The applicant, Timberline Roost Lodge LLC, is requesting the review of an exterior alteration or modification to allow for the construction of a new Marriott Residence Inn limited service lodge on the site of the current Roost Lodge at 1783 North Frontage Road West. This proposal is substantially similar to the Roost Lodge redevelopment project approved by the Town of Vail in 2006 and amended in 2012, but includes some modifications including new dormers, deck railings, and material placement on the facades. This application is similar to a "change to approved plans" development application; however, due to the anticipated sale of the subject property, the applicant wishes to separate this proposal from the current vested development rights from the 2006 approved Roost Lodge redevelopment project. To avoid confusion and add clarity as to the approved project for the site, this proposal, if approved, shall be conditioned upon the transfer of the property to The Harp Group. At such point the 2006 vested approval will become null and void. Based upon Staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval, with conditions, of this application subject to the findings noted in Section VIII of this memorandum. II. DESCRIPTION OF REQUEST The Roost Lodge is currently owned by the applicant, Timberline Roost Lodge LLC; but is under contract to be purchased by The Harp Group. The Harp Group, pending purchase of the property, intends to redevelop the subject property by constructing a new Marriott Residence Inn limited service lodge. This proposal is substantially similar to the Roost Lodge redevelopment project approved by the Town of Vail in 2006, but includes the following modifications: • The addition of 24 limited service lodge units bringing the total in the project to 176 limited service lodge units. • Changes to the proposed method of providing the required employee housing mitigation. Includes the provision of two (2) on-site dormitory style employee housing units housing 8 employees and the mitigation of 6.56 employees off-site or via payment of a fee -in -lieu. • The parking requirement is increased from 101 spaces to 128 spaces due to the addition of 24 limited service lodge units. The number of proposed parking spaces is 165 (37 surplus spaces proposed to be provided). • The previously approved architectural design, site and landscape design, development standards, etc. remain fundamentally the same; but with minor modifications further outlined in the attached letter from O'Bryan Partnership Architects. The building bulk and mass is proposed to change on the western end of the proposed development. The previously approved ridge line is not changing in elevation, however through the addition of several dormers, the applicant is proposing 20 of the 24 new limited service lodge units within the new roof form. Pursuant to Resolution No. 13, Series of 2012, the development rights associated with the 2006 Roost Lodge redevelopment project are vested until June 1, 2015. The applicant wishes to retain and protect these vested development rights while also pursuing development rights, in cooperation with the Harp Group, to construct the currently proposed Marriott Residences Inn. If the sale of the subject property is finalized, the Harp Group intends to construct the currently proposed Marriott Residences Inn. If the pending sale is not finalized, the applicant intends to construct the vested 2006 approved Roost Lodge redevelopment project. To avoid confusion and add clarity as to the approved project for the site, this proposal, if approved, shall be conditioned upon the transfer of the property to The Harp Group. At such point the 2006 vested approval will become null and void. A vicinity map (Attachment A), the applicant's request including traffic report and summary of architectural changes (Attachment B), proposed plans (Attachment C) and previously approved plans (Attachment D) have been attached for review and inclusion in the record. Town of Vail Page 2 III. BACKGROUND The Roost Lodge was originally constructed in the early 1970's as a motel project. The existing lodge contains 72 accommodation units, one dwelling unit, and a paved surface parking lot. According to the Town's files, with the exception of minor applications for repainting, new deck rails, re -roofing, etc., the Roost Lodge has seen no significant modifications since its original construction. In 2006, the applicant obtained Town of Vail approval for the redevelopment of the Roost Lodge with the construction of a new limited service lodge. The project included 101 limited service lodge units, 28 dwelling units and three employee housing units. Although that project has not yet been constructed, the Vail Town Council has granted extensions of the 2006 development approvals. Pursuant to Resolution No. 13, Series of 2012, the applicant's 2006 development rights are vested until June 1, 2015. After June 1, 2014, the construction use tax shall apply. On November 12, 2012, the Planning and Environmental Commission approved, by a vote of 6-1-0 (Rediker opposed), the following : • Conversion of the 28 approved dwelling units with 51 limited service lodge units. • Replacement of the 3 approved Type III Employee Housing Units with 2 Type IV - CL Employee Housing Units. • The parking requirement was reduced from 111 to 101 spaces due to the conversion of dwelling units to limited service lodge units. The number of proposed parking spaces was reduced from 169 to 165 (i.e. 54 surplus spaces). • The previously approved architectural design, building bulk and mass, site and landscape design, development standards, etc. remain fundamentally the same; but with minor modifications. These modifications included the reconfiguration of the interior programing and floor plans, relocation of the trash dumpster to the parking garage, improvements to the exterior spa plaza, reconfiguration of exterior stairs, etc. IV. APPLICABLE PLANNING DOCUMENTS Staff believes that following provisions of the Vail Land Use Plan and the Vail Town Code are relevant to the review of this proposal: Vail Land Use Plan (in part) CHAPTER II: LAND USE PLAN GOALS / POLICIES (in part) The goals articulated here reflect the desires of the citizenry as expressed through the series of public meetings that were held throughout the project. A set of initial goals Town of Vail Page 3 were developed which were then substantially revised after different types of opinions were brought out in the second meeting. The goal statements were developed to reflect a general consensus once the public had had the opportunity to reflect on the concepts and ideas initially presented. The goal statements were then revised through the review process with the Task Force, the Planning and Environmental Commission and Town Council and now represent policy guidelines in the review process for new development proposals. These goal statements should be used in conjunction with the adopted Land Use Plan map, in the evaluation of any development proposal. The goal statements which are reflected in the design of the proposed Plan are as follows: General Growth / Development 1.1. Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.2. The quality of the environment including air, water and other natural resources should be protected as the Town grows. 1.3. The quality of development should be maintained and upgraded whenever possible. 1.4. The original theme of the old Village Core should be carried into new development in the Village Core through continued implementation of the Urban Design Guide Plan. 1.5. Commercial strip development of the Valley should be avoided. 1.6. Development proposals on the hillsides should be evaluated on a case by case basis. Limited development may be permitted for some low intensity uses in areas that are not highly visible from the Valley floor. New projects should be carefully controlled and developed with sensitivity to the environment. 1.7. New subdivisions should not be permitted in high geologic hazard areas. 1.8. Recreational and public facility development on National Forest lands may be permitted where no high hazards exist if: a. Community objectives are met as articulated in the Comprehensive Plan. b. The parcel is adjacent to the Town boundaries, with good access. c. The affected neighborhood can be involved in the decision-making process. Town of Vail Page 4 1.9. The existing condition and use of National Forest Land (USFS) which is exchanged, sold, or otherwise falls into private ownership should remain unchanged. A change in the existing condition and use may be considered if the change substantially complies with the Vail Comprehensive Plan and achieves a compelling public benefit which furthers the public interest, as determined by the Town Council. 1.10. Development of Town owned lands by the Town of Vail (other than parks and open space) may be permitted where no high hazards exist, if such development is for public use. 1.11. Town owned lands shall not be sold to a private entity, long term leased to a private entity or converted to a private use without a public hearing process. 1.12. Vail should accommodate most of the additional growth in existing developed areas (infill areas). 1.13. Vail recognizes its stream tract as being a desirable land feature as well as its potential for public use. 2. Skier /Tourist Concerns 2.1. The community should emphasize its role as a destination resort while accommodating day visitors. 2.2. The ski area owner, the business community and the Town leaders should work together closely to make existing facilities and the Town function more efficiently. 2.3. The ski area owner, the business community and the Town leaders should work together to improve facilities for day skiers. 2.4. The community should improve summer recreational options to improve year-round tourism. 2.5. The community should improve non -skier recreational options to improve year-round tourism. 2.6. An additional golf course is needed. The Town should work with the down valley communities to develop a golf course as well as other sports facilities to serve the regional demand for recreational facilities. 2.7. The Town of Vail should improve the existing park and open space lands while continuing to purchase open space. 2.8. Day skier needs for parking and access should be accommodated through creative solutions such as: Town of Vail Page 5 a. Increase busing from out of town. b. Expanded points of access to the mountain by adding additional base portals. c. Continuing to provide temporary surface parking. d. Addition of structured parking. 3. Commercial 3.1. The hotel bed base should be preserved and use more efficiently. 3.2. The Village and Lionshead areas the best location for hotels to serve the future needs of destination skiers. 3.3. Hotels are important to the continued success of the Town of Vail, therefore conversion to condominiums should be discouraged. 3.4. Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 3.5. Entertainment oriented business and cultural activities should be encouraged in the core areas to create diversity. More night-time businesses, on-going events and sanctioned "street happenings" should be encouraged. 4. Village Core / Lionshead 4.1. Future commercial development should continue to occur primarily in existing commercial areas. Future commercial development in the Core areas needs to be carefully controlled to facilitate access and delivery. 4.2. Increased density in the Core areas is acceptable so long as the existing character of each area is preserved through implementation of the Urban Design Guide Plan and the Vail Village Master Plan. 4.3. The ambiance of the Village is important to the identity of Vail and should be preserved. (Scale, alpine character, small town feeling, mountains, natural settings, intimate size, cosmopolitan feeling, environmental quality.) 4.4. The connection between the Village Core and Lionshead should be enhanced through: a. Installation of a new type of people mover. b. Improving the pedestrian system with a creatively designed connection, oriented toward a nature walk, alpine garden, and/or sculpture plaza. c. New development should be controlled to limit commercial uses. Town of Vail Page 6 5. Residential 5.1. Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.2. Quality time share units should be accommodated to help keep occupancy rates up. 5.3. Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail, with appropriate restrictions. 5.4. Residential growth should keep pace with the market place demands for a full range of housing types. 5.5. The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. 6. Community Services 6.1. Services should keep pace with increased growth. 6.2. The Town of Vail should play a role in future development through balancing growth with services. 6.3. Services should be adjusted to keep pace with the needs of peak periods. CHAPTER VI — PROPOSED LAND USE (in part) MDR - Medium Density Residential: The medium density residential category includes housing which would typically be designed as attached units with common walls. Densities in this category would range from 3 to 14 dwelling units per buildable acre. Additional types of uses in this category would include private recreation facilities, private parking facilities and institutional / public uses such as parks and open space, churches and fire stations. Title 12, Zoning Regulations, Vail Town Code (in part) ARTICLE 7J: PUBLIC ACCOMMODATION 2 DISTICT 12-7J-1: PURPOSE: The public accommodation -2 district is intended to provide sites for lodges, limited service lodges, and residential accommodations on a short term basis, for visitors and guests, together with such public and semipublic facilities and commercial/retail and related visitor oriented uses as may be appropriately located within the same zone Town of Vail Page 7 district and compatible with adjacent land uses. This district is intended to provide for lodging sites located outside the periphery of the town's Vail Village and Lionshead commercial core areas. The public accommodation -2 district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are allowed as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district. V. SITE ANALYSIS Address: 1783 North Frontage Road West Legal Description: Lots 9, 10, 11, 12, Buffehr Creek Subdivision Zoning: Public Accommodation 2 District Land Use Designation: Medium Density Residential Geological Hazards: n/a Lot Area: 86,597 sq.ft. (1.99 acres) Standard Allowed/Required 2006 Vested Approval Proposed Density: 49 Dwelling Units 28 Dwelling Units 0 Dwelling Units Lodge Units: Unlimited 101 LSLU's 176 LSLU's GRFA: 129,896 sq. ft. 75,842 sq.ft. 82,485 sq.ft. Building Height: 48 ft. 48 ft. no change Site Coverage: 56,288 sq.ft. (65%) 44,376 sq.ft. (51 %) no change Landscape Area: 25,979 sq.ft. (30%) 38,698 sq.ft. (44.6%) 38,048 sq.ft. (43.9%) Setbacks North: 0 ft. — 20 ft. 20 ft. above grade no change West: 0 ft. — 20 ft. 15 ft. above grade 20 ft. above grade East: 0 ft. — 20 ft. 30 ft. above grade no change South: 0 ft. — 20 ft. 20 ft. above grade no change Parking: 128 spaces 169 spaces 165 spaces* Loading: 1 berth 1 berth no change Employee Housing: 14.56 employees 3 Type III EHUs *37 parking spaces in excess of the required parking Town of Vail 14.56 employees (8 employees on —site) (6.56 employees off-site or fee -in -lieu) Page 8 VI. VII. SURROUNDING LAND USES AND ZONING Existing Use North: Residential South: 1-70/Hwy. 6 West: Residential East: Residential REVIEW CRITERIA Zoning District Two -Family Primary/Secondary District n/a Two -Family Primary/Secondary District Residential Cluster District Before acting on this application, the Planning and Environmental Commission shall consider the following factors with respect to the proposed use: 1. The proposed exterior alteration or new development is in compliance with the purposes of the public accommodation -2 (PA -2) zone district. The purposes of the Public Accommodation -2 (PA -2) zone district are outlined in Section IV of this memorandum. The primary purpose of the PA -2 zone district is: "The Public Accommodation -2 District is intended to provide sites for lodges, limited service lodges, and residential accommodations on a short term basis, for visitors and guests, together with such public and semipublic facilities and commercial/retail and related visitor oriented uses as may be appropriately located within the same zone district and compatible with adjacent land uses. This district is intended to provide for lodging sites located outside the periphery of the town's Vail Village and Lionshead commercial core areas. The public accommodation -2 district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are allowed as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district..." The proposed Marriott Residence Inn is a lodge located outside the town's commercial core areas that is comprised of accommodation units and employee housing units, and includes the amenities typically associated with a limited service lodge use. Therefore, Staff finds that the proposal adheres to the basic purposes of the PA -2 zone district. The architectural design, building bulk and mass, site and landscape design, and the development standards of the proposed Marriott Residence Inn are consistent with the 2006 Roost Lodge redevelopment project which through the development review process was found to be compatible with the adjacent land uses, providing adqueate light, air, open space, and maintains the desirable resort quality of the zone district. There, Staff finds that the proposal adheres to the basic purposes of the PA -2 zone district consistent with this criterion. Town of Vail Page 9 2. That the proposal does not otherwise have a significant negative effect on the character of the neighborhood. The Roost Lodge has been in existence since the early 1970s and proven to be compatible with adjacent land uses. Considering the various multi -family buildings in the immediate vicinity of the Roost Lodge, to the west and north, a structure which contains accommodation units is in keeping with the existing, surrounding uses. Also, the development site for the proposed Marriott Residences Inn is comprised of four individual lots in the subject neighborhood. In 2006 the size of the proposed building was found to be in direct proportion with the size of the development site, which encompasses approximately two acres. Additionally, considering the physical state of the existing Roost Lodge, the proposal will have a significant, positive effect on the character of the neighborhood because it will be a brand new, aesthetically pleasing structure placed on a well landscaped site. The applicant is required to mitigate any potential negative impacts the proposal may have on the community, and through appropriate conditions of approval, this shall be accomplished. Finally, as it relates to this criterion, the character of the neighborhood is also defined by its location on the North Frontage Road and proximity to 1-70 and staff has determined this proposal fits into the character of its neighborhood. Therefore, Staff believes the proposed conditional use permit is consistent with this review criterion. 3. That the proposal substantially complies with other applicable elements of the Vail comprehensive plan. The Vail Comprehensive Plan identifies this area as part of the Medium Density Residential land use designation, which is further described in Section IV of this memorandum. The Vail Comprehensive Plan defines Medium Density Residential, in part, with the following language: "sites for housing which would typically be designed as attached units with common walls." The proposal is designed with limited service lodge units sharing common walls, hallways, and amenities. With regard to these pertinent, applicable elements of the Vail Comprehensive Plan, staff believes the proposal conforms to this criterion. The criteria contained in certain development standards of the PA -2 zone district must also be considered herein. Section 12-7J-6, Setbacks, contains the following pertinent language: "At the discretion of the Planning and Environmental Commission and/or the Design Review Board, variations to the setback standards outlined above may be approved during the review of exterior alternations or modifications (section 12-7A-12 of this article) subject to the applicant demonstrating compliance with the following criteria.- Town riteria: Town of Vail Page 10 A. Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas. B. Proposed building setbacks will provide adequate availability of light, air and open space. C. Proposed building setbacks will provide a compatible relationship with buildings and uses on adjacent properties. D. Proposed building setbacks will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards." The current proposal does not alter the previously approved setbacks. Therefore, Staff finds the applicant's proposal demonstrates compliance with the criteria. Also applicable in this context is Section 12-7J-14, Mitigation of Development Impacts, which states the following: "The extent of mitigation and public amenity improvements shall be balanced with the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. " The applicant has agreed to mitigate its commercial linkage employee housing mitigation requirements pursuant to the provisions of Chapter 12-23, Commercial Linkage, Vail Town Code, to construct a the ten foot (10') wide sidewalk/recreation path in front of their property that extends to Buffehr Creek Road, and to integrate public art into the proposed bus shelter in coordination with the Art in Public Places (AIPP) board. Therefore, Staff finds that this proposal complies with the applicable elements of the Vail Comprehensive Plan consistent with this criterion. VIII. RECOMMENDATION The Community Development Department recommends the Planning an Environmental Commission approves, with conditions, this exterior alteration or modification, pursuant to Section 12-7J-12, Vail Town Code, to allow for a limited service lodge, located at 1783 North Frontage Road West (The Roost Lodge)/ Lots 9,10, 11, 12, Buffehr Creek Subdivision, and setting forth details in regard thereto (PEC130017).This recommendation is based upon the review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this exterior alteration or modification request, the Community Development Department recommends the Commission passes the following motion: Town of Vail Page 11 "The Planning and Environmental Commission approves this request for a review of an exterior alteration or modification, pursuant to Section 12-7J-12, Vail Town Code, to allow for a limited service lodge, located at 1783 North Frontage Road West (The Roost Lodge)/ Lots 9,10, 11, 12, Buffehr Creek Subdivision, and setting forth details in regard thereto. " Should the Planning and Environmental Commission choose to approve this application, the Community Development Department recommends the Commission imposes the following conditions: "This exterior alteration or modification approval (PEC130017) is contingent upon the developer providing to the Town of Vail a copy of the deed showing the transfer of ownership of Lots 9, 10, 11, and 12, Buffehr Creek Subdivision, to The Harp Group, which will result in the 2006 vested approval for the site becoming null and void. Once provided, the approval of this project shall be valid for a period of three (3) years, pursuant to Section 12-7J-12(5), Exterior Alterations and Modifications, Vail Town Code, from the date of June 24, 2013. 2. This exterior alteration or modification approval is contingent upon the applicant obtaining Town of Vail approval of the associated design review application. 3. This exterior alteration or modification approval is contingent upon the developer mitigating the impacts on employee housing generated by this redevelopment in accordance with the provisions of Chapter 12-23, Commercial Linkage, Vail Town Code, as may be amended. 4. Prior to the submittal of building permit applications, the developer must obtain Town of Vail Public Works Department approval of final civil drawings, in compliance with all standards of the Vail Town Code. 5. Prior to the issuance of a building permit, the developer shall revise the Traffic Study to state that the 37 surplus parking spaces were not included in the trip generation analysis and therefore, cannot be used for any use other than guests of the hotel. An approval for the use of the spaces for a parking club or other similar use would be required to comply with the Vail Town Code and may be assessed additional trip mitigation fees. 6. As presented, the Traffic Study indicates the net new peak hour trips as 67. This is based on 129 proposed peak hour trips, less the 54 existing trips, less a 10% reduction for multi -modal. Therefore, prior to the issuance of a building permit the applicant shall pay a traffic mitigation fee for system wide transportation improvements of $435,500 (67 x $6500). This amount shall be revised based on the updates to the Traffic Study noted above. At the discretion of the Public Works Department, portions of this fee may be offset by offsite traffic/transportation improvements. Town of Vail Page 12 7. The developer recognizes that based on the Traffic Study, the SBL 2035 turning movement has a Level of Service of F if the Simba Run Underpass is constructed. The developer agrees that if this movement becomes a safety issue in the future this development will be required to provide improvements to resolve or restrict this movement. 8. Prior to the issuance of a building permit, the developer shall resolve all construction staging issues shall be resolved prior to construction including staging, phasing, access, schedules, traffic control, emergency access, parking, loading and delivery, etc. 9. Prior to the issuance of a building permit, the developer must obtain Town of Vail Public Works Department approval and Colorado Department of Transportation (CDOT) approval of Right -of -Way and Utility for all construction within the street/highway right-of-way. 10. Prior to the issuance of a building permit, the developer must obtain general Colorado Department of Transportation (CDOT) approval of all improvements within the street/highway right-of-way including road improvements and landscaping, and obtain CDOT approval of an Access Permit. 11. Prior to the issuance of a building permit or grading/excavation permit, the developer must obtain Town of Vail Public Works Department approval of a shoring and excavation plan which shall include; excavation phasing, engineered shoring plans, profile and cross sections. Cross Sections and plans shall include all existing conflicts (i.e. utilities). The applicant must obtain Colorado Department of Transportation (CDOT) approval for any shoring within the street/highway right-of-way. The applicant must also obtain Public Works Department approval and a License Agreement approval for any shoring within the street/highway right-of-way. 12. Prior to the issuance of a building permit, the developer must obtain Town of Vail Public Works Department approval of an engineered stamped final drainage report, pavement design report, and geotechnical report. 13. Prior to the issuance of a building permit, the developer shall revise the proposed plans to include all Frontage Road improvements including all required lighting, irrigation, landscaping (including medians) and signage. 14. Prior to the issuance of a building permit, the developer shall provide the Town of Vail an easement, in a form acceptable to the Town Attorney, in the northwest corner of the property for existing encroachments of the roadway asphalt and shoulder area, drainage and a 5 foot buffer to accommodate snow storage and a guardrail. 15. Prior to the issuance of a certificate of occupancy, the developer shall provide the Town of Vail a public access easement, in a form acceptable to the Town Town of Vail Page 13 Attorney, for the pedestrian connection between the bus stop and Meadow Ridge Road. The developer may dedicate this public access easement in conjunction with the proposed drainage easement in that area, however, the 10 foot proposed drainage easement must be widened to accommodate the walkway plus a 2 foot buffer and also be named as a general utility, drainage, pedestrian access easement. 16. Prior to issuance of a certificate of occupancy, the applicant must obtain Town of Vail Public Works Department approval of a snowmelt heat and streetscape maintenance agreement for those portions of heated walk located within the pedestrian easement along the western property line. 17. Prior to issuance of a certificate of occupancy, the applicant shall construct the concrete pedestrian walk from the proposed bus stop to Buffehr Creek Road; the walk shall be a minimum of 10 feet wide. 18. Prior to the issuance of a certificate of occupancy, the applicant shall coordinate all Art in Public Places (A IPP) contributions with the Town of Vail Public Works Department AIPP Coordinator. 19. Prior to the issuance of a certificate of occupancy, the applicant shall construct a 2.0 inch asphalt overlay for the extent of all constructed Frontage Road improvements." Should the Planning and Environmental Commission choose to approve this application, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outlined in Section Vll of the Staff memorandum to the Planning and Environmental Commission dated November 127 2012, and the evidence and testimony presented, the Planning and Environmental Commission finds.- Pursuant inds: Pursuant to Section 12-7J-13, Compliance Burden, Vail Town Code, the applicant has proven by a preponderance of the evidence before the Planning and Environmental Commission that the proposed exterior alteration or new development is in compliance with the purposes of the Public Accommodation -2 (PA -2) zone district, and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan. Further, pursuant to Section 12-7J-6 through 12-7J-11, Development Standards, Vail Town Code, the Planning and Environmental Commission finds the application to be in compliance with the purposes and intent of the Public Accommodation -2 (PA -2) zone district." Town of Vail Page 14 IX. ATTACHMENTS A. Vicinity Map B. Applicant's Request including traffic report C. Proposed Plans D. Approved Plans Town of Vail Page 15 offiddle Residence Consultant Directory Peter Dumon, President The Harp Group 601 Oakmont Lane, Suite 420 Westmont, IL 60559 pgdumon@theharpgroup.com 630-366-2010 Dominic Mauriello, Principal Mauriello Planning Group PO Box 4777 Eagle, CO 81631 dominic@mpgvail.com 970-376-3318 Ken O'Bryan, President O'Bryan Partnership Architects 620 Main St., Ste. 8 Frisco, CO 80443 KenO@oparch.com 970-668-1133 Kari J. McDowell Schroeder, PE, PTOE McDowell Engineering P.O. Box 4259 Eagle, CO 81631 kari@mcdowelleng.com 970.623.0788 Table of Contents Introduction 11 Previous Approval and Preservation of Vested Rights 6 Current Proposal 7 Zoning Analysis 9 Parking Analysis 10 Exterior Alterations or Modifications 1 1 Mitigation of Development Impacts 15 Employee Housing Plan 16 Adjacents 20 Appendix A: Enlarged Elevations 22 Appendix B: Traffic Report 26 3 Introduction The Roost Lodge is currently owned by Timberline Roost Lodge LLC, represented by Kevin Deighan. For the past year, the Roost Lodge has been managed by the Harp Group, who is currently under contract to purchase the property. In 2012, the Town of Vail approved some minor amendments to the previously approved project. At this time, the Harp Group is requesting a "Major Exterior Alteration" to allow for some additional amendments to the previously approved plan. These amendments include: 1. The addition of 24 limited service lodge units (total of 176 LSLU) 2. Changes to the Employee Housing Units 3. Minor changes to the elevations and floor plans to accommodate the new units In 2006, the Timberline Lodge was approved for 101 limited service lodge units (aka hotel rooms with kitchens), 28 dwelling units, and 3 employee housing units. In 2012, the Town approved the elimination of all dwelling units which were then converted into limited service lodge units (for a total of 152 limited servic employee housing units (2 employee housing requirements. lodge units), along with changes to the units) to meet the new employee housing As currently proposed, the project will be a Marriott Residence Inn, with 176 limited service lodge units and 2 employee housing units housing 8 employees. The new hotel rooms are accommodated within the existing mass of the building without any change the the primary roof ridge of the building. The proposal requires the review of a Major Exterior Alteration in the Public Accommodation 2 zone district in accordance with Section 12-7J-12 of the Vail Town Code. Benefits of the project include: Increased Town revenues through lodging and sales tax with the addition of 24 hotel rooms Increased exposure and revenues due to marketing by Marriott Improved average daily rate and access to broad market of guests %r New hotel will meet the GreenSeal Standard for lodging properties which focuses ani on waste minimization, energy conservation and management, management of fresh water resources, waste water management, pollution prevention, and organizational commitment like environmentally sensitive purchasing. Improved image of Vail along the 1-70 corridor by redeveloping 40 -year old property 4 i Improved access and circulation with the addition of right and left turn lanes on Frontage Road „ Completion of 10 ft. wide bike and pedestrian lane in front of this property and the adjoining two properties to the west Iff- Provision of a new bus stop enclosure Provision of public art Provision of on-site and off-site employee housing Enhanced neighborhood access with pedestrian path through the property Excess parking to ensure parking needs are not forced into public facilities 2 PARTIAL NORTH ELEVATION Previous Approval and Preservation of Vested Rights In 2006, the Town of Vail approved the redevelopment of the Roost Lodge. The proposal included the construction of 101 limited service lodge units, 28 dwelling units, 3 employee housing units, and included 169 parking spaces. The project, the Timberline Lodge, was unfortunately affected by the recession and construction of the project never started. Recognizing the challenges of the economy, which made construction financing difficult to obtain, the Town subsequently passed extensions for some previously -approved projects, including the Timberline Lodge. The extension allowed the projects to be exempt from certain regulations that were passed subsequent to these approvals, including provisions of the employee housing regulations requiring on-site employee units, the construction use tax, etc. In 2012, the Town approved a Major Exterior Alteration application for minor changes to the previously approved plans. The 2012 approval included provisions to maintain both the 2006 approvals and the 2012 approvals, understanding the pending ownership structure of the project. The 2006 approval expires on June 1, 2014; however, if any changes are made to the approved plans, the exemptions are no longer permitted, and the project must comply with the current regulations. The 2012 approval expires on November 12, 2015. If the Planning and Environmental Commission approves the current proposal, it will expire in 2016 and will supplant the 2012 approval. Based on the proposed changes to the plan, the Marriott Residence Inn will comply with the current Town of Vail regulations, including the employee housing requirements and the payment of the construction use tax, along with current Building Code requirements. The applicant, the Harp Group, is seeking changes to the project with the property owner's consent. However, the current owner has significant investment in the current vested entitlements for the property which include a significant number of dwelling units and concessions offered by the Town. Should this applicant not take ownership of the project, the current owner wants the assurance of maintaining the existing entitlements which are valid until June 1, 2014. Therefore, this application includes the condition that should the applicant not take ownership of the property, the prior entitlements remain in effect until June 1, 2014. This allows the applicant to know exactly what they are purchasing and gives the current owner the assurance that it will not losing any pre-existing entitlements should the real estate transaction not be completed. Current Proposal The Marriott Residence Inn brand provides extended stay suites, which include kitchens, separate sleeping areas, and comfortable seating, along with free hot breakfast and evening social events. The extended stay suites appeal to a wide -range of hotel guests, from business travelers to families, and are priced to fill an underserved niche in the Vail Valley. The proposed Vail Marriott Residence Inn includes 176 limited service lodge units, 2 employee housing units (housing 8 employees), along with 165 parking spaces. The program specifically includes the following: 78 One -bedroom units, ranging in size from 444 sq. ft. to 782 sq. ft. 88 Studio units, ranging in size from 311 sq. ft. to 665 sq. ft. 10 Two-bedroom units, ranging in size from 686 sq. ft. to 962 sq. ft. 2 Type IV -CL dorm -style employee housing units of 1,000 sq. ft., housing 8 total employees 20,521 sq. ft. of lobby, lounge, and hotel service 165 parking spaces, with 158 spaces in the structure and additional 7 surface spaces (37 spaces in excess of code requirements) A pool, hot tub, and fitness area Some changes have occurred to the exterior of the building to accommodate the additional lodge service units. These are summarized as follows: 1. The height of the floor plates have been lowered by 0'- 6" on each of the lower floors and 1'-0" on the fourth floor to account for the additional height needed for the new hotel rooms without changing the existing ridge height; 2. The height of the ridge on the bump out dormers on the south and north elevations has been elevated to match the elevation of the existing roof ridge and to accommodate for the additional rooms added to the fourth floor. The overall massing of the dormers remains the same; however, the fourth floor windows have been sized to fit within the space created by these changes. The siding for these bump -outs has been changed to horizontal siding rather than vertical siding and will match the color of the horizontal siding already specified for the project; 3. Balconies have been added to four rooms on the north and four rooms on the south elevations. These maintain the same form as given to other balconies in the project and help to tie the building aesthetic together; 4. The gables on the west wing of the south elevation have been pulled up to match the existing roof ridge in response to the new hotel rooms added. The original gable dormers on the west wing have been modified to shed dormers and pulled up as well to accommodate for more height on the fourth floor. Also in response to the new rooms on the fourth floor, shed dormers have been added to the gable on the west elevation. These dormers give the new fourth floor rooms the required head space allowing the interior spaces to become usable. 5. On the east end of the north elevation, shed dormers have been added to accommodate the changes made to the area former two bedroom employee housing unit as it changed to a dorm style unit. Also, the original deck for that unit has been modified to a French balcony without a sliding door to the exterior. 6. Changes in the floor plan along the east -west axis in the middle of the building have been reflected in the north and south elevations. The north elevation of these rooms now have French balconies in place of the original decks and have been pulled out to meet the original deck line. The south elevation rooms still have deck balconies, however on the fourth floor, a French balcony has also been added to the new middle hotel room. The following elevations indicate these changes. (Plans have been submitted along with this application. Appendix A also provides larger plans for reference.) The areas dashed in red are the proposed changes: I II I II ®` 1. u ee Ef r` Existing i SOUTH ELEVATION ■ns�"�L ®..® � 1713 gjal l®® j6fia ®IB ®pI&X�" ® I®® awa ®S.r®®�l� r L -=I❑ 117�e❑!0 11 I IE 611 ®® lu NEW SOUTH ELEVATION Proposed 11111 Existln um11�uII IN 11111111 11111 1111 p Pro osed _ g s WEST ELEVATION ��-_ _ 6 NEW WEST ELEVATION The exterior materials will still be very high-end, consisting of stone and simulated wood, with the addition of heavy timber accents. There are no changes to the height, setbacks, site coverage, and landscape area of the previously approved plans. The building complies with the 48' limit as did the previous 2012 approval. a Zoning Analysis Address/Legal Description: 1783 North Frontage Road / Lots 9-12, Buffehr Creek Sub Zoning: Public Accommodation -2 (PA -2) Land Use Designation: Medium Density Residential Where the proposal has deviates from the 2012 approval, the change is identified in yellow. Standard Allowed/ 2006 Approval 2012 Approval 2013 Proposal Required Lot Area 10,000 sq. ft. 86,597 sq. ft. 86,597 sq. ft. 86,597 sq. ft. min Density 49 DU 28 du 0 du 0 du Limited Service Unlimited 101 LSLU 152 LSLU 176 LSLU Lodge Units (LSLU) GRFA 129,896 sq. ft. 75,842 sq. ft. 75,031 sq. ft. 82,485 sq. ft. Building Height 48 ft. 48 ft. 48 ft. 48 ft. Site Coverage 56,288 sq. ft. 44,376 sq. ft. 44,376 sq. ft. 44,376 sq. ft. (65%) (51%) (51%) (51%) Landscape 25,979 sq. ft. 38,698 sq. ft. 38,698 sq. ft. 38,698 sq. ft. Area (30%) (44%) (44%) (44%) Setbacks* North 0 ft. - 20 ft. 20 ft. 20 ft. (above -grade) 20 ft. (above -grade) West 0 ft. - 20 ft. 15 ft. 20 ft. (above -grade) 20 ft. (above -grade) East 0 ft. - 20 ft. 20 ft. 20 ft. (above -grade) 20 ft. (above -grade) South 0 ft. - 20 ft. 20 ft. 20 ft. (above -grade) 20 ft. (above -grade) Parking 128 spaces 169 spaces 165 spaces 165 spaces Loading 1 berth 1 berth 1 berth 1 berth Employee Housing for 3 Type III EHU 1 Type IV CL 2- 2 Type IV CL dorm Housing 14.56 bedroom unit = units = 8 employees 2.25 employees employees. 1 Type IV CL dorm Housing for 6.56 unit = 4 employees additional Housing for 4.95 employees off-site additional employees off-site * Subject to review and approval by the Planning and Environmental Commission Parking Analysis As proposed, there are 165 parking spaces provided for the Marriott Residence Inn, with 158 spaces located below grade and an additional 7 surface spaces. As indicated in the analysis below, this exceeds the parking requirement of 128 spaces by 37 spaces. Use Parking Calculation Required Spaces 176 Limited Service Lodge Unit 0.7 spaces per unit 123.2 2 Employee Housing Units 500>EHU<2,000 sq. ft. then 2 spaces 4 Total 127.2 Itt Exterior Alterations or Modifications The elimination of dwelling units and the addition of limited service lodge units requires the review of a Major Exterior Alteration by the Planning and Environmental Commission. The review requires the following: 12- 7J-13: COMPLIANCE B URDEN.- It shall be the burden of the applicant to prove by a preponderance of the evidence before the planning and environmental commission and the design review board that the proposed exterior alteration or new development is in compliance with the purposes of the public accommodation -2 (PA -2) zone district, and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. Below is an analysis of the proposal based on the criteria provided in the compliance burden: 1. The proposed exterior alteration is in compliance with the purposes of the Public Accommodation -2 zone district. AoollCant Analysis: Section 12-7J-1: Purpose, of the Vail Town Code provides the purpose of the PA -2 zone district: The public accommodation -2 district is intended to provide sites for lodges, limited service lodges, and residential accommodations on a short term basis, for visitors and guests, together with such public and semipublic facilities and commercial/retail and related visitor oriented uses as may be appropriately located within the same zone district and compatible with adjacent land uses. This district is intended to provide for lodging sites located outside the periphery of the town's Vail Village and Lionshead commercial core areas. The public accommodation -2 district is intended to ensure adequate light, air, open space, and other amenities commensurate with lodge uses, and to maintain the desirable resort qualities of the zone district by establishing appropriate site development standards. Additional nonresidential uses are allowed as conditional uses which enhance the nature of Vail as a vacation community, and where permitted uses are intended to function compatibly with the high density lodging character of the zone district. The proposal includes amenities commensurate with lodge uses such as spas, a fitness room, guest lounges, and other common area facilities. The proposed Marriott Residence Inn maintains the desirable resort qualities of the PA -2 district by adhering to the prescribed site development standards. The criteria contained in certain development standards of the PA -2 zone district should also be considered. Section 12-7J-6, Setbacks, contains the following pertinent language: isi At the discretion of the planning and environmental commission and/or the design review board, variations to the setback standards outlined above may be approved during the review of exterior alternations or modifications (section 12-7A-12 of this article) subject to the applicant demonstrating compliance with the following criteria: (G)Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas. (H)Proposed building setbacks will provide adequate availability of light, air and open space. (1) Proposed building setbacks will provide a compatible relationship with buildings and uses on adjacent properties. (J) Proposed building setbacks will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. Previously with the 2006 approval, there was an above -grade encroachment into the west side setback, which the Planning and Environmental Commission approved, allowing the west setback to be reduced from 20 ft. to 15 ft. The above - grade encroachment was removed with the 2012 approval, but there is a below - grade encroachment into this setback for mechanical uses. In addition, the trash enclosure is located in the front setback below grade only. These encroachments were addressed with the 2012 approval and do not change with this current proposal. Because the only setback encroachments are located below -grade, the proposed setback deviations allow the appropriate separation between buildings. There are no riparian areas or geologically sensitive areas in close proximity to the property. The proposed encroachments do not detract from the availability of light, air and open space given the limited encroachment being sought and the limited height of the encroachment. The proposed encroachments allow for creative design solutions to the architecture of the building without arbitrarily following a continuous setback. The proposed Marriott Residence Inn is in compliance with the purpose statement of the Public Accommodation -2 zone district. All proposed uses on the site are permitted uses by the zone district and no conditional use permits are required. 2. The proposal does not otherwise have a significant negative effect on the character of the neighborhood AoollCant Analysis: The site is surrounded by residential uses to the east, west and north, and 1-70 right-of-way to the south. Buffer Creek Condominiums are located directly to the west. Hillside Condominiums and Mustang Condominiums are located directly to the north. The Grand Traverse neighborhood is located to the east, with Tract A directly adjacent to the property. Across 1-70 is Donovan Park, along with a single-family and duplex home. IV The character of the neighborhood should be viewed in the context of what is currently present on and around the subject site. The Roost Lodge has been in existence since the early 1970s and proven to be compatible with adjacent land uses. Considering the various multi -family buildings in the immediate vicinity of the Roost Lodge, to the west and north, a structure which accommodates multiple limited service lodge units is in keeping with the existing surrounding uses. Also, the development site for the proposed Marriott Residence Inn is comprised of four individual lots in the subject neighborhood. The size of the proposed building is in direct proportion with the size of the development site, which encompasses approximately two acres. Considering the physical state of the existing Roost Lodge, the proposal will have a significant, positive effect on the character of the neighborhood because it will be a brand new, aesthetically pleasing structure placed on a well landscaped site. 3. The proposal substantially complies with other applicable elements of the Vail comprehensive plan. Applicant Analysis: According to the Official Land Use Plan for the Town of Vail, the development site has a land use designation of Medium Density Residential. Pursuant to the Vail Land Use Plan, The Medium Density Residential land use designation includes sites for housing which would typically be designed as attached units with common walls. Densities in this category would range from 3 to 14 dwelling units per buildable acre. Additional types of uses in this category would include private recreation facilities, private parking facilities and institutional/public uses such as churches, fire stations, and parks and open space facilities. The project also complies with the relevant elements of the Vail Comprehensive Plan including the following policies: 1.1 - Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 13 1.3 -The quality of development should be maintained and upgraded whenever possible. 1.12 - Vail should accommodate most of the additional growth in existing developed areas (infill areas). 3.1 - The hotel bed base should be preserved and use more efficiently. 3.3 - Hotels are important to the continued success of the Town of Vail, therefore conversion to condominiums should be discouraged. 3.4 - Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 5.1 - Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.3 - Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail, with appropriate restrictions. 5.4 - Residential growth should keep pace with the marketplace demands for a full range of housing types. 5.5. - The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. The Vail Land Use Plan recognizes the existing zoning on the property as controlling the density and land uses. The project is consistent with the Town's stated goal of increasing hotel beds within the Town. 14 Mitigation of Development Impacts Section 12-7J-14, Mitigation of Development Impacts, of that Vail Town Code states the following: The extent of mitigation and public amenity improvements shall be balanced with the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. In the previous review of the proposed project, the following items were approved as mitigation of the development impacts and are still included in the project as currently proposed: Employee Housing: When the project was originally approved in 2005 and 2006, employee housing units were provided as part of the mitigation of development impacts. At the time, 3 Type -III employee Housing Units were proposed, which housed a total of 5 employees in 1,380 sq. ft. of GRFA. With the current requirements for employee housing, 2 employee housing units are proposed, housing a total of 8 employees in 2,000 sq. ft. of GRFA. Additionally, 6.56 employees will be housed either off-site or through a fee -in -lieu. Bike Path/Sidewalk Improvements: A 10 ft. wide bike path is proposed in front of ins the property and extends west adjacent to other properties and ends at Buffer Creek Road, completing the path recently constructed by the Town. Traffic Impact Fee: A traffic impact fee of $6,500 per net increase peak hour vehicular trip will be paid. This fee will be offset by any Frontage Road improvements, sidewalk improvements, and construction of the transit stop. A revised Traffic Report has been submitted with this application. Art in Public Places: The current proposal is to integrate public art into the proposed p p g p p p transit shelter. The applicant will continue to work with AIPP to develop the plan for public art. Ik Employee Housing Plan Section 12-23-8: Administration, of the Vail Town Code requires the submittal of an Employee Housing Plan for all projects subject to development review. Because of the proposed changes to allow for the Marriott Residence Inn, an Employee Housing Plan is required and provided below: 1. Calculation Method: The calculation of employee generation, including credits if applicable, and the mitigation method by which the applicant proposes to meet the requirements of this chapter; Aoolicant Analysis: The existing Roost Lodge consists of 72 accommodation units and 1 dwelling unit. Because no new dwelling units are proposed, there are no credits given for the existing unit, nor is there any Inclusionary Zoning requirement. However, this inclusionary credit shall remain with the property should at a future date there be an application to establish a dwelling unit on the property. The proposed Marriott Residence Inn includes 176 limited service lodge units, for a total of 104 net new limited service lodge units (accommodation units and limited service lodge units are treated the same for employee generation rates). Commercial Linkage Calculation: Use Calculation Total Employees 104 net new limited service lodge units 0.7 employees per new unit 72.8 Mitigation Rate of 20% 14.56 Therefore, the proposed project will need to provide employee housing for 14.56 employees. As is required by the Vail Town Code, the applicant will meet the on- site employee housing requirement of 50% (55% will be met on-site). The remaining requirement will be met by either a payment in -lieu or through the provision of off-site units provided prior to obtaining a certificate of occupancy for the project. 2. Plans: A dimensioned site plan and architectural floor plan that demonstrates compliance with section 12-23-3, "Size And Building Requirements", of this chapter; Applicant Analysis: A dimensioned site plan and architectural floor plan has been provided with this submittal. The on-site employee housing units are provided as follows: II: Unit Type Number of Units GRFA Number of Employees Housed Dorm style unit 1 1,000 sq. ft. 4 Dorm style unit 1 1,000 sq. ft. 4 Total 2 2,000 sq. ft. 8 3. Lot Size: The average lot size of the proposed EHUs and the average lot size of other dwelling units in the commercial development or redevelopment, if any; Aoolicant Analysis: This is not applicable to this application. 4. Schedules: A time line for the provision of any off site EHUs; Aoolicant Analysis: The off-site EHUs, if any, will be provided prior to the issuance of a temporary certificate of occupancy or, in the case that no temporary certificate of occupancy is issued, then prior to the issuance of a final certificate of occupancy. 5. Off Site Units: A proposal for the provision of any off site EHUs shall include a brief statement explaining the basis of the proposal; Aoolicant Analysis: Section 12-23-6: Methods of Mitigation, of the Vail Town Code, requires a minimum of 50% of employees to be housed in on-site units. For the Marriott Residence Inn, 55% (8 employees) of the employees required to be housed will be housed in on-site units, while the remaining 45% (6.56 employees) will be housed in off-site units or a fee -in -lieu will be provided to the Town. As currently proposed 8 employees are being housed on-site therefore leaving on a requirement for 6.56 off-site employees to be housed. 6. Off Site Conveyance Request: A request for an off site conveyance shall include a brief statement explaining the basis for the request; Aoolicant Analysis: This is not applicable to this application. 7. Fees In Lieu: A proposal to pay fees in lieu shall include a brief statement explaining the basis of the proposal; and Aoolicant Analysis: As is permitted by 12-23-6: Methods of Mitigation, of the Vail Town Code, 55% of the employees required to be housed will be housed in on-site units, while the remaining will be housed in off-site units or a fee -in -lieu will be provided to the Town. 8. Written Narrative: A written narrative explaining how the employee housing plan meets the purposes of this chapter and complies with the town's comprehensive plan. 17 AoollCant Analysis: Section 12-23-1: Purpose and Applicability, of the Vail Town Code provides the purpose of the Commercial Linkage Requirements: The purpose of this chapter is to ensure that new commercial development and redevelopment in the town provide for a reasonable amount of employee housing to mitigate the impact on employee housing caused by such commercial development and redevelopment. The mitigation rates were established by the Town of Vail Employee Housing Nexus study. These rates are based on a survey of various properties in mountain communities. However, these rates have significant flaws in the case of this proposed project and as a result, the proposed employee mitigation far exceeds what is reasonable based on the stated goals of this chapter. The operator has indicated that the staffing of the project will fluctuate to a certain degree based on maximum occupancy from 30 full time equivalent employees to a high of 38 full time equivalent employees. However, the Town employee generation rates would suggest that a project of this size with 176 limited service lodge units would generate 123 direct full time equivalent employees or 53 more than will be necessary to operate this property. In reality, the Town's formula should be 0.175 employees per limited service lodge unit. If this rate were applied to this project, it would generate a requirement to house only a total of 3.64 employees rather than the 14.56 currently required. That is 104 net new units x 0.175 employees per unit x 20% mitigation rate = 3.64 employees. Only 1.82 employees would be required to be housed on-site. All that said, the applicant is not formally requesting a deviation from the employee housing generation rates in order to ensure an expeditious approval process. The Administrator does have the authority under section 12-23-2 to adjust or lessen the employee housing requirements on a case by case basis. Should the Town decide to adjust the generation rates or mitigation rate at a future date, the applicant reserves the right to seek an amendment to the employee housing plan to take advantage of any changes to the program. The Town Vail Land Use Plan offers the following goals with regard to employee housing: 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail, with appropriate restrictions. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. 18 The Town of Vail Land Use Plan indicates that "limited incentives" were to be provided by the Town to private entities providing employee housing. In the case of the Marriott Residence Inn, no incentives were provided. The proposal complies with these statements from the Town of Vail Land Use Plan. IK Adjacents BUFFER CREEK CONDOMINIUM ASSOCIATION, INC. 1860 MEADOW RIDGE ROAD UNIT 10, VAIL, CO 81658 TONKIN, ADAM D. & ALYSON L. 1920 S GILPIN ST DENVER, CO 80210-3308 MARKA W. MOSER BOX 902 VAIL, CO 81658 FARQUHAR, JERRY L. & DEBORAH R. 1879 MEADOW RIDGE RD VAIL, CO 81657 GUERRIERO, RANDALL 1859 MEADOW RIDGE RD UNIT C VAIL, CO 81657-3905 NECE LLC PO BOX 4175 EAGLE, CO 81631 MERRIMAN, DANNY C., JANE M. & ADAM G. 1859 MEADOW RIDGE RD A VAIL, CO 81657-3905 ERB, WENDY ELAINE 1819 MEADOW RIDGE RD G VAIL, CO 81657 GUNION, JOHN F. & MARGARET M.A. - ETAL 1819 MEADOW RIDGE RD E VAIL, CO 81657 TURNIPSEED, JASON & COLETTE 591 S UNVERSITY BLVD DENVER, CO 80209 PICKING, HOWARD M., III & ADELLE C. 100 LONGVIEW LN JOHNSTOWN, PA 15905 CARNEY, JOHN M. 2001 CROCKER RD STE 420 WESTLAKE, OH 44145-6967 KARP, KAREN L. PO BOX 2174 VAIL, CO 81658 DUYOS, VIVIAN S. & JORGE R. 1434 SARRIA AVE CORAL GABLES, FL 33146 BEMIS, GREGORY PO BOX 3438 VAIL, CO 81658 CAPSTONE TOWNHOUSE ASSOCIATION DALE BUGBY 635 N FRONTAGE RD STE 3, VAIL, CO 81657 GRAND TRAVERSE AT VAIL ASSOCIATION 1412A MORAINE DR VAIL, CO 81657 GRAND TRAVERSE AT VAIL ASSOCIATION KAREN NULLE & ASSOCIATES P.O. BOX 839, EDWARDS, CO 81632 LAVIN, LOUISE MILLER 2166 RIDGEWOOD RD AKRON, OH 44313 FITE, KENNETH DAVID & IRMAK AYSE 17 MOCKINGBIRD LN CHERRY HILLS VILLAGE, CO 80113-4813 MONASHEE ASSOCIATES LLC 17 WHITE OAK LN WESTON, CT 06883 TOWN OF VAIL 75 S FRONTAGE RD W VAIL, CO 81657-5096 HELMUT REISS TRUST 1401 LAVENDER LN LAGUNA BEACH, CA 92651 HAGERMAN, PHILIP R. & JOCELYN K. 15171 PINEWOOD TRL LINDEN, MI 48451-9058 P CDOT 4201 E. ARKANSAS AVENUE DENVER, CO 80222 MAURIELLO PLANNING GROUP, LLC POST OFFICE BOX 4777 EAGLE, CO 81631 YARDE, CRAIG 1895 MEADOW RIDGE RD VAIL, CO 81657-4948 PAI Appendix A: Enlarged Elevations Changes to the North Elevation: Proposed KI I _ ® ® MR o o g NORTH ELEVATION � 1 �"�•F�w, I r• 64��Illy - �III� �� Proposed _ 11111 IN q NEW NORTH ELEVATION Proposed KI Changes to the North Elevation (cont.): Existing Proposed 23 Changes to the South Elevation: o E s a ] ill ID IE w& ®[E ® 0• 77 ADZ' ®1 ® ® �® ❑ ® ❑ ❑ �❑ ❑ ❑, ❑ ❑ ❑ ❑ u ❑ l _ljRnl m ®_Q M_ ® ® IB 1 ElWi _ E- ❑ ❑ ❑_❑ ❑_u, El El ❑ oFI❑�a,- ❑ � ®J�, ®° ® U°... ®1E Existing 30UTN ELEVATION m.. t �xu LI L] °i�� LI LJ° i �� ® ❑ ❑ ❑ ] ❑ El El El 11 El El El ❑ I 1E L� ❑� GF1 — =JG❑ —1—I ❑ <4 ❑❑ ❑❑�4j Proposed NEW SOUTH ELEVATION A lllllfmm D ED -ill ,U:r.v L nt ® Existing Proposed 24 mi �IIIIIIII� • . �� 11111111:::: ::::I�I� Illiulll :::::: IIIIIII no 00111111 NONE 111111 1111111111 ems. IIIIIIIIII 1111111 1111111 111111111 ■..■ ■....■ a� � �. ■.. ..■ III ■.. ..■ NONE ■NONE■ �_!..! ■NONE■ un nu ■u u■ NONE ■NONE■ _ ® ■uu■ un nu ■u u■ NONE ■u u. n. u■ un nu ■u u■ U.N. _ II I I II I I III sv�- vo• NONE— ■NONE■ —���_ ■u u. —:::: :::: ■u u■ — mnnmJill om 4�IoB�ai� NONE � �►ice■.�_�..e_�u.u. Appendix B: Traffic Report Pte: Transportation Impact Study for Marriott Residence Inn Redevelopment 1 Ad May 21, 2013 PREPARED FOR: The Harp Group 601 Oakmont Lane, Suite 420 Westmont, IL 60559 Contact: Peter Dumon, President PREPARED BY: McDowell Engineering, LLC 936 Chambers Court, B4 PO Box 4259 Eagle, CO 81631 970.623.078 Contact: Kari J. McDowell Schroeder, PE, PTOE Project Number: M1095 S 1 � ZD 3 1 a � At- Statement of Engineering Qualifications Kari J. McDowell Schroeder, PE, PTOE is a Transportation and Traffic Engineer for McDowell Engineering, LLC. Ms. McDowell Schroeder has over sixteen years of extensive traffic and transportation engineering experience. She has completed numerous transportation studies and roadway design projects throughout the State of Colorado. Ms. McDowell Schroeder is a licensed Professional Engineer in the State of Colorado and has her certification as a Professional Traffic Operations Engineer from the Institute of Transportation Engineers. M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 2 Transportation Impact Study for Marriott Residence Inn Redevelopment Table of Contents 1.0 PROJECT DESCRIPTION............................................................................................................................ 4 2.0 EXISTING CONDITIONS............................................................................................................................ 7 2.1 DESCRIPTION OF EXISTING TRANSPORTATION SYSTEM................................................................................................7 3.0 FUTURE TRAFFIC PROJECTIONS..............................................................................................................10 3.1 CAPITAL IMPROVEMENT PROJECTS.......................................................................................................................10 3.2 BACKGROUND TRAFFIC GROWTH.........................................................................................................................10 4.0 PROJECT TRAFFIC...................................................................................................................................13 4.1 TRIP GENERATION.............................................................................................................................................13 4.2 TRIP DISTRIBUTION...........................................................................................................................................15 4.3 SITE CIRCULATION.............................................................................................................................................15 4.4 TRIP MODE SPLITAND ASSIGNMENT ....................................................................................................................15 5.0 TRANSPORTATION IMPACT ANALYSIS....................................................................................................22 5.1 SITE ACCESS AUXILIARY TURN LANES....................................................................................................................22 5.2 LEVEL OF SERVICE ANALYSIS................................................................................................................................23 5.3 ENTERING SIGHT DISTANCE................................................................................................................................24 5.4 ACCESS PERMITTING.........................................................................................................................................25 5.5 MULTIMODAL PEDESTRIAN AND BICYCLE FACILITIES................................................................................................25 6.0 RECOMMENDATIONS AND CONCLUSIONS..............................................................................................26 7.0 APPENDIX..............................................................................................................................................27 Tables and Figures FIGURE1: AREA MAP......................................................................................................................................... 4 FIGURE 2: CONCEPTUAL SITE PLAN..................................................................................................................... 6 FIGURE 3: YEAR 2013 BACKGROUND TRAFFIC VOLUMES..................................................................................... 9 FIGURE 4: YEAR 2035 BACKGROUND TRAFFIC VOLUMES WITHOUT SIMBA RUN.................................................11 FIGURE 5: YEAR 2035 BACKGROUND TRAFFIC VOLUMES WITH SIMBA RUN.......................................................12 TABLE 1: TRIP GENERATION...............................................................................................................................14 FIGURE 6: ASSIGNED PROJECT GENERATED TRAFFIC WITHOUT SIMBA RUN.......................................................17 FIGURE 7: ASSIGNED PROJECT GENERATED TRAFFIC WITH SIMBA RUN..............................................................18 FIGURE 8: YEAR 2013 TOTAL TRAFFIC VOLUMES................................................................................................19 FIGURE 9: YEAR 2035 TOTAL TRAFFIC VOLUMES WITHOUT SIMBA RUN UNDERPASS.........................................20 FIGURE 10: YEAR 2035 TOTAL TRAFFIC VOLUMES WITH SIMBA RUN UNDERPASS..............................................21 TABLE 2: AUXILIARY TURN LANE REQUIREMENTS WITHOUT SIMBA RUN: .......................................................... 22 TABLE 3: AUXILIARY TURN LANE REQUIREMENTS WITH SIMBA RUN: ................................................................. 23 TABLE 4: TOTAL TRAFFIC LEVEL OF SERVICE.......................................................................................................24 M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 3 1.0 Project Description The Marriott Residence Inn, a proposed 1.9 acre redevelopment, is located near the intersection of the Interstate 70 North Frontage Road and Buffehr Creek Road within the Town of Vail. This new all -suites hotel will replace the existing Roost Lodge located on the property. The southern boundary of the property abuts the Frontage Road and starts approximately 250 feet north east of the Buffehr Creek Road intersection with the Frontage Road. The property is also bordered on the north by Meadow Ridge Road, but is does not and is not anticipated to take access from it due to the grade differential. The location of this property in relation to the surrounding area can be seen in Figure 1. Figure 1: Area Map r - SITE �9 } West Vail 173 c c,��4y 1T3 �Ra Stephens Park F 5552 Nokia iD 2012 Microsoft Corporation M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 4 The proposed redevelopment is expected to include a Marriott Residence Inn, it's associated support facilities and employee housing. Specifically, the Marriott Residence Inn project is currently anticipated to consist of: • 176 Hotel Suite Rooms • Lobby, Library, Lounge and Associated Guest Facilities • 2 Employee Housing Units A concept plan of the proposed development can be seen in Figure 2. The site is currently occupied by the Roost Lodge, which includes a 72 -room hotel and 1 employee housing unit. The Marriott Residence Inn redevelopment has an assumed build out completion year of 2013. Analysis has been performed for existing conditions, background and total conditions for short-term Year 2013 as well as for the long-range planning Year 2035. M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 5 2.0 Existing Conditions 2.1 Description of Existing Transportation System Interstate 70 North Frontage Road: The 1-70 North Frontage Road provides the primary local connection along the north side of Interstate 70 between the West Vail and Vail Village Interchanges. In the vicinity of the project site, this two-lane facility is classified as Access Category F -R, Frontage Road by the Colorado Department of Transportation (CDOT) and has a posted speed limit of 35 mph. There are no existing auxiliary turn lanes at the two accesses to the property. �L ° CDOT and the Town of Vail completed an Access Management Plan Map for this roadway as part of their Vail Transportation Master Plan Update in 2009. Buffehr Creek Road: Buffehr Creek Road is a local two-lane roadway providing access to Chamonix Lane and residential development north of the development property. Buffehr Creek Intersects the North Frontage Road 250 feet to the southwest of the development property. The posted speed limit on this roadway is 25 mph. Meadow Ridge Road: Meadow Ridge Road is a short, cul-de-sac roadway that forms the northwest boundary of the proposed redevelopment. The subject property does not take access from Meadow Ridge Road, nor is it expected to do so in the future due to the grade differential between the property and the road. Pedestrian, Transit and Bicycle Facilities: The sole existing bicycle/ pedestrian facility in the vicinity of the Marriott Residence Inn redevelopment is the North Recreation Path, which connects the Vail Village and West Vail Interchanges along the north side of the North Frontage Road. The path is contiguous across the frontage of the site and consists of a widened asphalt shoulder. A concrete path with curb and gutter exists to the east of the project site and west of Buffehr Creek Road. M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 7 Both the Red and Green West Vail bus routes travel along the North Frontage Road adjacent to the redevelopment site. There is a bus stop for the westbound routes at the southwest corner of the property. Year 2013 Background Traffic Volumes: Year 2013 traffic conditions are based on traffic counts provided by the Town via the Vail Transportation Master Plan Update, 2009 at the intersection of the North Frontage Road with Buffehr Creek Road. CDOT and the Town agreed that this data could be used for the Marriott Residence Inn's traffic analysis. The Town of Vail is planning on additional traffic data collection in 2013. Refer to the Appendix for this data and correspondence with CDOT and the Town of Vail. The assumed Year 2013 Background Volumes are based on data taken from both Figure 2: Existing Volumes and Figure 7: 2025 Peak Hour Traffic Projections of the Master Plan Update. As the Figure 2 volumes were derived from data collected in 2004 and 2005, Year 2013 background volume growth was linearly interpolated using Years 2005 and 2025 as the starting and finishing years, respectively. Per Town staff, there are no other development projects that should impact these volumes. Background evening volume projections for Year 2013 can be seen in Figure 3. Long-term background projections and the Simba Run Underpass are discussed in Section 3.0. M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 8 Figure 3: Year 2013 Backaround Traffic Volumes YAR r1 A C DOWE LL LEGEND: ENGINE ERING,LLC PM Volumes= XX _ TRANSPORTATION ENGINEERING CONSULTANTS Turning Movements Project Number: M1095 (NTS) Prepared by: KIS Marriott Residence Inn Redevelopment May 21, 2013 Vail, Colorado 3.0 Future Traffic Projections 3.1 Capital Improvement Projects Per the Vail Transportation Master Plan Update, 2009 (Master Plan Update), the North Frontage Road is anticipated to remain a two-lane facility through the long term planning horizon. However, the Master Plan Update anticipates the construction of an eastbound left turn deceleration lane to Buffehr Creek Road prior to Year 2035. The Town of Vail and its' Master Plan Update anticipates the construction of the Simba Run Underpass of 1-70 some time prior to the long term planning horizon. CDOT and the Town of Vail are currently working on the environmental review process for this project. This underpass, expected to be located to the west of the Lionshead Village, would provide an additional connection between the parts of Vail north of 1-70 and those south of the interstate. Per the Master Plan Update, the likely result of this underpass on project -generated traffic would be to increase the portion of traffic headed to or from the east on the North Frontage Road. CDOT staff has requested that this potential underpass not be included when distributing project -generated traffic, however town of Vail staff has indicated that they would like to see the effect of the underpass on project -generated traffic. Both alternatives have been included in this study. 3.2 Background Traffic Growth Long-term background growth along the North Frontage Road is based on the Year 2025 volume projections provided in the Master Plan Update. Correspondence with Town staff regarding the anticipated growth rates can be found in the Appendix. Per Town staff, ...these projections represent a build out scenario study with 2025 selected as full build out. This was done during the boom in Vail and a lot of large developments were on the table going thru the process. Many of those have been stopped or delayed. We suggest using the 2025 data with a modest growth rate of 0.5% from 2025 to 2035. This methodology was used for Year 2035 conditions. The resulting projected Year 2035 background traffic volumes without the addition of the Simba Run underpass volumes can be seen in Figure 4. If the Simba Run underpass is constructed, the Master Plan Update indicates that the background traffic utilizing the North Frontage Road will increase significantly under 2035 conditions. The projected Year 2035 background volumes with the Simba Run underpass can be seen in Figure S. M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 10 Fiaure 4: Year 2035 Backaround Traffic Volumes without Simba Run Under r1 A C DOWE LL LEGEND: ENGINE ERING,LLC PM Volumes= XX _ TRANSPORTATION ENGINEERING CONSULTANTS Turning Movements Project Number: M1095 (NTS) Prepared by: KIS Marriott Residence Inn Redevelopment May 21, 2013 Vail, Colorado Figure 5: Year 2035 Backaround Traffic Volumes with Simba Run Underpass r1 A C DOWE LL LEGEND: ENGINE ERING,LLC PM Volumes= XX _ TRANSPORTATION ENGINEERING CONSULTANTS Turning Movements Project Number: M1095 (NTS) Prepared by: KIS Marriott Residence Inn Redevelopment May 21, 2013 Vail, Colorado 4.0 Project Traffic 4.1 Trip Generation The proposed Marriott Residence Inn is anticipated to consist of: • 176 Hotel Suite Rooms (all with kitchens) • Lobby, Library, Lounge and Associated Guest Facilities • 2 Employee Housing Units The proposed facility is best defined by the ITE Trip Generation Manual criteria as an All -Suites Hotel. This land use if differentiated from a regular hotel room because of the inclusion of limited kitchen facilities in each room. Suites with kitchen facilities generate less vehicle trips than a regular hotel room, as people tend to stay in their suite to cook rather that going out to eat for every meal. The all -suites hotel land use also accounts for ancillary land uses such as the lobby, library and lounge for guests. As there is no Saturday trip generation data available for the All -Suites Hotel Land Use, CDOT directed the use of Land Use #310, Hotel, for all Saturday estimates. The two employee residence dwelling units are best classified by Land Use #230, Condominium/Townhome. Per the Trip Generation Manual, this site would be expected to generate a total of 874 external trips over the course of an average weekday. This site would be expected to generate 1,453 trips over the course of the average Saturday. This equates to an additional 280 trips during the average weekday and 857 average Saturday trips from the existing development. Included within this would be a total of 129 Saturday peak hour trips, 70 morning peak hour trips and 73 evening peak hour trips, including all modes of travel. Refer to Table 1 for trip generation calculations and further breakdown of these trips. M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 13 ; . ; . /0 !, / #; ( § ( § } } ! ! ) f ) ; \ { ©\ � \\\ EE 4.2 Trip Distribution The distribution of project -generated vehicular traffic on adjacent roadways is influenced by several factors including the following: • The location of the site relative to other commercial facilities and the roadway network. • The configuration of the existing and proposed adjacent roadway network • Relative location of neighboring population centers Based upon the above factors, it is assumed that approximately forty percent (40%) of site generated traffic will travel to or from the east on the North Frontage Road and sixty percent (60%) will travel to or from the west on the North Frontage Road under short term conditions. Without the construction of the Simba Run underpass, a similar distribution as the short term conditions can be expected in Year 2035. Under long term conditions with the assumption that the Simba Run underpass is constructed, distribution can be expected to follow a fifty percent (50%) easterly and fifty percent (50%) westerly distribution. The modified directional distribution pattern is due to the increased accessibility of points east of the project site as a result of the underpass. 4.3 Site Circulation The Transportation Master Plan and Access Management Plan Map provide guidance for the access points to the subject property. These documents specify that the easternmost access will be ingress only and the westernmost access will be egress only. Per Section 4.4(1) of the State Highway Access Code, 2002, (Access Code) the minimum distance between access points should be at a minimum equal to the design sight distance along the highway. Given a 35 mph posted speed limit on the North Frontage Road, the two access points should be a minimum of 250 feet a pa rt. 4.4 Trip Mode Split and Assignment Given the available bicycle/pedestrian routes and adjacent transit stop for the local bus system, it can be assumed that a portion of site generated trips will be made by modes other than passenger car. The limited parking in Vail also encourages people to use alternative modes of transportation. An assumed multimodal reduction of ten percent (10%) would result in the reduction of the volume automobile trips by 11 trips during the Saturday noon peak hour, 6 trips during the weekday morning peak hour and 6 trips during the weekday evening peak hour. M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 15 Following the removal of non -vehicular trips from the project generated traffic, the anticipated volume of vehicular trips at each site access can be calculated. The anticipated assignment of trips on the roadway system is determined by applying the external trip generation expected for this site and its corresponding mode split to the estimated trip distribution. The resulting projections of site generated traffic without the Simba Run underpass can be seen in Figure 6. The resulting long term assignment with future completion of the proposed Simba Run underpass can be seen in Figure 7. The short term total traffic anticipated at each intersection in question is the sum of the estimated Year 2013 background traffic (Figure 3) traffic with Figure 6, and can be seen in Figure 8. Similarly, Year 2035 total peak hour volumes without the Simba Run underpass are the combination of Figure 4 traffic data with the project trip assignment of Figure 6 and can be seen in Figure 9. Year 2035 total traffic volumes assuming construction of the Simba Run can be seen in Figure 10. As only evening peak hour data was available from the Master Plan Update, all volumes in Figures 8 - 10 only represent the evening peak hour. M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 16 Figure 6: Assianed Proiect Generated Traffic without Simba Run Underpass r1 A C DOWE LL LEGEND: ENGINE E RI N G, L LC SAT/AM/PM Volumes = XX/XX/XX _ TRANSPORTATION ENGINEERING CONSULTANTS Turning Movements Project Number: M1095 (NTS) Prepared by: KIS Marriott Residence Inn Redevelopment May 21, 2013 Vail, Colorado Figure 7: Assianed Proiect Generated Traffic with Simba Run Underpass h '` - •fir � - - � , •=� r1 A C DOWE LL LEGEND: ENGINE E RI N G, L LC SAT/AM/PM Volumes = XX/XX/XX _ TRANSPORTATION ENGINEERING CONSULTANTS Turning Movements Project Number: M1095 (NTS) Prepared by: KIS Marriott Residence Inn Redevelopment May 21, 2013 Vail, Colorado Figure 8: Year 2013 Total Traffic Volumes r1 A C DOWE LL LEGEND: ENGINE E RI N G,L LC PM Volumes= XXo _ TRANSPORTATION ENGINEERING CONSULTANTS Turning Movements Project Number: M1095 (NTS) Prepared by: KIS Marriott Residence Inn Redevelopment May 21, 2013 Vail, Colorado Figure 9: Year 2035 Total Traffic Volumes Without Simba Run Underpass r1 A C DOWE LL LEGEND: ENGINE ERING,LLC PM Volumes= XX _ TRANSPORTATION ENGINEERING CONSULTANTS Turning Movements Project Number: M1095 (NTS) Prepared by: KIS Marriott Residence Inn Redevelopment May 21, 2013 Vail, Colorado Figure 10: Year 2035 Total Traffic Volumes With Simba Run Underpass r1 A C DOWE LL LEGEND: ENGINE ERING,LLC PM Volumes= XX _ TRANSPORTATION ENGINEERING CONSULTANTS Turning Movements Project Number: M1095 (NTS) Prepared by: KIS Marriott Residence Inn Redevelopment May 21, 2013 Vail, Colorado 5.0 Transportation Impact Analysis 5.1 Site Access Auxiliary Turn Lanes Without the Simba Run Underpass: As the North Frontage Road is a State Highway facility of Access Category F -R, Frontage Road (Speed Limit 35 mph), the need for auxiliary turn lanes to and from the site should be addressed. Per Section 3.13(4)(c -d) of the State Highway Access Code, 2002 (Access Code), as the North Frontage road has a posted speed less than 45 mph, acceleration lanes are generally not required and were not assessed further. At the proposed eastern site (ingress) access there is the potential for two auxiliary deceleration lanes, the eastbound left and westbound right movements. Neither lane currently exists. A westbound right turn deceleration lane is required on a facility of this type when the anticipated peak hour volumes exceed 50vph. Anticipated right turn volumes entering the eastern site access range from 12-26vph. The volume range is given because the traffic volume is expected to vary over the morning, evening and Saturday peak hour traffic. None of these peak hour volumes meet CDOT's threshold, and therefore no westbound right turn lane should be required at this access. An eastbound left turn deceleration lane would be required at the eastern if peak hour volumes expected to use this movement exceed 25vph. Saturday peak hour volumes are projected at 39vph for the eastbound left ingress movement. A deceleration lane will be required at this location. Refer to Table 2, Auxiliary Turn Lane Requirements for a breakdown of expected conditions. Table 2: Auxiliary Turn Lane Reauirements without Simba Run: Turning Maximum Peak Hour Lane Required? Turn Lane Movement Turning Volume Length (from Figure 6) Westbound 26 vph No N/A Right <50vph turning Eastbound 39 vph Yes 43'Storage, Left >25vph turning 10:1 Taper The Access Code also details the required auxiliary turn lane lengths. Per Section 4, the auxiliary eastbound left lane should consist of a 10:1 taper and 43 feet of storage, for a total distance of 163 feet. M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 22 With the Simba Run Underpass: The forecasted traffic patterns with the construction of the Simba Run underpass, would anticipate a 15-33vph traffic volume range for both the westbound right and eastbound left movements. The volume range is given because the traffic volume is expected to vary over the morning, evening and Saturday peak hour traffic. The peak 33vph at the eastbound left turn is less than that of the 39vph anticipated without the construction of the Simba Run underpass. Therefore, the required turn lane length is slightly shorter. Table 3 illustrates the Access Code's turn lane requirements for the site accesses. Table 3: Auxiliary Turn Lane Reauirements with Simba Run: Turning Maximum Peak Hour Lane Required? Turn Lane Movement Turning Volume Length (from Figure 7) Westbound 33 vph No N/A Right <50vph turning Eastbound Yes 41'Storage, Left 33 vph >25vph turning 10:1 Taper As can be seen in Table 3, per Table 4-8 of the Access Code, the primary change created by assuming the construction of the Simba Run underpass is a nominal reduction in the required storage space of the eastbound left turn lane from 43 feet to 41 feet. 5.2 Level of Service Analysis An HCM 2010 site access analysis was performed for both short term Year 2013 and long term Year 2035 conditions. This analysis assumes that the single deceleration lane explored as part of Section 5.1 will be constructed. The western egress access was anticipated to have both a left and right turn lanes. Table 4 summarizes the total level of service (LOS) and delays. M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 23 Table 4: Total Traffic Level of Service As can be seen in Table 4, both of the site access intersections are anticipated to operate satisfactorily following the completion of the redevelopment through the long term planning horizon when the Simba Run interchange is not assumed to have been built. The addition of significant background traffic resulting from the construction of the Simba Run underpass would likely significantly degrade the side street Level of Service for left turning vehicles leaving the project site. However, even under these conditions, the ninety-five percentile queues at the access are anticipated to remain under one vehicle in length. 5.3 Entering Sight Distance As the redeveloped site is expected to be a commercial facility with minimal multi- unit truck trips, Per Table 4-3 of the Access Code, the appropriate design vehicle for entering sight distance is a single -unit truck. Per Table 4-2 of the Access Code, the entering sight distance at the western (egress) access should be greater than 455 feet. From the existing western access there appears to be in excess of 500 feet to the west of the access and in excess of 700 feet east of the access. Entering sight distance exceeds Access Code requirements. M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 24 Intersection Control Movement PM Level of Service (Seconds of Delay) 2013 2035 Without Simba Run West Site Access and N Frontage Road SB Stop SB SBL SBR B (15) C (20) C (20) D (30) 8 (11) 8 (13) East Site Access and N Frontage Road No Control EBL A (8) A (9) With Simba Run West Site Access and N Frontage Road SB Stop SB SBL SBR N/A E (47) F (76) C (19) East Site Access and N Frontage Road No Control EBL N/A 8 (11) As can be seen in Table 4, both of the site access intersections are anticipated to operate satisfactorily following the completion of the redevelopment through the long term planning horizon when the Simba Run interchange is not assumed to have been built. The addition of significant background traffic resulting from the construction of the Simba Run underpass would likely significantly degrade the side street Level of Service for left turning vehicles leaving the project site. However, even under these conditions, the ninety-five percentile queues at the access are anticipated to remain under one vehicle in length. 5.3 Entering Sight Distance As the redeveloped site is expected to be a commercial facility with minimal multi- unit truck trips, Per Table 4-3 of the Access Code, the appropriate design vehicle for entering sight distance is a single -unit truck. Per Table 4-2 of the Access Code, the entering sight distance at the western (egress) access should be greater than 455 feet. From the existing western access there appears to be in excess of 500 feet to the west of the access and in excess of 700 feet east of the access. Entering sight distance exceeds Access Code requirements. M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 24 5.4 5.5 A Y A Eastbound sight distance at the western site (egress) access Westbound sight distance at the western site (egress) access Access Permitting Given that estimated traffic volumes at the site are expected to increase in excess of twenty percent over the existing volumes and the existing accesses will be reconstructed, revised State Highway Access Permits will be required for the two site accesses. Multimodal Pedestrian and Bicycle Facilities The applicant shall incorporate multimodal facilities in the site design as the project progresses in the Town's review and entitlement process. These plans shall be coordinated for connectivity with the North Frontage Road bicycle and pedestrian route, as well as the transit system. M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 25 6.0 Recommendations and Conclusions The Marriott Residence Inn redevelopment anticipates replacing the existing Roost Lodge, adjacent to the Interstate 70 North Frontage Road in Vail, with a 176 -room all -suite hotel and associated employee housing. As part of this effort, it is expected that the two existing site accesses will be reconstructed and reconfigured. To comply with the CDOT and the Town of Vail's Access Management Plan Map and the Town's Transportation Master Plan, the site's western access shall be used for egress only and the eastern access shall be used for ingress only. Per the Access Code, a minimum distance of 250 feet between access points shall be maintained along the Frontage Road. The anticipated volumes turning left into the site are projected to exceed the requirements set forth by the Access Code for the construction of an eastbound left turn deceleration lane at the eastern site access. This lane should have 43 feet of storage space and a 120 foot, 10:1 transition taper. The expected increase in vehicular demand upon the two site accesses as well as the proposed change in access design will necessitate the need for revised State Highway Access Permits at both site accesses. Pedestrian/bicycle connectivity via the North Recreation Path, as well as transit access, should be maintained or enhanced in conformance with Town of Vail criteria. M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 26 7.0 Appendix Reference Documents 1. 81" Edition Trip Generation Manual. Institute of Transportation Engineers, 2008. 2. Trip Generation Handbook, An ITE Recommended Practice. Institute of Transportation Engineers, 2001. 3. Manual of Uniform Traffic Control Devices. US Department of Transportation Federal Highway Administration, 2009. 4. Highway Capacity Manual. Transportation Research Board, 2010. 5. Vail Transportation Master Plan Update and Access Management Map. Felsburg Holt & Ullevig and Town of Vail, 2009 6. State of Colorado State Highway Access Code. CDOT, Rev. 2002 Included Documents 1.TIS Assumptions - Correspondence with Town of Vail and CDOT 2.Vail Transportation Master Plan Update Volume Projections 3.HCM 2010 Level of Service Calculations i. West Site Access ii. East Site Access M1095 Marriott Residence Inn Redevelopment May 21, 2013 Page 27 Kari McDowell Schroeder From: Tom Kassmel Sent: Thursday, October 11, 2012 2:45 PM To: 'Kari McDowell Schroeder'; Babler, Alisa Subject: RE: Roost Lodge redevelopment in Vail (Traffic Methodology) Thanks, that works for the Town. From: Kari McDowell Schroeder [mailto:kari@mcdowelleng.com] Sent: Thursday, October 11, 2012 2:10 PM To: Tom Kassmel; Babler, Alisa Subject: RE: Roost Lodge redevelopment in Vail (Traffic Methodology) a-�ue Alisa is out of the office until the 16th. Therefore, we went ahead and included two alternatives in the traffic report— with and without the Simba Run underpass. Hopefully this satisfies both CDOT and the Town's requests. Thanks! Kari From: Tom Kassmel [mailto:TKassmel(a)vailoov.com] Sent: Friday, October 05, 2012 1:15 PM To: 'Babler, Alisa'; Kari McDowell Schroeder (kari(a)mcdowelleng.com) Subject: RE: Roost Lodge redevelopment in Vail (Traffic Methodology) It may seem counterintuitive, but the more conservative approach would be to use the numbers with Simba Run. Simba Run actually pushes more traffic to this particular section of Frontage Rd. 2025 Peak Hr PM with Simba at the Roost: 905 (WB) 795 (EB) 2025 Peak Hr PM no Simba: 555 (WB) 630 (EB) The Town would agree with the conservative approach and ask for volumes with Simba Run. Sorry to keep batting this back and forth, I just now looked as the numbers. From: Babler, Alisa[mailto:Alisa.Babler(a)DOT. STATE. CO. US] Sent: Friday, October 05, 2012 11:17 AM To: Tom Kassmel Subject: RE: Roost Lodge redevelopment in Vail (Traffic Methodology) I'd say we stick to not assuming Simba Run is funded for the study. It's the more conservative approach. Otherwise, I don't have any other comments. Alisa Babler Permit Unit Engineer Please note, effective October 8, 2012, 1 will have a new email address: alisa.bablergstate.co.us CDOT, Region 3 Traffic & Safety Section 970-683-6287 970-683-6290 (fax) Alisa.babler@dot.state.co.us From: Tom Kassmel fmailto:TKassmelCd)vail.o�] Sent: Thursday, October 04, 2012 10:47 AM To: Babler, Alisa Subject: FW: Roost Lodge redevelopment in Vail (Traffic Methodology) From: Tom Kassmel Sent: Thursday, October 04, 2012 10:44 AM To: 'Babler, Alisa'; Kari McDowell Schroeder; alisa.babler(a)state.co.us Cc: Blender, Emmalee Subject: RE: Roost Lodge redevelopment in Vail (Traffic Methodology) Few comments below in red. From: Babler, Alisa fmailto:Alisa.Babler(a)DOT. STATE. CO. USI Sent: Thursday, October 04, 2012 8:30 AM To: Kari McDowell Schroeder; alisa.bablerastate.co.us Cc: Tom Kassmel; Blender, Emmalee Subject: RE: Roost Lodge redevelopment in Vail (Traffic Methodology) Kari, I'm good with this approach. I would not include Simba Run in the study. I don't think it is funded, in which case it shouldn't be included in the study. Thanks Alisa Alisa Babler Permit Unit Engineer Please note, effective October 8, 2012, 1 will have a new email address: alisa. bablerC«Dstate. co. us CDOT, Region 3 Traffic & Safety Section 970-683-6287 970-683-6290 (fax) Alisa.babler@dot.state.co.us From: Kari McDowell Schroeder Finailto:kari(a�mcdowellena.coml Sent: Wednesday, October 03, 2012 1:26 PM To: alisa.babler(a)state.co.us; Babler, Alisa Cc: Tom Kassmel Subject: Roost Lodge redevelopment in Vail (Traffic Methodology) Alisa, The Roost Lodge is looking to redevelop in Vail. The site currently has a 72 -room hotel with one employee housing unit. The site is to remain generally the same, but be remodeled to an Marriott Residence Inn with 152 all -suite hotel rooms and four on-site employee housing apartments. This yields almost 1,000 vpd and 80+/- vph. These volumes will require a CDOT Level 2 Traffic Study on the 1-70 Frontage Road. I do not have a proposed site plan to share with you yet. The site was previously studied in 2006 by Fox Higgins. Per conversations with Dan Roussin, I believe that an access permit was issued. The project was not constructed. I am proposing the following methodology for this analysis: Traffic counts and projections: • Vail's 2009 Access Management Plan (AMP) and Transportation Master Plan (TMP) have traffic volumes for the frontage road and projections to Year 2025. 1 would like to use these volumes for the study, as the project - generated traffic is going to determine the need for auxiliary lane improvements, not the through traffic on the frontage road. • The Town of Vail is going to be obtaining new traffic counts in January 2013. We would propose to do a quick comparison of the frontage road traffic volumes at that time to determine if there have been major impacts to the transportation system. • The traffic growth rate for the frontage road is not available on CDOT's website. I would propose that we use the growth rate from the TMP and apply it forward to Year 2035. The growth rate from 2009 to 2025 is very high since the study was developed as a build out scenario study with 2025 selected as full build out. This was done during the boom in Vail and a lot of large developments were on the table going thru the process. Many of those have been stopped or delayed. We suggest using the 2025 data with a modest growth rate of 0.5% from 2025 to 2035. Once we have updated traffic numbers over this winter we can re assess the projection as needed. Background infrastructure improvements and future development: • The Town of Vail has identified the Simba Run underpass as a future $20 Million infrastructure project. Their 2011 CIP classifies this project as a low priority. I would like to know if we should include this connection under I-70 in our long term analysis. Tom — Do you have input on this issue? Simba Run is moving forward (slowly), CDOT and the Town are about to release a joint RFP for a PEL within the next couple months for completion next year. • There are no know developments that are going to impact the Roost Lodge site. Trip generation: • We are proposing to use ITE Land Use Code #311— All Suites Hotel for the weekday/am/pm analysis. This land use does not have Saturday data. Therefore, we are proposing to use #310 — Hotel for the weekend analysis. In addition, the four employee units would be analyzed as #220—Apartments. Can you confirm what Hotel and EHU rates were used in the approved Fox Higgins study, we should be consistent with those. Trip distribution: • The previous study identified approximately 60% of traffic from the west and 40% of traffic from the east. We would propose to use the same trip distribution for our analysis. • The AMP identifies that the site's eastern access is a one-way in and the western access is a one-way out. See attached. We are anticipating that the site traffic will trigger the need for an eastbound left deceleration lane at the eastern site access. Please confirm that this approach looks acceptable. I would appreciate any feedback before we start the analysis. Thanks! Kari Kari I McDowell Schroeder, PE, PTOE Transportation / Traffic Engineer WEL iNGI FERING-11. TP?AN9PDX1rA7ipN EH61H£ERUN6 CGMOiLILT.4NT9 Eagle • Broomfield • Grand Junction 970.623.0788 0 303.949.4748 0 303.845.9541 fax kari@mcdowelleng.com www.mcdowelieng.com 0 Please consider the environment before printing this email. P,oj M.fa'N 'NJ 7 5'a-, 0� / e Py aa7UaU ase/¢n O` ©PH IIUA PeaSa�aS o�eP6. 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Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.996 Flt Protected 0.950 Satd. Flow (prot) 0 0 1770 1863 1855 0 Flt Permitted 0.950 Satd. Flow (perm) 0 0 1770 1863 1855 0 Link Speed (mph) 30 35 35 Link Distance (ft) 128 150 638 Travel Time (s) 2.9 2.9 12.4 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 0 0 20 549 484 13 Shared Lane Traffic (%) Lane Group Flow (vph) 0 0 20 549 497 0 Enter Blocked Intersection No No No No No No Lane Alignment Left Right Left R NA Left Right Median Width(ft) 0 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 9 Sign Control Stop Free Free Intersection Summary Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 36.8% ICU Level of Service A Analysis Period (min) 15 2013 Conditions Synchro 8 Report Page 1 HCM Unsignalized Intersection Capacity Analysis 2013 Total Conditions 5: North Frontage Road & West Site Access Movement SEL SER NEL NET SWT SWR Lane Configurations r Volume (veh/h) 14 22 0 509 445 0 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 15 24 0 553 484 0 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 1037 484 484 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1037 484 484 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 94 96 100 cM capacity (veh/h) 256 583 1079 Direction, Lane # SE 1 SE 2 NE 1 SW 1 Volume Total 15 24 553 484 Volume Left 15 0 0 0 Volume Right 0 24 0 0 cSH 256 583 1700 1700 Volume to Capacity 0.06 0.04 0.33 0.28 Queue Length 95th (ft) 5 3 0 0 Control Delay (s) 19.9 11.4 0.0 0.0 Lane LOS C B Approach Delay (s) 14.7 0.0 0.0 Approach LOS B Intersection Summary Average Delay 0.5 Intersection Capacity Utilization 36.8% ICU Level of Service A Analysis Period (min) 15 2013 Conditions Synchro 8 Report Page 1 Intersection Summary Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 45.8% ICU Level of Service A Analysis Period (min) 15 2035 Total Conditions without Simba Run Underpass Synchro 8 Report Page 1 2035 Total Conditions without Simba Run Underpass Lanes, Volumes, Timings 7: North Frontage Road & East Site Access Lane Group SEL SER NEL NET SWT SWR Lane Configurations Volume (vph) 0 0 18 676 583 12 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 0 40 0 Storage Lanes 0 0 1 0 Taper Length (ft) 25 120 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.997 Flt Protected 0.950 Satd. Flow (prot) 0 0 1770 1863 1857 0 Flt Permitted 0.950 Satd. Flow (perm) 0 0 1770 1863 1857 0 Link Speed (mph) 30 35 35 Link Distance (ft) 128 150 638 Travel Time (s) 2.9 2.9 12.4 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 0 0 20 735 634 13 Shared Lane Traffic (%) Lane Group Flow (vph) 0 0 20 735 647 0 Enter Blocked Intersection No No No No No No Lane Alignment Left Right Left R NA Left Right Median Width(ft) 0 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 9 Sign Control Stop Free Free Intersection Summary Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 45.8% ICU Level of Service A Analysis Period (min) 15 2035 Total Conditions without Simba Run Underpass Synchro 8 Report Page 1 2035 Total Conditions without Simba Run Underpass HCM Unsignalized Intersection Capacity Analysis 5: North Frontage Road & West Site Access Movement SEL SER NEL NET SWT SWR Lane Configurations r Volume (veh/h) 14 22 0 680 583 0 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 15 24 0 739 634 0 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 1373 634 634 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1373 634 634 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 91 95 100 cM capacity (veh/h) 161 479 949 Direction, Lane # SE 1 SE 2 NE 1 SW 1 Volume Total 15 24 739 634 Volume Left 15 0 0 0 Volume Right 0 24 0 0 cSH 161 479 1700 1700 Volume to Capacity 0.09 0.05 0.43 0.37 Queue Length 95th (ft) 8 4 0 0 Control Delay (s) 29.7 12.9 0.0 0.0 Lane LOS D B Approach Delay (s) 19.4 0.0 0.0 Approach LOS C Intersection Summary Average Delay 0.5 Intersection Capacity Utilization 45.8% ICU Level of Service A Analysis Period (min) 15 2035 Total Conditions without Simba Run Underpass Synchro 8 Report Page 1 Lanes, Volumes, Timings 2035 Total Conditions with Simba Run Underpass 7: North Frontage Road & East Site Access Lane Group SEL SER NEL NET SWT SWR Lane Configurations Volume (vph) 0 0 15 854 951 15 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 0 40 0 Storage Lanes 0 0 1 0 Taper Length (ft) 25 120 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.998 Flt Protected 0.950 Satd. Flow (prot) 0 0 1770 1863 1859 0 Flt Permitted 0.950 Satd. Flow (perm) 0 0 1770 1863 1859 0 Link Speed (mph) 30 35 35 Link Distance (ft) 128 150 638 Travel Time (s) 2.9 2.9 12.4 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph) 0 0 16 928 1034 16 Shared Lane Traffic (%) Lane Group Flow (vph) 0 0 16 928 1050 0 Enter Blocked Intersection No No No No No No Lane Alignment Left Right Left R NA Left Right Median Width(ft) 0 12 12 Link Offset(ft) 0 0 0 Crosswalk Width(ft) 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 9 Sign Control Stop Free Free Intersection Summary Area Type: Other Control Type: Unsignalized Intersection Capacity Utilization 61.0% ICU Level of Service B Analysis Period (min) 15 2035 Total Conditions with Simba Run Underpass Synchro 8 Report Page 1 2035 Total Conditions with Simba Run Underpass HCM Unsignalized Intersection Capacity Analysis 5: North Frontage Road & West Site Access Movement SEL SER NEL NET SWT SWR Lane Configurations r Volume (veh/h) 18 18 0 851 951 0 Sign Control Stop Free Free Grade 0% 0% 0% Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Hourly flow rate (vph) 20 20 0 925 1034 0 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type None None Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 1959 1034 1034 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 1959 1034 1034 tC, single (s) 6.4 6.2 4.1 tC, 2 stage (s) tF (s) 3.5 3.3 2.2 p0 queue free % 72 93 100 cM capacity (veh/h) 70 282 672 Direction, Lane # SE 1 SE 2 NE 1 SW 1 Volume Total 20 20 925 1034 Volume Left 20 0 0 0 Volume Right 0 20 0 0 cSH 70 282 1700 1700 Volume to Capacity 0.28 0.07 0.54 0.61 Queue Length 95th (ft) 25 6 0 0 Control Delay (s) 75.5 18.7 0.0 0.0 Lane LOS F C Approach Delay (s) 47.1 0.0 0.0 Approach LOS E Intersection Summary Average Delay 0.9 Intersection Capacity Utilization 61.0% ICU Level of Service B Analysis Period (min) 15 2035 Total Conditions with Simba Run Underpass Synchro 8 Report Page 1 DRB130184 PEC130017 VAIL MARRIOTT RESIDENCE INN I THE ROOST LODG DESIGN NARRATIVE DESCRIBING THE MODIFICATIONS TO AN EXISTING APPROVED PROJECT REQUIRING A MAJOR AMENDMENT TO A PERVIOUSLY APPROVED PLAN. Floor Plans 1. The third and fourth floors have been modified to accommodate an additional 24 new hotel rooms; 2 new rooms on the third floor and 22 on the fourth. On the third and fourth floors, we are proposing to split two large hotel rooms into three smaller rooms on both the South and North Elevations. On the fourth floor we are proposing to add 20 new hotel rooms on the West end of the building where there had originally been only a roof and exterior roof deck. These 20 new units are modeled after the layout of the third floor and are only modified to accommodate for the changes made in the elevations mentioned below. 2. Changes were also made to the employee housing on the third floor, transforming a two bedroom unit for two people, into a two bedroom dorm style unit with double beds, housing four people. The other employee units remain unchanged. Building Elevations We have lowered the height of the floor plates 0'- 6" on each of the lower floors and V-0" on the fourth floor to account for the additional height needed for the new hotel rooms without changing the existing designed ridge height. 2. We have elevated the height of the ridge on the bump out dormers on the South and North Elevations to match the elevation of the existing roof ridge as designed and to accommodate for the additional rooms added to the fourth floor. The overall massing of the dormers remains the same; however, the fourth floor windows have been sized to fit within the space created by these changes. The siding for these bump -outs has been changed to horizontal siding rather than vertical siding and will match the color of the horizontal siding already specified for the project (please see colored elevations) . Balconies have also been added to four rooms on the North and four rooms on the South elevations. These maintain the same form as given to other balconies in the project and help to tie the building aesthetic together. 3. Similarly, we propose that the gables on the West wing of the South Elevation be pulled up to match the existing roof ridge in response to the new hotel rooms added. The original gable dormers on the west wing have been modified to shed dormers and pulled up as well to accommodate for more height on the fourth floor. Also in response to the new rooms on the fourth floor, shed dormers have been added to the gable on the West elevation. These dormers give the new fourth floor rooms the required head space allowing the interior spaces to become usable. 4. On the East end of the North Elevation, shed dormers have been added to accommodate the changes made to the area former two bedroom employee housing unit as it changed to a dorm style unit. Also, the original deck for that unit has been modified to a French balcony without a sliding door to the exterior. VAIL MARRIOTT RESIDENCE INN I THE ROOST LODG DESIGN NARRATIVE DESCRIBING THE MODIFICATIONS TO AN EXISTING APPROVED PROJECT REQUIRING A MAJOR AMENDMENT TO A PERVIOUSLY APPROVED PLAN. Changes in the floor plan along the East-West axis in the middle of the building have been reflected in the North and South Elevations. The North elevation of these rooms now have French balconies in place of the original decks and have been pulled out to meet the original deck line. The South elevation rooms still have deck balconies, however on the fourth floor; a French balcony has also been added to the new middle hotel room. Summary Based on the previous submittals, the overall building design has remained relatively the same and only accommodates the changes necessary to include the 24 additional hotel rooms. 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Box 2933 Breckenridge, CC) 80424 970-495-2073 STRUCTURAL PLANS FOR: TYPICAL PRELIMINARY COMPOSITE STEEL FLOOR BAY FRAMING VAIL MARRIOT RESIDENCE INN VAIL, COLORADO (G3 #1281) THIS PACKAGE CONTAINS THE FOLLOWING ITEMS: SHEET 1: LEVEL I FLOOR FRAMING PLAN SHEET 2: LEVELS 2 & 3 FLOOR FRAMING PLAN OCTOBER 15, 241.2 � � L mkl |, � .� % � � ,• � ƒ _� � ° � �•� � ® _ »«■M ¥ 2 � f �> �+ - ® � , - fa 43 $ ) ■ . •� #, | I � 75. ■� - / � ! j� �■ © k ■ a qr ■ 2 ƒ ! p � � L mkl |, �� � *ltix�l Ht SSxb'�L"1 W ^y y o s A SSxb'�L"1 x Z'1�ILM 9$ x I► � t�1 Z IL. d. 9.9 M 1 ', N_ p p � 5 -A b 2 rf� Eel 1 mi N Ad Name: 9292325A Customer: TOWN OF VAIL/PLAN DEPT/COMM Your account number is- 1 OP2P 33 Vail Daily PROOF OF PUBLICATION STATE OF COLORADO } }ss. COUNTY OF EAGLE } I, Don Rogers, do solemnly swear that I am a qualified representative ofthe Vail Daily. That the same Daily newspaper printed, in whole or in part and published in the County of Eagle, State of Colorado, and has a general circulation therein; that said newspaper has been published continuously and uninterruptedly in said County of Eagle for a period of more than fifty-two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement and that said newspaper has published the requested legal notice and advertisement as requested. The Vail Daily is an accepted legal advertising medium, only for jurisdictions operating under Colorado's Home Rule provision. That the annexed legal notice or advertisement was published in the regular and entire issue of every number of said daily newspaper for the period of 1 consecutive insertions; and that the first publication of said notice was in the issue of said newspaper dated 6/21/2013 and that the last publication of said notice was dated 6/21/2013 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 06/27/2013. General Man ager/Publisher/Editor Vail Daily Subscribed and sworn to before me, a notary public in and for the County of Eagle, State of Colorado this day 06/27/2013. 2mg-& 9. -V-� Pamela J. Schultz, Notary Public My Commission expires: November 1, 2015 �pRY PUe/ ' PAMELA J. SCHULTZ 9�� COt-SRP$ My Commismn Expires 11/0112015 PLANNING AND ENVIRONMENTAL COMMISSION June 24, 2013 at 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT 30 minutes 1.A request for a review of an exterior alteration or modification, pursuant to Section 12-7J-12, Vail Town Code, to allow for a limited service lodge, lo- cated at 1783 North Frontage Road West (The Roost Lodge)/ Lots 9,10, 11, 12, Buffehr Creek Subdivision, and setting forth details in regard thereto (PEC 130017). Applicant: Timberline Roost Lodge LLC Planner: Warren Campbell ACTION: MOTION: SECOND:VOTE: CONDITION(S): 5 minutes 2.A request for a recommendation to the Vail Town Council on the adoption of the 2013 Gerald R. Ford Park Master Plan, an assemblage of the 1985 Ford Park Master Plan, the 1997 Ford Park Manage- ment Plan, and the 2012 Ford Park Management Plan Amendment, located at 530, 540, and 580 South Frontage Road East/Unplatted, and setting forth details in regard thereto. (PEC130012) Applicant: Town of Vail Planner: George Ruther ACTION: Table to July 8, 2013 MOTION: SECOND:VOTE: 5 minutes 3.A request for the review of a conditional use permit, pursuant to Section 12-7D-2, Conditional Uses, Vail Town Code, to allow for a drive -up facil- ity, located at 2171 North Frontage Road West (McDonald's)/Lot 2B, Vail Das Schone Filing 3, and setting forth details in regard thereto. (PEC130014) Applicant: McDonald's USA, LLC, represented by Robert Palmer Planner: Warren Campbell ACTION: Tabled to July 8, 2013 MOTION: SECOND:VOTE: 4. Approval of June 10, 2013 minutes MOTION: SECOND: VOTE: 5. Information Update 6. Adjournment MOTION :SECOND:VOTE: The applications and information about the propos- als are available for public inspection during regu- lar office hours at the Town of Vail Community De- velopment Department, 75 South Frontage Road. The public is invited to attend the project orienta- tion and the site visits that precede the public hearing in the Town of Vail Community Develop- ment Department. Times and order of items are approximate, subject to change, and cannot be re- lied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional in- formation. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Im- paired, for information. Community Development Department Published June 21, 2013in the Vail Daily. (9292325) Ad Name: 9254685A Customer: TOWN OF VAIL/PLAN DEPT/COMM Your account number is- 1 OP2P 33 MW nay PROOF OF PUBLICATION STATE OF COLORADO } }ss. COUNTY OF EAGLE } I, Don Rogers, do solemnly swear that I am a qualified representative ofthe Vail Daily. That the same Daily newspaper printed, in whole or in part and published in the County of Eagle, State of Colorado, and has a general circulation therein; that said newspaper has been published continuously and uninterruptedly in said County of Eagle for a period of more than fifty-two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement and that said newspaper has published the requested legal notice and advertisement as requested. The Vail Daily is an accepted legal advertising medium, only for jurisdictions operating under Colorado's Home Rule provision. That the annexed legal notice or advertisement was published in the regular and entire issue of every number of said daily newspaper for the period of 1 consecutive insertions; and that the first publication of said notice was in the issue of said newspaper dated 6/7/2013 and that the last publication of said notice was dated 6/7/2013 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 06/07/2013. General Man ager/Publisher/Editor Vail Daily Subscribed and sworn to before me, a notary public in and for the County of Eagle, State of Colorado this day 06/07/2013. 2mg-& 9. -V-� Pamela J. Schultz, Notary Public My Commission expires: November 1, 2015 �pRY PUe/ ' PAMELA J. SCHULTZ 9�� COt-SRP$ My Commismn Expires 11/0112015 THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town Code, on June 24, 2013 at 1:00 pm in the Town of Vail Municipal Building. A request for a review of an exterior alteration or modification, pursuant to Section 12-7J-12, Vail Town Code, to allow for a limited service lodge, lo- cated at 1783 North Frontage Road West (The Roost Lodge)/ Lots 9,10, 11, 12, Buffehr Creek Subdivision, and setting forth details in regard thereto (PEC 130017). Applicant: Timberline Roost Lodge, LLC, repre- sented by Mauriello Planning Group Planner: Warren Campbell The applications and information about the propos- als are available for public inspection during office hours at the Town of Vail Community Develop- ment Department, 75 South Frontage Road. The public is invited to attend site visits. Please call 970-479-2138 for additional information. Sign language interpretation is available upon re- quest, with 24-hour notification. Please call 970-479-2356, Telephone for the Hearing Im- paired, for information. Published June 7, 2013, in the Vail Daily. (9254685