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Marriott Residence Inn project on Vail’s North Frontage Road set for third hearing

January 13, 2017, 11:52 am

At its Tuesday, Jan. 17 meeting, the Vail Town Council will resume its review of an ordinance that would authorize the redevelopment of the former Roost Lodge property into a proposed Marriott Residence Inn at 1783 N. Frontage Road.

The item, first reading of Ordinance No. 35, is listed as public hearing item 5.1 on the meeting agenda, which begins at 6 p.m. in the Vail Town Council Chambers with opportunities for community members to offer additional comments during the public hearing.

town of vail logoThis will be the third time the ordinance has been before Town Council in a public hearing setting for disposition on first reading. Following more than two hours of public testimony on Dec. 20, the item was continued to the Jan. 3 meeting. At that time the Town Council voted 4-3 (Foley, Langmaid, Mason against) to table the matter to Jan. 17 following additional public testimony.

The applicant, Vail Hotel Owner ESHV, LLC, represented by Mauriello Planning Group on behalf of the Marriott Residence Inn, has received a recommendation of approval, with conditions, from the Planning and Environmental Commission to build the project under guidelines associated with the town’s Special Development District process in which setbacks, site coverage, building height, and other prescribed development standards are reviewed for compliance with the town’s development regulations and land use objectives.

In instances whereby a deviation from the prescribed standards is requested, it should be determined that such deviation provides public benefits to the town that outweigh any adverse effects of the deviation. The SDD review process requires a recommendation from the PEC to the Town Council. The Town Council is the final decision maker in the review process.

The development proposal under review for the Marriott Residence Inn – no revisions to the development application have been submitted – includes an extended stay hotel with 170 limited service lodge rooms, fitness facility including swimming pool and hot tubs, a breakfast dining area and similar lodge amenities.

As a public benefit, the project also includes a rental apartment component including 113 one- and two-bedroom apartments ranging in size from approximately 600 square feet to 1,200 square feet. Of the 113 rental apartments, 107 would be deed restricted in perpetuity for employee housing, requiring them to be rented and occupied by Vail residents working at least 30 hours a week in Eagle County. The apartments could not be rented short term as rent by owner units.

Also included in the development proposal is a two-level subgrade parking structure containing 360 parking spaces, 40 in excess of town code requirements. The excess parking would be available for use by the public and local businesses. The project also includes a shuttle bus system and a car share program for lodge guests and residents.

The building is proposed to be LEED Certified and has been registered with the United States Green Building Council. All water runoff from the uses onsite are proposed to be treated before entering the town’s stormwater system to remove pollutants.

In exchange for the public benefits of rental housing, additional parking and energy efficiencies, the SDD development application deviates from established development standards in building height, density, setbacks, site coverage and retaining wall height.

The PEC voted 5 to 2 at its Nov. 28 public meeting to forward its recommendation of approval, with conditions, to the Town Council following three review sessions. In its consideration of the SDD, the Town Council must find that the proposed development application complies with nine design criteria and that the public benefit of the deviations from the prescribed development standards outweigh any adverse effect that may be created.

Following review by the Town Council on Jan. 3 as well as additional input during the public hearing, a staff memorandum prepared by the Community Development Department for review at Tuesday’s meeting notes the applicant has evaluated possible solutions to a list of concerns raised by the Town Council.

Options include: lower building height, reduced building mass, reduction in total number of deed restricted units, change in total number of surplus parking spaces, dedicated left turn lane, installation of vehicle entry and directional signage, limitation on pet ownership and improved landscape plan. Additional details are described in a letter submitted by the applicant to the Town Council on Jan. 12.
Approval by the Town Council requires two readings of Ordinance No. 35 with public input opportunities and completion of a formal public hearing. Additional memos on the project are available here or to offer public comment in advance of the meeting, email the Town Council at towncouncil@vailgov.com.

The town has approved 40 SDDs in its history to help achieve the community’s development goals and objectives. SDDs are most often used in instances where flexibility and creativity is needed to meet the development goals and objectives.

The last SDD approval by a Vail Town Council occurred in March 2006 when it voted 4-3 to approve the Solaris development at the former Crossroads site in Vail Village. The approval was subsequently challenged by a citizen’s committee and referred to a public vote in which Vail’s electorate approved the development during a special election in July that year.

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