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HomeMy WebLinkAboutFOOTHILLS MALL MULTI-FAMILY - MAJOR AMENDMENT - MJA150002 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGE)J"4 V ��TIGHBORHOOD EN')RAIIATIO-NiNIEETIT -F-06rjhlt-C,r Pn&e.i- /4 F OC,7-. 4- Of CLI's' YQS Y.2s Pet 4� t1th t--51rO 7191;Fl--- Ig N moo® x- AIW-A 0 ISOJ 301S cafm -4-. CnOr'C4f�'l1'� 3 ILILO -S Pwvv/=,O/fO Rv 5 D- r a r < eev;2 s la-0 61 A. Response from City: Here is the comparison among the two requirements and what is provided by the applicant per the plan (assuming 520 bedrooms): T.O.D. Minimum Required 334 = .63 spaces per bedroom Non-T.O.D. Min. Required 637 = 1.2 spaces per bedroom Provided Per Plan 509 = .96 spaces per bedroom 32. Will any of the units be for -sale? A. No, all units will be leased. 33.1 remember when all of this area was a farm. I guess you just have to chalk this up to progress. 34.Your lease rates are high. Are you sure you can rent these units out? A. Yes, our market research indicates that there is a large demographic group that, at this stage in their lives, are choosing rent versus purchase. There is an attraction to the rental lifestyle that we are seeing in our market. 35. More street -lighting is needed at the Stanford / Swallow intersection. I see drivers running the four-way stop. A. Response from City: I'll have our Light and Power Utility check this out. .E A. We will post a sign that diesel engines cannot idle if parked on Stanford 22. How will the construction be phased? A. We will start at the south end, Lot 6, by constructing the two four-story buildings one of which contains our clubhouse and leasing office. After that, we haven't decided the next phase. 23.Will you have big parties at the clubhouse like the pool parties around campus? A. No. 24. Will a percentage of the units be officially designated as affordable? A. No, all units will be leased at the market rate. 25. What do you expect the lease rates to be? A. We estimate: 1 b.r - $1,450 and 2 b.r. - $2,000 per month. 26. When do you expect to start construction: A. May of 2016. 27. Can outside groups rent your clubhouse? A. No, only residents can rent the clubhouse. 28.Will the project be age -restricted? A. There are no age restrictions. Note, however, that we will not be providing a playground which may have the effect of discouraging families with children. We will market the project to boomers who seek to downsize and young professionals. 29. Will you have to submit a traffic study? A. No, the original traffic study remains valid since we are reducing units. 30.1 support the project especially with the reduction in units. I think it will be a nice buffer from the mall. 31. How would the number of parking spaces, as required under the T.O.D. compare with the requirement under the non-T.O.D. standards. 5 59 16.The mall construction has been a serious detriment to our quality of life. Construction managers ignore our concerns. We have met with various City officials over the last several months and despite good intentions, results have been spotty. Given that you are coming in at the tail end of this saga, you need to be aware that we are hyper sensitive about noise, dust, and other various nuisances associated with large-scale construction. How long will it take to construct this project and how do you manage your construction activity? A. We anticipate that it will take about 18 months to fully complete the project. Please note that residential construction is different from large-scale commercial construction. We are not under any deadline due to requirements under tax increment financing. For example, we control our construction hours, 7:00 a.m. to 7:00 p.m., and while there may be some work on Saturdays, there will be no work on Sundays. We will comply with the City's hours of operation requirements and don't plan on any construction at night. Note that the site is already graded and we will not be excavating since the buildings will be slab on grade — no basements. This should minimize noise and dust. Above the foundation we use wood framing — no steel beams. There will less heavy machinery. You will hear nail guns and we use cranes to hoist large framed components. My name is Ben Krasnow, construction manager, and you can contact me anytime if there are any problems. 17.1 live across Stanford and I'm concerned about the four story buildings at the southern end of the site. These upper floor units will look directly into my condo and I'll lose my views to the west. A. Our project is separated from your building by our setback and Stanford Road. With this distance, we don't think there will be an impact on your privacy. These two four-story buildings will screen the mall parking garage which, we think, is not as attractive as our two four-story buildings. 18.The project is too intense. Adding 500 people to our neighborhood will be impactful. A. We understand but please note that we are reducing the number of units by one- half from 800 to 402. 19. Just as an example of the impact of living in a construction zone and the speeding on Stanford, the little white picket fence at the corner of Stanford and Swallow has been taken down twice by reckless drivers. 20. When will Foothills East be demolished? A. Alberta is responsible for the demo and we don't know the schedule. 21.1 am sensitive to air quality and concerned about idling diesel engines. 4 58 A. We have apartment projects in Westminster next to shopping centers at 1-25 and 144"' Avenue and we have found that our tenants enjoy the convenience of the restaurants, retail shops and other services that are within walking distance. The revamped mall will have a movie theatre and attractive outdoor spaces for cafe dining and other activities. 9. Do you allow your tenants to sub -lease? A. No, sub -leasing is not allowed. 10. Do you program activities for your tenants? A. Yes, for example at The Trails at Timberline (located at the northwest corner of East Drake Road and Timberline Road), we have various activities that promote socialization and opportunities for residents to get to know their neighbors. 11.Are guests allowed? A. Of course and we have designated parking spaces for guests. We monitor guest parking so we can control the parking so it is not abused by long term parking. 12. Do you have an eviction policy? A. Yes, eviction procedures are in the lease and we have a three -strikes -and - you're -out policy. 13. I'm concerned about lighting. The construction at the mall has intrusive lighting. A. Our lighting will comply with City standards and dark -sky compliant. This means that light fixtures will be down -directional. We plan on using LED light fixtures which have the ability to be aimed precisely to minimize off -site spillover. 14. Cars are speeding on Stanford. We need speed tables like in other neighborhoods. A. Your neighborhood would have to work with the City's Traffic Operations Department which has certain criteria that must be addressed before speed tables are installed on a public street. 15.1 live across the street and the construction activity associated with the mall has been a nightmare. The construction crews routinely violate the legal limits on the hours of operation. Trucks off-load pipe and re -bar at all hours of the night. Large and bright security lighting faces our windows. Crews eat lunch on our common areas. Loud language is profane. Litter is profuse. Construction materials are strewn about. Work is done on Saturdays and Sundays. The sound of multiple back-up beepers is annoying. 3 57 A. Yes, we will be providing 509 spaces for 520 total bedrooms. This equates to .98 spaces per bedroom which exceeds the City's minimum requirements for multi- family dwelling in the T.O.D. From a competitive perspective with other apartment complexes, we do not want our residents parking in the surrounding neighborhoods and we think 509 on -site spaces will be sufficient so that there will no spillover parking. 3. Will there be garage spaces? Is so, what percentage of the total spaces? A. Yes, at this time, we estimate that 35% - 40% of the spaces will be in garages. 4. What is the mix of bedrooms? A. At this time, our best thinking is that the bedroom mix will be as follows: Studio — 40 (10%) 1 B.R. — 240 (60%) 2 B.R. — 124 (30%). 5. What will be the total occupancy at full capacity? A. We expect full capacity to be roughly 500 tenants plus or minus. This is an estimate because our experience is that some tenants will rent a two -bedroom unit as a single occupancy while couples may rent a one -bedroom unit as a double occupancy. 6. 1 live just to the north for 15 years and appreciate the reduction in the number of units from 800 to 402. But I am concerned the impact of parking in our neighborhood. What about the Christmas parking crunch at the mail? Will your parking be shared with mall customers? Is your parking first come first serve? How do you manage your parking? A. We actively manage our parking. We do not share or depend on mall parking. Garages will be assigned and tuck -under parking will be assigned but surface parking will be first come first serve. Tenants receive a parking tag so we can monitor non -tenant parking and have those cars removed. Our strategy is that we will put ourselves at a competitive disadvantage if we under -park the project. Please note that we do not contract out to a third party the management of our apartment communities. 7. What is the estimated total cost of the project? A. We estimate that this will be'a $92 million dollar project. 8. What attracted you to this site. I'm having a hard time with the concept of apartments next door to a shopping mall. E 56 NEIGHBORHOOD INFORMATION MEETING PROJECT: Foothills Multi -Family LOCATION: Foothills Mall — Along Stanford Road DATE: October 5, 2015 APPLICANT: McWhinney Inc. c/o David Jaudes and Ben Krasnow CONSULTANTS: Dale Sanders, Johnson, Nathan, Strohe Architects CITY PLANNER: Ted Shepard, Chief Planner The meeting began with a description of the proposed project. As proposed, the project consists of a multi -family apartment complex containing 402 dwelling units divided among 18 buildings. The site is located within the boundary of the Foothills Mall on the west side of Stanford Road, east of Macy's and extends as far south as the Foothills Mall southern boundary. The site is 11.93 acres in size. There will be 509 parking spaces. Of the 18 buildings, 16 are a mix of two and three stories. Two buildings along Stanford Road at the southern end of the site are proposed to be four stories. The parcel is located in the General Commercial (C-G) zone district and also within the Transit -Oriented Development Overlay Zone. This proposal will be subject to review and consideration by the Planning & Zoning Board at a future public hearing with the date to be determined. Unless otherwise noted, all responses are from the applicants and consultant. QUESTIONS, COMMENTS, CONCERNS 1. Currently, the intersection of Stanford and Swallow is controlled by a four-way stop sign. Given the increase in traffic, would this control be upgraded with a traffic signal? A. No, per the original Transportation Impact Study, which assumed a multi -family development consisting of 800 units, this intersection will remain a four-way stop. 2. 1 live on Cortez Street north of Swallow and we get drivers parking on our street in front of our houses who don't live on our block. I'm concerned about this spillover parking. Will you be providing enough parking for all your tenants?