WARNER PROFESSIONAL BUILDING #2 WORKFORCE HOUSING CONSOLIDATED SPECIAL USE PERMIT APPLICATION

Transcription

1 WARNER PROFESSIONAL BUILDING #2 WORKFORCE HOUSING CONSOLIDATED SPECIAL USE PERMIT APPLICATION

2 WARNER PROFESSIONAL BUILDING #2 WORKFORCE HOUSING CONSOLIDATED SPECIAL USE PERMIT APPLICATION August 1, 2018 Revised September 16, 2018 PREPARED FOR: WARNER PROPERTY CO LTD. PO BOX 1807 EDWARDS, COLORADO PREPARED BY: PYLMAN & ASSOCIATES, INC. 137 MAIN STREET C107W EDWARDS COLORADO

3 PROJECT TEAM Client Warner Property CO LTD PO Box 1807 Edwards CO Architect RAL Architects, Inc. PO Box 1805 Edwards CO Planner: Pylman & Associates, Inc. 137 Main Street, C107W Edwards CO Traffic Engineer McDowell Engineering, LLC PO Box 4259 Eagle CO

4 TABLE OF CONTENTS Vicinity Map 5 1. Introduction 6 2. Existing Zoning 6 3. Existing Use & Improvements 6 4. Proposed Use 8 5. Site Plan & Conceptual Floor Plans Access & Traffic Water & Sanitation Environmental Conditions Standards Summary Appendix 21 Traffic Analysis Eagle River Water & Sanitation District letter Water Demand Analysis calculations Warner Professional Buildings condominium plat map Warner Professional Buildings topographic map Sustainable Community Index Checklist 4

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6 1. INTRODUCTION The purpose of this report is to provide information relevant to a request for a Consolidated Special Use Permit to allow for the use of the Warner Professional Building #2 as a Boarding House. The Warner Professional Buildings subdivision is located on the former Lots 1 and 2 of Block 1 Eagle- Vail Filing 1. The property is within the EagleVail PUD and is designated as Commercial. 2. EXISTING ZONING The governance of the EagleVail neighborhood was initiated with the first set of EagleVail Subdivision Protective Covenants for Filing No. 1 approved in June Filing No. 2 was added in On September 26, 1979, the Board of Eagle County Commissioners adopted the Eagle Vail PUD Guidelines as the first set of zoning regulations to apply to the subdivision. The Warner Professional Buildings were constructed in 1975 and 1976, several years prior to the adoption of county zoning for EagleVail. The EagleVail PUD Guide has been amended several times and the current approved version is dated February 10, 2012 and was adopted by Eagle County Resolution No Section 3. of the approved PUD guide lists the land uses for the various properties within EagleVail. Section 3.5 contains the Commercial Lot designations and includes Lots 1 and 2, Block 1, Filing 1 as Commercial Lots. In 1983 Lots 1, 2 and 19 of Block 1, Eagle Vail Subdivision Filing No. 1 were combined in a condominium plat action titled Warner Professional Buildings. Section 4 of approved PUD Guide outlines the Use Restrictions and Guidelines with Section 4e. outlining the Uses by Right and Uses, Special Review of the commercial lots. The existing office building is a Use by Right and the proposed use, Boarding House, is listed as Uses, Special Review. Section 1, General, of the approved PUD Guide under Section 1e. states that the EagleVail special review process shall follow all the requirements for a special use permit as shown at Section 5-250, Special Uses of the Eagle County Land Use Regulations. This application has been submitted in compliance with Section 5-250, Special Uses of the Eagle County Land Use Regulations, and more particularly, in compliance with Section A.1.a(3) Consolidated Concept Evaluation and Final Special Use Permit. 3. EXISTING USE & IMPROVEMENTS The Warner Professional Office Buildings were constructed in 1975 and 1976 and exist as two separate office buildings served by a common entrance and parking lot. The property sits at the corner of US Highway 6 and Eagle Road. The existing driveway accesses Eagle Road. Building 1 is two stories tall and approximately 3,500 square feet in size. Building 2 is a threestory building approximately 10,000 square feet in size. Both buildings have been used 6

7 continuously as office buildings since they were constructed. The site includes a parking lot of 54 parking spaces. Building 2 is allocated 39 of the parking spaces. The site is fully landscaped. The two buildings are owned separately. Building 1 is wholly owned by Kathleen A. Fort and Building 2 is wholly owned by the Warner Property Co Ltd. 7

8 4. PROPOSED USE Boarding House is listed in the EagleVail PUD Guide Section 4.e.2.a.5 as a Special Review Use. The term Boarding House is not defined in either the EagleVail PUD Guide or in the Eagle County Land Use Regulations. Common definitions found in multiple sources generally indicate that a boarding house is a house or building where paying guests are provided with lodging. Examples of uses that fall under boarding house are fraternity houses, sorority houses, residential clubs and accommodations where the temporary or longer-term accommodations may serve as the resident s principal residence. Boarding houses may or may not typically offer services such as housekeeping, meals and laundry services. In this application, the conversion of the Warner Professional Building #2 from office to boarding house is intended to serve a local employee workforce housing need. The concept is to provide short term, seasonal and annual housing opportunities to individuals and/or employers. The building layout works well for master leasing, with opportunity for multiple employers to lease small pods of rooms, an entire floor or perhaps one employer leasing the entire building. There could also be opportunity for rooms to be leased to individuals on a monthly, seasonal or annual basis. The intent of the conversion is to serve as local oriented workforce housing and the applicant is willing to develop occupancy qualifications and lease length requirements. This location along Highway 6 at the corner of Highway 6 and Eagle Road between the resort employment centers of Vail and Beaver Creek is an ideal location to provide seasonal and long term housing to address the demands of the community. There are ECO-transit stops located in both directions immediately adjacent to the property and Eagle Road has direct access to a stoplight controlled intersection with Highway 6. The existing building design and configuration lends itself well to a boarding house conversion. The boarding house concept with the Warner Building will be to establish a mix of single and double occupancy rooms designed for seasonal or annual occupancy. Each boarding room will be equipped with one or two beds, closet, sink, microwave oven and refrigerator. Individual single occupancy bathrooms with sink, toilet and shower will serve multiple boarding rooms. The proposed use is not designed to accommodate families. The existing three story building includes a garden level, a mid-level that includes the common entry into a lobby foyer and central staircase, and a third floor. The mid-level entry floor would include a one-bedroom manager s unit, a common laundry room, common storage area and a common community room with multiple cooking options. This midlevel would also include six single occupancy boarding rooms and one double occupancy boarding room served by three individual bathrooms. The garden level and the third-floor plans are identical and would each include twelve single occupancy boarding rooms and two double occupancy 8

9 boarding rooms served by six individual bathrooms. This results in a unit mix of thirty single rooms and five double rooms for a total of thirty-five boarding rooms. The appropriate number of rooms and bathrooms would be designed to meet accessibility codes. This results in a total of thirty-five boarding rooms and the one-bedroom manager s unit. The interior remodel would include adding a fire sprinkler system and other improvements required to meet current building codes. An elevator will be added to provide access to all three building levels. The building exterior lends itself well to this conversion with little exterior alteration required. The existing exterior stairs and ramping would be redesigned and rebuilt and an additional emergency egress staircase would be added to each end of the building. All exterior changes will be subject to the approval of the EagleVail Design Review Board. Under the parking requirements of the Eagle County Land Use Regulations the boarding house use requires one parking space per room and a one-bedroom multi-family unit requires two parking spaces. The proposed thirty-five boarding rooms and manager s unit would require thirty-seven parking spaces, two spaces less than the thirty-nine parking spaces available. The proposed use meets the Eagle County parking requirements as outlined in the land use regulations. Employee parking has become an issue with many large employers in the resort communities of Vail and Beaver Creek. There is often little or no availability of free parking and the parking rates at Beaver Creek and Vail range from $10 to $35 a day. Many employers are providing incentives for employees to utilize alternative means of commuting to work such as transit passes, car pool incentives and employer shuttle programs. Given the expected seasonal occupancy of this type of housing, the proximity to excellent transit service and the potential for employer master leasing the provided parking is expected to be more than ample for the proposed use. 9

10 5. SITE PLAN & CONCEPTUAL FLOOR PLANS 10

11 HIGHWAY6 31SPACES DUMPSTER PARKINGLOT 54TOTALSPACES 4SPACES 5SPACES 4SPACES NEW STAIR 6SPACES HC 4SPACES HC EAGLEROAD ENTRY Bicycle RackArea BUILDING2 BUILDING1 NEW STAIR

12 A R C H I T E C T P.O. Box 1805 Phone ~ Edwards, Colorado ~ bobbyl@ralarch.com S T R U C T U R A L Twin Twin L A N D S C A P E ROOM A1 ROOM A2 ROOM A3 ROOM B3 ROOM B2 ROOM B1 CLOSET CLOSET METERS MECHANICAL N O T E S NEW STAIR BATH 1 BATH 2 BATH 3 BATH 3 BATH 2 BATH 1 NEW STAIR ROOM A4 ROOM A5 ROOM A6 ROOM A7 ROOM B7 ROOM B6 ROOM B5 ROOM B4 I S S U E S NO. DESCRIPTION DATE Twin Twin Warner Building Remodel Eagle-Vail Filing 1, Lot 1 Eagle County, Colorado Lower Floor Plan C 2018 RAL Architects, Inc. PROJECT NO.: DATE: DRAWN BY: SCALE: July 26, 2018 ral 1/4" = 1'0" A1.1 SHEET OF : -

13 A R C H I T E C T P.O. Box 1805 Phone ~ Edwards, Colorado ~ bobbyl@ralarch.com S T R U C T U R A L Twin L A N D S C A P E ROOM C1 ROOM C2 CLOSET ROOM C3 STORAGE COMMUNITY ROOM SEAT LAUNDRY N O T E S BATH 1 HC BATH 2 BATH 3 NEW STAIR NEW STAIR Twin ROOM C4 ROOM C5 HC ROOM C6 ROOM C7 ENTRY KITCHEN LIVING/DINING BEDROOM I S S U E S NO. DESCRIPTION DATE Warner Building Remodel Eagle-Vail Filing 1, Lot 1 Eagle County, Colorado Main Floor Plan C 2018 RAL Architects, Inc. PROJECT NO.: DATE: DRAWN BY: SCALE: July 26, 2018 ral 1/4" = 1'0" A1.2 SHEET OF : -

14 A R C H I T E C T P.O. Box 1805 Phone ~ Edwards, Colorado ~ bobbyl@ralarch.com S T R U C T U R A L Twin Twin L A N D S C A P E ROOM D1 ROOM D2 ROOM D3 ROOM E3 ROOM E2 ROOM E1 CLOSET CLOSET SEAT LAUNDRY STORAGE N O T E S BATH 1 HC BATH 2 BATH 3 BATH 3 BATH 2 BATH 1 NEW STAIR NEW STAIR ROOM D4 ROOM D5 HC ROOM D6 ROOM D7 ROOM E7 ROOM E6 ROOM E5 ROOM E4 I S S U E S NO. DESCRIPTION DATE Twin Twin Warner Building Remodel Eagle-Vail Filing 1, Lot 1 Eagle County, Colorado Upper Floor Plan C 2018 RAL Architects, Inc. PROJECT NO.: DATE: DRAWN BY: SCALE: July 26, 2018 ral 1/4" = 1'0" A1.3 SHEET OF : -

15 6. ACCESS & TRAFFIC There is an existing access drive to the property from Eagle Road that serves the two buildings and the 54 parking spaces. Eagle Road connects directly to US Highway 6 at a stoplight controlled intersection. A secondary gated emergency access connects the existing parking lot to Larkspur Lane. McDowell Engineering, LLC has completed a traffic analysis of the proposed use based upon the Institute of Traffic Engineer s standards. This analysis was based on a density of 40 accommodation units. The application has now been revised to 35 accommodation units. As the completed report shows a higher number of trip generation the report has not been revised to reflect the proposed 35-unit figure. When the application review is finalized the report will be updated to indicate the accurate calculation of trip generation. The analysis indicates that the proposed use will increase trips generated by the Warner Building #2 by 108 trips, on average, on a typical weekday. The morning peak hour traffic is assumed to decrease from 14 trips to 12 trips. The PM peak hour is not anticipated to change. Eagle Road and US Highway 6 have sufficient capacity to accommodate these trips with no required improvements. A copy of the McDowell Engineering, LLC report is attached as an appendix to this document. A secondary, gated emergency access connects the existing parking lot to Larkspur Lane. 7. WATER & SANITATION The buildings are currently serves by the Upper Eagle Regional Water Authority and the Eagle River Water and Sanitation District for water and wastewater services. The proposed use will generate a slight increase in indoor water usage. The applicant has consulted with ERWSD staff to determine the potential increase in water demand. Based upon the water use standards of the Eagle River Water and Sanitation District the proposed use will generate a demand of approximately 3,500 gallons per day more water than the current office use. This use demands translates to an increase of approximately 3.92 acre feet per year. A worksheet of the water demand calculations is included as an appendix to this narrative. The site landscaping will remain essentially as is and should not generate any additional irrigation demand. Eagle River Water & Sanitation District has the capacity to serve the use and has provided a Conditional Capacity to Serve letter. This letter is also included as an appendix to this narrative. 15

16 8. ENVIRONMENTAL CONDITIONS The existing buildings, landscaping and parking lot was constructed in 1978 or so and has been maintained as a fully developed property since that time. There are no environmental issues associated with the conversion of Building 2 from office space to a residential boarding house use. The exterior landscaping and parking areas will remain essentially unchanged. There are no native vegetation or wetland areas present on-site. There is no significant wildlife use on the property and no additional wildlife impacts should be associated with the change in use. There are no proposed changes in impervious area or grading, drainage will continue to function as it has historically. There should be no affect upon air or water quality because of the internal use conversion. No wood burning fireplaces or appliances will be incorporated into the interior conversion. 9. STANDARDS The Eagle County Land Use Regulations includes standards for the review and issuance of a Special Use Permit. The following are those standards as currently listed in Section5-250 B. of the land use regulations with an applicant response. 1. Consistent with the Comprehensive Plan. The proposed Special Use shall be in substantial conformance with the Eagle County Comprehensive Plan, Area Community Plans and any applicable ancillary County adopted documents pertaining to natural resource protection, affordable housing, or infrastructure management. Applicant Response: The Eagle County Comprehensive Plan is a broad-based policy document that establishes an overall vision and framework for the future of Eagle County. The plan sets out policies for the use of land, provides direction to future growth and development and addresses overall economic, social and environmental community goals. The Eagle County Comprehensive Plan Future Land Use Map identifies this area of the county, located along Highway 6 between the resort communities of Beaver Creek and Vail as existing approved development. This corridor includes the EagleVail PUD and the commercial strip located east of the Highway 6 and Eagle Road intersection extending to Dowd Junction. The Eagle Vail PUD was the first PUD approved in Eagle County and the residential and commercial uses there have been recognized as an integral part of the county land use since the mid-1970 s. The conversion of the existing office building to the boarding house listed special use is in complete conformance with the Eagle County Comprehensive Plan. The necessary infrastructure services of roads, water, wastewater, transit, schools and parks are all in place and capable of serving the conversion. There are no conflicts with sensitive lands or environmental 16

17 quality. The economic and housing sections of the planning policy framework of the comprehensive plan fully support this conversion concept. There is no sub-area community plan that includes this portion of the EagleVail area. There is a well-documented shortage of all forms of workforce housing and a primary goal in the community is to provide additional beds that will serve the workforce. The proposed conversion of an existing office building to a boarding house use provides for a very desirable and important form of workforce housing in a very desirable community oriented location. 2. Compatibility. The Special Use is generally compatible with the existing and currently permissible future land uses of adjacent land and other substantially impacted land, services, or infrastructure improvements. Applicant Response: The Warner Professional Office Buildings are located at the corner of Highway 6 and Eagle Road. The Highway 6 corridor in this area includes a blend of commercial, religious and high density residential uses. The property is located across Eagle Road is the Emerald Acres office building complex. Extending along Eagle Road from the Warner property are a series of four-plex multifamily buildings. There are duplex lots behind the Warner buildings along Larkspur Lane. This use has been allowed as a Special Use in the limited number of commercial properties that are a part of the EagleVail PUD since the inception of EagleVail. The boarding house use was incorporated into the very first set of land use documents for EagleVail, prior to the establishment of formal zoning, and was included in the initial PUD Guide developed to provide county zoning to EagleVail. The boarding house use is compatible with the nearby commercial and residential uses. The residential nature of the boarding house use is compatible with the adjacent office buildings, including the Warner Building 1 that shares the same access point and parking lot. The parking allocation is clear and will be managed by both the on-site boarding house management and the property association. The property will function much like many mixed use long and short term residential and commercial properties that are common here in our resort community and in many other communities. Examples of mixed use residential and commercial properties range from Solaris in Vail to Riverwalk in Edwards and Broadway Street in Eagle. The relatively recently completed master plan for the EagleVail commercial district just east of this property encourages renovation and development of those properties with residential and commercial mixed uses. The boarding house use is also compatible with the adjacent residential uses. The 39 provided parking spaces are 2 spaces above and beyond the Eagle County land use code requirements and will allow for ample parking for the proposed use. The existing site is appropriately landscaped and the property will function much like any other residential property. There will be a full-time on-site manager available to ensure that residential activities remain compatible with adjacent properties. 17

18 3. Zone District Standards. The proposed Special Use shall comply with the standards of the zone district in which it is located and any standards applicable to the particular use, as identified in Section 3-310, Review Standards Applicable to Particular Residential, Agricultural and Resource Uses and Section 3-330, Review Standards Applicable to Particular Commercial and Industrial Uses. Applicant Response: The proposed Special Use Permit is for a land use that will take place in an existing building on a previously developed site. The use itself does not drive or create any physical changes to the site or building that will affect the site development standards of the property. The existing site is 40,486 square feet in size which exceeds the minimum lot area of 7,500 square feet. The allowable floor area ratio is 50%, which would allow up to 20,243 square feet of building area. The two existing buildings are approximately 13,500 square feet of gross floor area, well within the standard. The building site coverage is 6,903 square feet, at 17.1 % this is well within the 40% allowance. The total impervious area is 27,401 square feet which, at 67.7% is within the 70% standard. The building height is within the 35-foot height limit and the building meets the front and side setback requirements. The rear building setback standard is 25 feet. The existing building, constructed prior to the adoption of the PUD Guide, has an approximate 10-foot rear setback. This is a legal pre-existing condition. The proposed use does not increase the level of non-conformity of the existing building. There are no specific standards for a Boarding House use outlined in Section Design Minimizes Adverse Impact. The design of the proposed Special Use shall reasonably avoid adverse impacts, including visual impacts of the proposed use on adjacent lands including trash, traffic, service delivery, parking and loading, odors, noise, glare and vibration, or otherwise cause a nuisance. Applicant Response: The proposed special use of boarding house will take place as a conversion of the existing Warner Professional Office Building #2. This building has been in place since 1975 and the design has proven compatible with adjacent properties. The driveway, parking lot and landscape areas have been in place for years and will not change substantively due to the change in use. The existing trash dumpster will be enclosed to provide additional screening and to allow for the inclusion of recycling containers. Traffic accesses the site directly from Eagle Road with no intervening properties between the driveway and the stoplight controlled intersection with Us Highway 6. The traffic analysis indicates that the existing road network is sufficient to carry the proposed traffic. The parking requirement for the boarding house use is one space per room and two spaces for the manager s unit. This totals a parking requirement of 37 spaces. There are 39 spaces 18

19 available. On-site management will ensure there will not be an adverse impact on adjacent properties. The proposed use will not produce any odors, noise, glare or vibration above and beyond the existing office building use that would create any impacts on adjacent lands. 5. Design Minimizes Environmental Impact. The proposed Special use shall minimize environmental impacts and shall not cause significant deterioration of water and air resources, wildlife habitat, scenic resources, and other natural resources. Applicant Response: As a conversion of an existing office building in a fully developed highway corridor between the resort communities of Vail and Beaver Creek this project presents a tremendous opportunity to provide another tool in the community efforts to address the local workforce housing shortage in a way that has little to no incremental environmental impact. The property is well served by existing infrastructure, including transit, and will have little to no additional impact on wildlife, water and air resources, scenic resources or other natural resources. The property is already landscaped and irrigated. The residential use will create a slightly increased demand for in-house water use. This has been analyzed by the local water provider and an ability to serve letter has been obtained. 6. Impact on Public Facilities. The proposed Special Use shall be adequately served by public facilities and services, including roads, pedestrian paths, potable water and wastewater facilities, parks, schools, police and fire protection, and emergency medical services. Applicant Response: The property is located along a highly developed residential and commercial corridor and is well served by all the above referenced infrastructure and services, including transit service in both directions with service to the primary job centers. The ECO-Trail is located directly across Highway 6 from the property and may be accessed via a stoplight controlled intersection. There are parks, a public swimming pool and schools within walking distance. Potable water and wastewater are available and existing on-site. The property is within the service area of Eagle River Fire Protection District and Eagle County Paramedic Services. 19

20 7. Site Development Standards. The proposed Special Use shall comply with the appropriate standards in Article 4, Site Development Standards. Applicant Response: The site has been developed with a commercial office building since 1975, well before most, if not all, of the above referenced Eagle County site development standards were integrated into the land use code. The site has been landscaped since the building was constructed and no revisions are proposed to the existing mature landscaping or site lighting. A new sign will be designed and submitted for review under the Eagle County sign code. The improvement standards of roadways and sidewalks are not applicable, the landscaping and drainage improvements are existing and will not be physically changed by the proposed special use. Excavation, erosion control, utility standards are not applicable to this request. Public water and wastewater service is in place to the building. 8. Other Provisions. The proposed Special use shall comply with all standards imposed on it by all other applicable provisions of these Land Use Regulations for use, layout, and general development characteristics. Applicant Response: The applicant is not aware of any other standards that may be applicable to this application. 10. SUMMARY The proposed Special Use presents a rare opportunity to convert an existing commercial use into a type of housing that would meet a well-documented community need in a very functional and desirable location. This type of boarding house residential use provides a tremendous opportunity for local businesses that have a high employee seasonal turnover to master lease rooms on a longterm basis that can be used to house employees that may rotate through on a seasonal or short term basis. The flexibility of the room layout allows for efficient master leasing of just one or two rooms, a half floor, whole floor or even the entire building. The layout also lends itself to relatively short term rental, for example, an individual new to the community could lease a room for a month or two while establishing employment and longer term housing. 20

21 11. APPENDIX 21

22 Traffic Memorandum To: Pylman & Associates, Inc. Attn: Rick Pylman 137 Main St, Suite C107W Edwards, CO From: Kari J. McDowell Schroeder, PE, PTOE Date: May 3, 2018 Re: Warner Building Traffic Analysis 20 Eagle Road EagleVail, Colorado Project Background: The applicant is proposing the development of a boarding house in the community of EagleVail. The project site at 20 Eagle Road is located on the southwest corner of Eagle Road and US 6. The existing building on site is a three-story, 10,000 square-foot office building. The proposed development will convert the office building into a boarding house with one 1-bedroom manager s unit, 40 individual dorm rooms, and common kitchen areas. Refer to Figure 1 for a conceptual site plan. Figure 1: Conceptual Site Plan 1

23 Trip Generation: Existing Warner Office Building: The property currently has a three-story, 10,000 square-foot office building. The Institute of Transportation Engineer s (ITE) national rates from the 10 th Edition of the Trip Generation Manual for Land Use #710 General Office Building were used to estimate trips generated by the existing land use. The trip generation analysis calculations can be seen in Table 1. This existing land use is estimated to generate 97 vehicle trips on the average weekday, with 15 vehicle trips during the morning peak hour, and 15 vehicle trips during the evening peak hour. Proposed Warner Boarding House: The Institute of Transportation Engineer s (ITE) national rates from the 10 th Edition of the Trip Generation Manual for Land Use #221 Multifamily Housing (Mid-Rise) and #225 Off-Campus Student Apartment were used to estimate the trips generated by the proposed land use. Land Use #225 Off-Campus Student Apartment was determined to be the most appropriate land use for the proposed boarding house. The proposed use is anticipated to have similar travel patterns and operations. As detailed below, the proposed boarding house better corresponds with Land Use #225 Off- Campus Student Apartment Housing rather than Land Use #221 Multifamily (Mid-Rise). Land Use #221 Multifamily (Mid-Rise) does not specify the number of bedrooms per dwelling unit, which can be a critical factor in calculating trips generated. Eagle County census data indicates the County has an average of 2.3 people per dwelling unit. The proposed land use will have one person per bedroom, as the rooms will be sized for one twin bed. A few units may allow two occupants. The residents of the boarding house are anticipated to have travel patterns similar to college students that live off-campus. Residents are likely to use transit to go about their primary daily activities. The boarding house will likely house residents that work in the resort or hospitality industry. The bus is faster and less expensive than finding parking in the Town of Vail. Vail s parking is limited and costly. Ancillary activities, such as going to the grocery store and post office, will likely have similar traffic patterns to off-campus apartments. Some residents may choose to drive personal vehicles to these activities. Others will use transit or tie the activities into their daily commute. The site has 40 parking spaces, averaging one space per room. The restricted parking promotes multimodal travel for residents. ECO Transit bus passes are provided by many hospitality employers in the Valley. A ten percent (10%) multi-modal trip reduction was used to account for residents that would be walking, biking, or taking transit. The boarding house will likely house residents that work in the resort or hospitality industry. As stated above, it is often easier for those employees to take local transit than to drive a personal vehicle and find parking. An eastbound and westbound ECO Transit bus stop is located directly adjacent to the site, at the intersection of US 6 and Eagle Road. The current schedule has buses serving the stop twice an hour. The ten percent reduction is likely a conservative (low) estimate of the number of residents traveling by bus, bike, or foot. Upon buildout, the Warner Building is expected to generate 118 vehicle trips on the average weekday, with 7 vehicle trips during the morning peak hour and 10 vehicle trips during the evening peak hour. 2

24 Total New Trips: The proposed Warner Building is expected to add 21 new vehicle trips on the average weekday. The morning peak hour traffic is anticipated to be reduced by 8 vehicle trips. The evening peak hour traffic is anticipated to be reduced by 5 vehicle trips. The trip generation analysis calculations can be seen in Table 1. Table 1: Trip Generation Table 1 - Project Trip Generation Warner Building Eagle Vail, CO Estimated Project-Generated Traffic 1 ITE Code Existing Land Use Units Avg. AM Peak Weekday Hour PM Peak Hour Average Weekday Trips (VPD) Morning Peak Hour Evening Peak Hour Inbound Outbound Inbound Outbound % Trips Trips % Trips Trips % Trips Trips % Trips Trips #710 General Office Building 10 ksf % 13 12% 2 18% 3 82% 12 Existing Land Use Total Proposed Land Use #221 Multifamily Housing (Mid-Rise) 1 DU % 0 73% 0 60% 0 40% 0 #225 Off-Campus Student Apartment 40 DU % 3 57% 4 51% 5 49% 5 Multi-Modal Trip Reduction -10 % Proposed Land Use Total Total New Trips Values obtained from Trip Generation, 10th Edition, Institute of Transportation Engineers, ksf = 1,000 Square Feet DU = Dwelling Units Infrastructure Recommendations: US 6 functions as non-rural principal highway and Eagle Road functions as a local roadway within the vicinity of the project site. Both roadways are sufficient to accommodate the traffic that will be generated by this project. Forty (40) on-site parking spaces will be available to residents and should be managed to that maximum limit. If there are several residents without a vehicle, the applicant could allow a room/person to have multiple vehicles parked on-site. State Highway Access Permit: The proposed boarding house will not generate additional peak hour vehicle trips. No change is anticipated to the current peak hour traffic volumes on Eagle Road. Therefore, a revised State Highway Access Permit will not be required. 3

25 Multimodal Accommodations: The boarding house will likely house residents that work in the resort or hospitality industry. It is often easier for those employees to take local transit than to drive a personal vehicle and find parking. An eastbound and westbound ECO Transit bus stop is located directly adjacent to the site, at the intersection of US 6 and Eagle Road. The current schedule has buses serving the stop twice an hour. Providing bus passes would be the employer s responsibility. Many employers currently are providing passes as employee parking is limited. A master lease employer may also run a dedicated shuttle. EagleVail offers a paved trail network along US 6, connecting EagleVail to Avon. The development will provide bicycle racks and/or storage for the residents to encourage multimodal travel. Conclusion: Based on the proposed use of the Warner Building Development, the surrounding transportation network is adequate to support the proposed site-generated traffic. Please call if you would like any additional information or have any questions regarding this analysis. Sincerely, McDowell Engineering, LLC Kari J. McDowell, PE, PTOE Traffic Engineer 4

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28 Warner Professional Building # 2 Water Demand Analysis ERWSD standards used for calculations: Office: Motel/hotel w/o kitchen: Restaurant: Multi family unit: 0.16 gpd/sqft 100 gpd/room 35 gpd/seat 200 gpd/sfe Proposed use 35 rooms x 100 gpd = 3500 gpd 1 multi-family SFE x 200 gpd = 200 gpd 40 restaurant seats x 35 gpd = 1400 gpd total demand proposed use 5100 gpd deduct for existing use is 10,000 SF office x 0.16 gallons per day = 1600 gpd ,500 gallons per day increased demand 3.92 acre feet

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37 SUSTAINABLE COMMUNITY INDEX Checklist PROJECT: Warner Boarding House pts. SITE/LOCATION LOCATION INFILL/REDEVELOPMENT: Infill (4), adjacent (2), and/or previously developed (1) 5 5 TRANSIT: Over 50% of the development is within walking distance (1/4 mile) of transit stop (5) PROXIMITY TO EXISTING WATER/WASTEWATER: ties into existing (4); public extension (2) N/A 5 WILDLIFE/ECOLOGICAL COMMUNITIES: biological study with DOW compliance N/A 1-3 RIPARIAN/WETLAND PRESERVATION: 100' setback and water quality testing N/A 2 AGRICULTURAL LAND PRESERVATION: Doesn't remove historic/potential agricultural land EXISTING VEGETATION PRESERVATION: <10% existing tree/shrubs impacted N/A 2-3 BROWNFIELD/BLIGHT REDEVELOPMENT: Improves blighted lot (2), contamination cleanup (3) 2 2 STEEP SLOPES/RIDGELINES: on slopes less than 20% STORMWATER MANAGEMENT: 100% of surface drainage through bioswale/vegetated system. CONNECTIONS AND USES N/A 2 OPEN COMMUNITY: no gates, amenities are open to the public N/A 4 PUBLIC ACCESS: provides appropriate public access to public lands/rivers (with agency approval) 4 pts. 4 4 COMPACT DEVELOPMENT: 7 or more units/acre; commercial >.50 FAR REDUCED FOOTPRINT: on previously disturbed area (1); all structures and parking <.50 lot (1) N/A 2 CLUSTERING: efficient infrastructure, development concentrated in node(s), allowing for open areas. N/A 3-18 OPEN SPACE: conservation easement meets components of open space criteria. See regulations REDUCED PARKING FOOTPRINT: less surface parking (2-3), carpool (1), covered bike storage (1-2) PARKING LOCATION: surface parking to rear of structures only (4); to side and screened (2) REDUCED PARKING: Does not exceed LURs: 1 pt. Study shows reduced on-site demand (2-3 pts.) N/A 4 JOBS/HOUSING RATIO onsite housing for mixed-use non-residential (see regulations) 3 3 SCHOOL PROXIMITY: within a mile of a public school DIVERSITY OF USES: 1 point each use category listed in regulations DIVERSITY OF HOUSING TYPES 1 point each housing type listed in regulations above 2. N/A 1-20 AFFORDABLE HOUSING 1 point each affordable housing unit provided above housing guidelines AFFORDABLE RENTAL HOUSING: Onsite rental housing, see regulations. TRANSPORTATION N/A 1-28 WALKABLE STREETS: see commentary N/A 1-3 STREET NETWORK: grid small block pattern, 2 pts, pedestrian connection at cul de sacs (1) TRANSIT FACILITIES: transit stop provided by development (2 pts.), covered bike storage (1 add'l pt.) WALKABLE VICINITY: score 10-25=1pt, 26-50=2pts, 51-75=3pts, =4pts. 3 3 BICYCLE NETWORK: Connection to community center via bicycle paths/routes. 0 2 ACCESS TO PUBLIC SPACES: 90% of units within 1/4 mile of public green space ACCESS TO ACTIVE SPACE: within 1/2 mile of ball field, 3-mile recreation trail, and/or dog park LOCAL FOOD PRODUCTION: private garden areas (1); community garden(s) (2); local market (1) RESOURCE EFFICIENCY LIMITED TURF/SPECIES: <25% landscaped areas turf (1). Turf uses 25% less water than KBG (1). 0 1 DIVERSE NATIVE LANDSCAPE: Landscape plan utilizes 10 or more local native low-water species. 0 2 XERISCAPE: Landscape plan incorporates seven xeric design principles (see regulations) N/A 5 SOLAR ORIENTATION: 75% of all buildings have solar orientation (see regulations) RENEWABLE ENERGY 3 points for every 5% total energy offset by onsite renewable system(s). N/A 1 INFRASTRUCTURE RECYCLED CONTENT: Concrete/asphalt 75% or more recycled content. REQUIRED RECYCLING: Design includes areas for recycling co-mingled, paper, and cardboard. REQUIRED LIGHT POLLUTION: Exterior lighting minimized, shielded, night sky compliant. 0 X INNOVATION IN DESIGN: Items meeting intent not listed, case by case review TOTAL out of 129 is 37% which meet minimum standards. The applicant has interpreted 129 of the points are applicable.