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HomeMy WebLinkAboutFOOTHILLS MALL MULTI-FAMILY - MAJOR AMENDMENT - MJA150002 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS63 Traffic Analysis Major Amendment to a Portion of Foothills Mall Redevelopment Planning Area 3 (Lots 3, 4, 5, and 6 of Foothills Mall Redevelopment) Page 2 If you have any questions or need additional information, please contact me. Sincerely, Olsson Associates PPDQ ...CR �o?9�3aits ��.a 39337 Daniel Hull, PE Technical Leader Enclosures 62 O'N,OLSSON A S S O C I A T E S September 30, 2015 Ben Krasnow Senior Project Manager McWhinney 1404 Larimer Street Suite 300 Denver, CO 80202 RE: Traffic Analysis Major Amendment to a Portion of Foothills Mall Redevelopment Planning Area 3 (Lots 3, 4, 5, and 6 of Foothills Mall Redevelopment) Dear Mr. Krasnow Olsson has completed an analysis of the traffic for Lot 3, 4, 5, and 6 of Foothills Mall Redevelopment. Per the original traffic impact analysis prepared by Felsburg Holt & Ullevig, dated June 2014, the traffic analysis for the multi -family assumed 800 apartment units. The following table summarizes the analysis from that report. Use Units Daily PM Peak Hour SAT Daily SAT Peak Hour Trips In Out Trips In Out Apartments 800 4,975 298 160 6,025 174 173 Per the proposed major amendment, the total apartment units will be 404. The following table summarizes the analysis for the major amendment. The analysis is based on the ITE 91h Edition trip generation rates (ITE Code 220). Use Units Daily PM Peak Hour SAT DailySAT Peak Hour Trips In Out Trips In Out Apartments 404 2,687 163 88 2,582 210 Based on a comparison of the traffic analysis from the original plan to the proposed major amendment, the major amendment would reduce daily traffic by 2,288 trips, reduce afternoon peak hour trips by 208 trips, reduce Saturday daily traffic by 3,443 trips, and reduce the Saturday peak hour trips by 137. 5285 McWhinney Blvd., Suite 160 TEL 970.461.7733 Loveland, CO 80538 FAX 970.635.3709 www.olssonassociates.com 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. 51 M 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. 0 A. We have apartment projects in Westminster next to shopping centers at 1-25 and 144th 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 mall? 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. 2 M 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? 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Q • T 11 1 BUILDING 2, TYPE C3 -EAST 2 BUILDING 2 TYPE C3 - NORTH isreuisr maueow .ro IfrM.,nooaww wm Vw I a nuYe fNq:Ol� • • M 4 BUILDING 2 TYPE C3 - WEST 3, BUILDING 2, TYPE C3 - SOUTH ,-.,U.b ,•.,bV NEIGHBORHOOD 1 - COLOR PALETTE ----------- --------------------- ®I HE ®® HE: ---------------------- OD cioQ a IE V- F—T-3 © I l - anruw VV .2 Mg . .1m A 11i10@016. NEIGNBOMOM 1-TYPE C3 a b A ,nrpVl- �MwOMY ROOP LEVELI Y 1� 11 •1 t A Y n BUILDING 1, TYPE D3 - EAST 4 !U LDING 1, TYPE D3 - WEST n BUILDING 1, TYPE D3 - NORTH "-I" ) t•0.DING 1, TYPE D3 - SOUTH B•UtPV NEIGHBORHOOD 1 - COLOR PALETTE ------------- — "-I "� 11/tasal5 D3 LOT 4 LOTS, L0T3 LOT 6 J Q LL H J LL J Z Q ?� L) U) J J O 0 .j a 11/1012015 WE PLAN SWALLOW ROAD MEWS COURTYARD MEWS MEWS COURTYARD MEWS DETENTION __ �- _ POND NOT �W APART FOOTHILLS MALL TREE 8Y OTHERS MACYS EXISTING DECIDUOUS - EXISTING ,W ,a •w',,,`, v- CONIFEROUS �..a - DETENTION POND NOT A PART DOG PARK L T4` . POOL :`;' OQ Ec✓ 0 2 Q ti LID 5 DETENTION POND NOT A PART r LOT 6 -- -- COURTYARD DETENTION POND NOT .�! - A PART 1 inch = 600 feet Foothills Mall Apartments N W E 5 37 ATTACHMENTS Agenda Item 3 1. Vicinity Map(PDF) 2, Landscape Plan (PDF) 3. Site Plan and Architectural Elevations (PDF) 4. Lot 4 Stanford Road Cross -Section (PDF) 5. Lot 5 Stanford Road Cross -Section (PDF) 6. Neighborhood Meeting Summary (DOCX) 7. Traffic Letter (PDF) Item # 3 Page 14 al Age;jua Item 3 B. The Amendment continues to comply with City Plan principles and policies associated with the Community Commercial District and the Midtown Plan. C. The Amendment continues to comply with the applicable General Development standards of Article Three with one exception. D. A Request for Modification of Standard to Section 3.8.30(F) — Design Standards for Multi -Family Dwellings — Orientation and Buffer Yards as it relates to the north property line along Lot 3 has been submitted and evaluated by Staff. E. Staff finds that based on the overall design attributes of the site plan, landscape plan and architectural elevations: (1.) The granting of the Modification would not be detrimental to the public good. (2.) The plan as submitted will promote the general purpose of the standard for which the Modification is requested equally well or better than would a plan that otherwise comply with the standard. (3.) This is because the height, mass and scale of the eight buildings are more residential in character and more sensitive to the context of the surrounding area versus the two larger buildings allowed under the current Final Plan. The buffering elements provided per the Major Amendment are sufficient so that compatibility between the existing houses and the proposed buildings is achieved. F. The Major Amendment complies with the applicable standards of the General Commercial zone district per Article Four. G. Staff recommends one Condition of Approval that ensures the Final Plan will include a Lighting Plan that meets the specifications of Section 3.2.4 H. Staff recommends passing along to the applicant the points of emphasis regarding improving the overall architectural character of the buildings on Lots 3, 4 and 5. RECOMMENDATION: Staff recommends: 1. Approval of the Modification of Standard to Section 3.8.30(F)(1). 2. Approval of the Foothills Mall Multi -Family Major Amendment #MJA150002, subject to the following conditions: A. At the time of submittal for the Major Amendment Final Plan, the applicant must submit a revised Lighting Plan that indicates compliance with Section 3.2.4(D)(8) by demonstrating that illumination levels do not exceed 0.1 as measured 20 feet north of the north property line of Lot Three. Further the Lighting Plan must specify compliance with Section 3.2.4(D)(5) such that color rendition, as measured by the Kelvin scale, not exceed 3,000 degrees. B. At the time of submittal of the Final Plan, the location and extent of the transit stop along Stanford Road, along with a connecting walkwcfyy that 1il ks to the project, shall be fully depicted and described in accordance with Section 3.6.5. Item # 3 Page 13 35 Agenda Item 3 (3.) Materials and Colors: This standard requires that "predominant exterior building materials shall be high quality materials." "All building facades shall incorporate stone veneer, brick, brick veneer, stucco, corrugated metal, wood and/or equivalent accent material in a manner that highlights the articulation of the massing or base and top of the building." In response, the buildings feature a combination of two colors of brick, multiple colors of stucco, and both wood and metal cladding as accent features. There are no large blank walls. All garage doors are internal to the project. In summarizing compliance with this standard, Staff reinforces the points of emphasis discussed under Section 3.8.30(F)(2) — Variation Among Repeated Buildings in order to create a level of expectation that further architectural refinement is required for Final Plan. 5. Neighborhood Meeting: A neighborhood information meeting was held on October 5, 2015. A summary of this meeting is attached. Generally, the reduction in the scope of the project from 800 to 403 dwelling units was viewed favorably. • Concerns were expressed about the potential for apartment residents to park their cars north of Swallow Road in the residential neighborhood and that the project needs to pinvide sufficient parking. In response, the applicant indicted that there will be approximately one parking space per bedroom which exceeds the required minimum. A comparison of the proposed parking against the two types of minimum required parking ratios (assuming 522 bedrooms) is as follows: T.O.D Minimum 334 .64 spaces per Required bedroom Non- T.O.D Min. 634 1.22 spaces per Required bedroom Provided Per Plan 490 .94 space per bedroom • Concerns were expressed about the four-way stop at Swallow and Stanford Roads and that this intersection appears to be eligible for a traffic signal. In response, the original traffic study indicated that with the projected traffic volumes of 800 units, the four-way stop should be sufficient. With the reduction to 403 units, this is still the case. • Concerns were expressed about speeding on Stanford Road. In response, the City's Traffic Operations Department has an ongoing program to address speeding in neighborhoods. There are a variety of measures that can be implemented if warranted and desired by the residents. The City's traffic engineers will continue to monitor both the volume and speeding on the neighborhood streets around the Foothills Mall. 6. Conclusions and Findings of Fact: In evaluating the request for the Foothills Mall Multi -Family Major Amendment, Staff makes the following findings of fact: A. The Amendment represents a significant reduction in the overall intensity (number of dwelling units, number of parking spaces and building height, mass and scale) when compared with the approved Final Plan. Item # 3 Page 12 34 Agenda Item 3 • Staff advises that for the eight buildings along Stanford Road (Lots 4 and 5), additional opportunities should be considered to create more recesses, projections, reveals and the like in order to add shadowlines and depth to the facades that are visible to the public. Such features would help mitigate the emphasis on the overall horizontality of the buildings. • Staff advises that current mix of materials be looked at to enrich the use of wood and masonry versus stucco in order to add recognizable texture. S. Section 3.10.3(A) — Development Standards for the Transit -Oriented Development (TOD) Overlay Zone — Site Planning: This standard requires that buildings and entrances face streets or connecting walkways to the maximum extent feasible. While somewhat duplicative with preceding standards, the existing series of blocks, bounded by streets (public and private), allows all buildings to front on and face these streets. As noted, each street -facing building elevation includes an entry feature. T. Section 3.10.3(C) — Development Standards for the Transit -Oriented Development (TOD) Overlay Zone — Outdoor Spaces: This standard requires that buildings be designed to form outdoor spaces such as courtyards, plaza, arcades, terraces, balconies and decks for interaction and to integrate the development with the adjacent physical context. Further, walkways must provide both intra- and interconnectivity. Again, while somewhat duplicative, it bears emphasis that the project provides a unique attribute in that the breezeways at the midpoint of the long side of the rectangular -shaped buildings are connected to "auto courts" or "mews" allowing residents to traverse the project internally and not have to rely on perimeter walkways. In addition, as mentioned, there are a series of outdoor spaces such as courtyards, garden, dog park, bocce ball court, pool, plazas, and a clubhouse that all allow a high degree of interaction among residents. U. Section 3.10.5 — Transit -Oriented Development —Character and Image: As mentioned, this standard is geographically specific to the T.O.D. Overlay Zone and is to be considered in conjunction with Section 3.8.30(F)(2). The overall design objective is establish a broad relationship with the 77-acre Foothills Mall by use of similar building shapes and materials and avoiding a sharp contrast in building styles. While the Foothills Mall contains massive structures (enclosed mall, movie theatre, parking garage), there are a variety of smaller -scale free-standing buildings from which the proposed apartment buildings take their cue. Hence, the project borrows the flat roof profile, brick and masonry materials, stucco as the building fields and wood and metal cladding as the predominant accents all with a range of earth -tone colors. (1.) Articulation: This standard requires that: exterior building walls be subdivided and proportioned to the human scale, using projections, overhangs and recesses in order to add architectural interest and variety and avoid the effect of a single, massive wall with no relation to human size. In response, all buildings are treated with four-sided architectural detail. There are various patterns of windows and balconies. All buildings feature recesses and projections to varying degrees. Breezeways break up the horizontal plane. Overhangs provide relief. Wood and metal cladding are arranged both vertically and horizontally. As mentioned, building entrances are differentiated. (2.) Rooflines: This standard requires that flat -roofed buildings feature three-dimensional cornice treatment on walls facing streets or connecting walkways. Accent roof elements or towers may be use to provide articulation of the building mass. In response, the flat roof buildings are punctuated not by cornices per se but by the various recesses and projections and different building materials. The combination of two and three stories contained within a single building contributes varied rooflines. Item 9 3 Page 11 33 Agenda Item 3 City Plan. Staff finds that the Request for Modification results in a plan that provides a fair balance between competing objectives and meets the overall intent of the standard. R. Section 3.8.30(F)(2) — Variation Among Buildings: This standard requires that for any multi -family development containing more than five buildings (excluding stand-alone clubhouse/leasing office), there must be at least three distinctly different building designs with no two similar buildings next to each other. Buildings must vary significantly in terms of footprint, size and shape. Buildings must be further differentiated by architectural details and entrance features. In this case, the clubhouse and leasing office are contained within the buildings on Lot 6. Of the 18 buildings, 15 have the same perpendicular orientation to the street. For these 15 buildings, six different entry features have been established to be divided such that no two repeat sequentially. Of the 18 total buildings, there are three broad themes that are distributed over the four blocks in the following manner: • Lot 3: These eight buildings are architecturally categorized as "neighborhood one" and characterized by the uniform step down from three to two stories along the north elevations. Of the eight buildings, there are four distinct street (private) facing entries none of which are repeated sequentially. The materials and color palette include light brick, wood and metal cladding, and stucco in four colors. • Lots 4 and 5: These eight buildings are categorized as "neighborhood two" and the height variations are more random. Of the eight buildings, five entries have been distributed to avoid repetition. The materials and color palette include darker brick, metal cladding, and stucco in four colors, three of which are not found on Lots 3 or 6. • Lot 6: These two buildings are categorized as "neighborhood three" and are four stories. They are oriented and setback in a manner that differs significantly from Lots 4 and 5. Their placement next to the theater and parking structure helps mitigate the height and mass and overall commercial aspect of the Foothills Mall. The materials and color palette include the aforementioned light and dark brick, wood cladding and stucco in four colors, two of which are not found on Lots 3 — 5. Overall, the architectural theme reflects the context of the smaller commercial buildings within the Foothills Mall. The 18 buildings are dramatically reduced in scale versus the five large buildings per the approved Final Plan. There are no pitched roofs. Instead, buildings are streamlined and feature clean horizontal lines. A variety of geometric forms creates interest and compensate for the otherwise lack of architectural adornment. Balconies, breezeways, overhangs, and non-structural wing walls are used to punctuate the wall planes. Facades are proportioned horizontally versus vertically (base, middle, top). The variety of roof heights within individual buildings represents the most dramatic relief especially along Stanford Road. In general, the project is complementary to the commercial attributes of the Foothills Mall. While staff finds that overall intent of the standard is satisfied, there remain some points that should be emphasized in enriching the variety and guiding the formulation of the Final Plan. These points do not rise to the level of becoming conditions of approval, but are brought to the attention of the both the Board and the applicant so that there is a clear expectation as the project moves forward. • Staff advises that various window details and cornices should be investigated to include additional trim and detail in order to ensure more three -dimensionality and mitigate flat, uniform surfaces. Item # 3 Page 10 32 Agenda Item 3 are specifically exempted from the standard. Nevertheless, staff contends that the quality of buffering multi -family relative to single and two family dwellings needs to be addressed so that compatibility issues can be resolved. (1.) Major Amendment Buffer Yard The Major Amendment provides for a buffer yard along the north side of Lot 3 that ranges in depth from 5.3 to 6.4 feet along the parking lot edge and 23 feet at the four landscaped yards. (2.) Applicant's Justification The applicant contends that the reduction in the buffer yard corresponds to the reduction in the height from three to two stories on the north side of all eight buildings along the north property line. The reduced buffer yard is proportional to the context in that buildings are set back from the north property line by a distance ranging from 46.3 to 47.4 feet. The rectangular buildings are oriented such that the short end faces north. The existing six foot, solid wood privacy fence provides for sufficient opacity to screen the parking lot. Landscaping in the form of trees and shrubs is provided to supplement the privacy fence. All buildings feature four-sided architecture so there is no back side. (3.) Staff Analysis Staff finds that the lowering of the building height from three to two stories, 36 feet in height, is the key to establishing a reasonable contextual relationship between the proposed eight buildings on Lot 3 and the existing single and two family dwellings that front on East Swallow Road. As mentioned, these eight buildings are oriented with the short end facing north. For all eight buildings, the total linear footage of building facing north is 504 feet. In contrast, the existing Final Plan allows for two three-story buildings at 43 feet in height with a total linear footage of building facing north of 748 feet. Consequently, the Major Amendment represents a reduction in height, mass and scale when compared to the approved Final Plan. Given the reduced scope, the reduction in the buffer yard is commensurate with the impact. (4.) Staff Findings Staff finds that Request for Modification to Section 3.8.30(F)(1) is not detrimental to the public good. Further, Staff finds that the plan as submitted will promote the general purpose of the standard equally well or better than would a plan which otherwise complies with the specific metric. This is because the height, mass and scale of the eight buildings are more residential in character and more sensitive to the context of the surrounding area versus the two larger buildings allowed under the current Final Plan. It is important to note that while the houses north of Lot 3 are single and two-family dwellings, the entire block face of East Swallow Drive is zoned M-M-N. Staff finds that the compelling need for the prescribed buffer yard is diminished given the reduced scope in size and scale of the proposed buildings. The buffering elements provided per the Major Amendment are sufficient so that compatibility between the existing houses and the proposed buildings is achieved. Staff also finds that the standard is intended to address conditions that are more suburban in nature whereas the City Plan principles and policies that guide the vision for the Community Commercial District call for urban, infill, mixed -use redevelopment at high density levels that support transit. The challenge is that the applicability of the standard needs to be balanced with Item # 3 Page 9 31 Agenda Item provide a sensitive transition. Staff finds that the conversion of the current land use from commercial to multi -family residential, combined with the reduced height and mass, allow for the Major Amendment to be compliant with the standard. M. Section 3.5.2(D)(1) - Orientation to Connecting Walkway: As mentioned, all buildings will orient to walkways that connect directly to a private sidewalks on the former Foothills Parkway, former Monroe Drive and Stanford Road at distances that are considerably less than 200 feet. Although for Buildings 1 - 16, the ends of the buildings will face these streets (public and private) each end includes a street -facing entry feature. N. Section 3.6.4 — Transportation Level of Service Requirements: The Major Amendment represents a reduction of 396 units as compared to the approved Foothills Mall Redevelopment Final Plan. Based on this de -intensification, an amended Transportation Impact Study was waived. The Traffic Operations Department, however, will continue to monitor potential impacts of additional traffic on a neighborhood -wide basis and work with the neighborhood on installing traffic calming measures should the need arise. O. Section 3.6.5 - Bus Stop Design Standards: The site is located along Transfort Routes 5 and 6. This standard requires that all development located on an existing or planned route must construct, or provide an escrow, for a transit stop. The original Final Plan calls for a transit stop along Stanford Road. But, with the significant changes in the design of the Stanford Road streetscape due to saving the existing trees, the exact location of the transit stop needs to be re-evaluated. In addition, a connecting walkway needs to be provided linking the project to the transit stop. At this stage, the exact location of the transit stop has not yet been determined. In order to ensure that compliance with Section 3.6.5 at the time of Final, the following condition of approval is recommended: h , tJ At the time of submittal of the Final Plan, the I�cation anc� ent f e trans! `stop along F'�Dt b Stanford Road„alomg with a connecting walkvday that lin s t the roj halt be fully 6$L/ depicted and described in accordance with Section 3.6.5. �J P. Section 3.8.30 — Multi -Family Development Standards — Block Requirements: This standard requires that multi -family projects be developed as a series of blocks bounded by streets (public or private) and that blocks not exceed seven acres. Further, each block face must have at least 50% of its frontage consist of buildings, plazas or other functional open space. As mentioned, the Major Amendment is 11.93 acres and consists of four blocks none of which exceed seven acres. Lot 3 is bounded by a street on only one side due to existing platting of houses along its north property line. Lots 4, 5 and 6 are bounded by public and private streets. Since all buildings front on these streets, the percentage of building frontage along each block face significantly exceeds 50%. Q. Section 3.8.30(F)(1) - Multi -Family Development Standards -Orientation and Buffer Yards: This standard requires that buffer yards along the property line of abutting property containing single and two family dwellings shall be 25 feet. Since this standard was adopted in 2012, staff interprets the buffer yard to not allow parking lots or access drives. It is interesting to note that this standard was crafted to address multi -family development in more suburban settings; in fact, the N-C-M and N-C-B zone districts Item # 3 Page 8 30 Agenda Item 3 J. Section 3.2.4 — Site Lighting: A Lighting Plan was not submitted with the Major Amendment. This omission indicates that the approved Lighting Plan for the Foothills Mall Redevelopment Final Plan would govern the Major Amendment. Staff finds, however, that the approved Final Plan does not control off -site light spillage such that there is no more than 0.1 (one tenth) foot-candle as measured 20 beyond the north property line. Nor does the approved Final Plan address the excessive glare related to the use of LED lighting at Kelvin temperatures that exceed 3,000. Both of these design attributes have an impact on the residential properties to the north of Lot Three. Therefore, staff recommends the following condition of approval: At the time of submittal for the Major Amendment Final Plan, the applicant must submit a revised Lighting Plan that indicates compliance with Section 3.2.4(D)(8) by demonstrating that illumination levels do not exceed 0.1 as measured 20 feet north of the north property line of Lot Three. Further the Lighting Plan must specify compliance with Section 3.2.4(D)(5) such that color rendition, as measured by the Kelvin scale, not exceed 3,000 degrees. 1 perE K. Section 3.5.1(B) —Building and Project Compatibility— General Standard: S NifoN The proposed multi -family apartment complex represents the build -out of the easterly portion of the 77- acre Foothills Mall. While the test of achieving compatibility would normally be evaluated based on the contextual relationship with Foothills Mall, Staff finds that given the size and scale of the project, compatibility with the larger neighborhood is equally valid. The 18 buildings are oriented along Stanford Road, the former Foothills Parkway on the north and the former Monroe Drive on the south. Each building includes a street -facing entry. Each building features a direct connecting walkway to the sidewalks (public and private) the length of which never exceeds 45 feet (up to 200 feet is allowed). The north portions of all eight buildings on Lot Three, which adjoin the single family homes to the north, have been reduced to two stories. The context of the neighborhood is characterized by groupings of two and two and one-half story multi- family buildings along the east side of Stanford Road. Similarly, all of the proposed buildings along Stanford are a mix of two and three stories. In addition, along Stanford Road, all but one building on Lot Five are oriented such that the short side of the rectangular -shaped building faces the streets. The height, mass, bulk and scale of the buildings have been placed and apportioned in a manner that is sensitive to the overall context of the neighborhood. The two larger, four story buildings on Lot Six are arranged in an L-fashion that frame the intersection of Stanford and the former Monroe Drive. Their height and mass are mitigated by their proximity to the Foothills Mall parking structure and movie theatre. L. Section 3.5.1(H) —Land Use Transition: The eight buildings on Lot Three are setback from the north property line by a range of 46.3 to 47.4 feet. As mentioned, within this setback there is an existing six-foot high solid wood fence and a variety of landscape features, including the garden. The homes to the north front on East Swallow Road and are a mix of two-story and bi-level houses. Currently, these homes have a two-story commercial building, Foothills East, as the adjoining land use to the south. All eight residential buildings on Lot 3 that will replace Foothills East are designed with a reduction to two stories on the north side of the buildings to �- Zo✓iro t" n/Q Item # 3 Page 7 29 Agenda Item 3 the middle of the buildings on a per lot basis. Finally, by placing the landscape islands at -grade, the quality of the stormwater runoff is improved. H. Section 3.2.2(C)(4) — Bicycle Facilities: This standard requires that the minimum number of bike parking is no less than the number of bedrooms and that no less than 60% are enclosed and the others may be outside in fixed racks. There are 522 bedrooms and there are 522 bike parking spaces. Of the total spaces, 336 (66%) are enclosed and 175 (34%) are outside in fixed racks. The bike parking is provided and distributed in the following manner: B.R.'s 60 % Enclosed 40 % Fixed Total Lot 3 168 132 78% 36 22% 168 Lot 4 82 60 73% 22 27% 82 Lot 5 92 68 74% 24 26% 92 Lot 6 180 87 48% 93 93% 180 Total 522 347 66% 175 34% 522 I. Section 3.2.2(K)(1) — Vehicle Parking: The site is located within the T.O.D. Overlay Zone which requires that parking be provided at ratios no less than 0.75 spaces per studio and one bedroom units, and 1.00 spaces per two bedroom unit. There are 60 studios and 222 one bedroom units for a total of 282 bedrooms requiring 212 parking spaces. There are 120 two -bedroom units requiring 120 parking spaces. A total of 332 spaces are required. The Major Amendment provides 480 parking spaces thus exceeding the standard. This number equates to a ratio of .94 spaces per bedroom. The parking spaces are divided between surface (S) and garage (G) and are distributed in the following manner: Studio/ One B.R. 0.75 Two B.R. 1.00 Min. Req. Provided Lot 88 66 40 40 106 72S+96G=168 Lot 4 54 41 14 14 55 43S +36G 79 Lot 5 41 31 22 22 1 58 58S+33G=91 Lot 6 99 74 44 44 118 114S+37G = 151 Total 282 212 120 120 332 287S+202G = 489 Item # 3 Page 6 28 Agenda Item 3 for street trees to be planted in a similar manner as if the private drive were public. Between the detached walk and parking lot, there is a row of plant materials at a height of that exceeds 30 inches and extends for more than 70% of the private drive frontage. D. Section 3.2.1(E) (5) -Parking Lot Interior Landscaping: There are no large parking lots. Of the total of 492 spaces, 200 are provided in tuck -under garages. Parking lots are distributed on a per lot basis which contributes to meeting the overall intent of the standard. There are no rows that exceed 15 spaces without a landscaped island. All parking lots comply with the minimum required amount of landscaping. E. Section 3.2.1(F) -Tree Protection and Replacement: 3 � A comprehensive Tree Mitigation Plan was established by the sty Forester and approved as part of the Foothills Mall Redevelopment Final Plan. This Tree Mitigatko Plan included the removal of all existing trees on the Lots 3 - 6. Now, with the Major Amendment, 36,existing trees along Stanford Road are being preserved. These trees are mostly evergreens and range in age from 25 to 30 years. With the reduction in the number of units from 800 to 403, and the re -distribution of these units over 18 buildings versus four large-scale buildings, the Major Amendment offers opportunities to capture the value of these existing trees. Consequently, 36 trees along Stanford Road that were once slated to be removed are now being preserved. (Several existing trees were removed by the construction of the private access drives serving the Mall.) By careful placement of buildings, and by designing an internal circulation system that provides the necessary fire access for aerial apparatus from the west, the Major Amendment achieves a superior result over the existing Final Plan. By preserving existing trees, the Tree Mitigation Plan has been amended such that fewer replacement trees are needed. Per the existing Final Plan, 282 mitigation trees would have been required to be planted on Lots 3 - 6. Now, by saving 36 existing trees (the equivalent of 102 mitigation trees) 180 new trees mitigation trees are required and are shown on the Landscape Plan in compliance with the standard. F. Section 3.2.1(H) -Placement and Interrelationship of Required Landscape Plan Elements: 3 The preserving of 3 existing trees along Stanford Road has been coordinated with other aspects of land development such as installation of utilities, stormwater detention, over -lot grading, height of the finish floor elevation, connecting walkways and public sidewalk placement. This vertical and horizontal integration allows the Major Amendment to accomplish a variety of public objectives that the preceding plan did not. In addition, the existing trees will be supplemented with new street trees as well. G. Section 3.2.2(B) - Access, Circulation and Parking - General Standard: As mentioned, the 11.93 acre site is located between the Foothills Mall and Stanford Road and is served by one public street and five private drives. This network creates the four blocks that contain the 18 buildings. The block pattern allows for an extensive network of distributed parking lots and connecting walkways. One of the key design features is the design of the parking areas between the buildings. These small parking lots lead to head -in, under -structure parking stalls and are designed as "auto courts" or "mews" characterized by a generous amount of landscaping in the form of islands that are at -grade and not protected by raised concrete vertical curbs. This design allows for a visually seamless expanse of both pavement and landscaping that does not impede pedestrian access. Further, the auto courts are all connected to the breezeways of the adjoining buildings allowing for a high level of connectivity through Item # 3 Page 5 27 Agenda Item 3 D. Section 4.21(E)(2)(b) —Design of Outdoor Spaces: This standard requires that outdoor areas are planned to be integral to the project and not merely left over residual spaces. The outdoor spaces are varied, distributed and include the following outdoor features per block (blocks are numbered sequentially from north to south): • Block Three features two landscaped courtyards with each containing 7,168 square feet for a total of 14,336 square feet. Block Three also includes a garden plus two bocce ball courts. • Block Four includes the pool and dog park. • Block Five includes a landscaped courtyard containing 3,528 square feet. • Block Six features the clubhouse (combined with Building 18) and plaza containing about 7,500 square feet. All courtyards, plazas and outdoor spaces are integral to each block and include a variety of amenities such as pergolas, arbors, seating, grills and shade sails. 4. Compliance with Applicable General Development Standards A. Section 3.2.1(C)(D) —Landscaping —General Standard and Tree Planting: The site is served by Stanford Road and a network of five private drives and all are landscaped with street trees. All buildings feature foundation shrubs. Open space areas are landscaped in a manner that is coordinated with their active and passive components. A diversity of species is provided in accordance with the minimum requirements to avoid a monoculture. The sizes of all trees and shrubs comply with minimum standards. B. Section 3.2.1(E)(1) —Buffering Between Incompatible Uses and Activities: zo,vfo M•M-N The north side of Block Three adjoins single family detached homes that front on East Swallow Drive. The buffering along this property line includes a continuous six foot solid wood fence and a continuous row of trees and shrubs. In addition to three typical parking lot landscape islands, there are three additional landscape islands that are over 50 feet in length and a garden that is 72 feet in length allowing for a denser screen of trees and shrubs. This landscaping, combined with the reduced mass and height when compared with the approved Final Plan, will ensure that privacy is attained. This buffering is also addressed in subsequent standards relating to parking lot screening and buffer yards for multi -family development. C. Section 3.2.1(E)(4) -Parking Lot Perimeter Landscaping: The primary area where this standard is most acute is along the aforementioned north property line of Block Three. As described above, the combination of fencing and landscaping and garden will provide solid screening of the parking lot. The other area where this condition applies is along Blocks Four and Five where each block includes two parking lots that lead to the under -structure parking. Where the ends of these four parking lots face Stanford Road, the plan provides for a combination of existing and proposed trees and shrubs that screen the parking lots from the public view. In some locations, the existing trees are evergreens with 25 to 30 years of maturity which will provide screening during winter. Along the west property line, the perimeter parking lot faces the large parking fields that serve the Foothills Mall. This westerly parking lot features a detached sidewalk and parkway. The parkway allows Item # 3 Page 4 26 Agenda Item 3 "Principle LIV 35: Community Commercial Districts will be community -wide destinations and hubs for high -frequency transit system. They will be quality mixed -use urban activity centers that offer retail, offices, services, small civic uses, and higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing." In fulfillment of this principle, the Major Amendment provides high density housing, is located along Transfort Routes 5 and 6 and includes multiple connecting walkways that link the project to the Foothills Mall and the public and private streets. Further, the Major Amendment implements the Community Commercial District policies by transforming underutilized land into a more intense center of activity that supports nearby employment and offers opportunities for mobility by alternative modes. 2. Midtown Plan: The Midtown Plan was adopted in September of 2013. The Major Amendment supports the objectives of the Plan by being located within walking and biking distance of The MAX Bus Rapid Transit System. Access to The MAX is enhanced by the South College Avenue underpass. This multi -modal connectivity allows tenants to access the City's central spine for points north and south. The Major Amendment supports the vision of the Midtown Plan by providing a housing choice in a convenient, pedestrian -oriented environment in close proximity to employment, retail, services and entertainment. The project is more urban and creates a more vibrant mix of uses that will support each other than exists today. The distinctive architecture will contribute to the unique character of the area. 3. Compliance with Applicable General Commercial Zone District Standards: A. Section 4.21 (B) — Permitted Uses: Multi -family dwellings consisting of more than 50 units or more than 75 bedrooms are permitted subject to review by the Planning and Zoning Board. The P.D.P consists of 403 dwelling units and 511 bedrooms and is therefore forwarded to the P & Z Board for consideration. B. Section 4.21(D) —Maximum Allowable Height: The maximum allowable height in the C-G zone is four stories. Buildings 1 — 16 (Lots 3-5) are a mix of two and three stories and Buildings 17 and 18 (Lot 6) are four stories. C. Section 4.21(E)(2)(a) —Site Design —Pedestrian Outdoor Spaces: This standard requires that outdoor spaces be placed next to activity areas that generate the users (such as street corners, shops, stores, offices, daycare and dwellings). The 11.93 acre site flanks the redeveloped Foothills Mall. All dwelling units are within walking distance of what is considered to be a major activity center which includes a variety of shops, restaurants and a movie theatre. The apartments are connected to the Mall by a network of walkways that link internal outdoor spaces of the apartments to the plazas and open activity areas of the mall. Item # 3 Page 3 25 Agenda Item 3 ensure that the overall intent of the applicable standards are carried forward at Final Plan. Two conditions of approval are recommended to ensure compliance with the standards related to Lighting and the Bus Stop Design at the time of Final Plan. 1. Background: The surrounding zoning and land uses are as follows: N: M-M-N Existing Single Family S: C-G Existing Mixed Commercial E: M-M-N Existing Multi -Family W: C-G Existing Mixed Commercial The original Foothills Fashion Mall was constructed on the Strachan Farm in 1973. Various additions and external pad buildings were constructed between 1973 and 2014 including: • The Foley's Expansion • The Sears Expansion • The Safeway/ARC Building • Two Pad Buildings on South College Avenue • Major Renovation and Architectural Upgrades • Re -alignment and Privatization of East Foothills Parkway • Re -alignment and Privatization of East Monroe Drive • The Corner Bakery • Demolition of Buildings for the Redevelopment On June 3, 2014, the Foothills Mall Redevelopment Final Plan and Subdivision were approved, which authorized the major renovation and expansion that is currently underway. The Foothills Mall Multi Family project represents a Major Amendment of Lots 3 — 6 of the 2014 Final Plan. A brief comparison between the existing Final Plan and the proposed Major Amendment is summarized in the following table: Approved Final Plan Proposed Major Amend. Units 800 402 Buildings 5 18 Heights All 4-story 16-2 & 3-story 2-4 story d.u./a 67 d.u/.a 34 d.u/.a Parking 1422 489 Daily Tri s 4975 2687 City Plan: The Major Amendment continues to meet the principles and policies of City Plan for land development within the Community Commercial District. In particular, the Major Amendment complies with the following: Item # 3 Page 2 24 Agenda Item 3 PROJECT NAME FOOTHILLS MALL MULTI-FAMILY�AMENDMENT MJA#150002 STAFF Ted Shepard, Chief Planner PROJECT INFORMATION APPLICANT: McWhinney Real Estate Services 2725 Rocky Mountain Way Loveland. CO 80538 OWNER: Walton Foothills Holdings VI LLC c/o Walton Street Capital 900 North Michigan Avenue, Suite 1900 Chicago, IL 60611 PROJECT DESCRIPTION: This is a request to amend Lots 3 — 6 of the Foothills Mall Redevelopment Final Plan for a multi -family apartment project that consists of 402 dwelling units divided among 18 buildings. The site is located on four blocks along the northern and the entire eastern edge of the Foothills Mall. Lots 4, 5, and 6 front Stanford Road. The site gains primary access from two private drives: the former East Foothills Parkway on the north and the former East Monroe Drive on the south. There would be 522 bedrooms and 489 parking spaces for a ratio of .94 spaces per bedroom. 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 four stories y J and include the office and clubhouse. The parcel is 11.93 acres in size and located in the General Commercial (C-G) zone district and also within the Transit -Oriented Development Overlay Zone. 3, °L"-IA RECOMMENDATION: Approval with Conditions 3u S Srn f D& J J 6 a i t +N a 6LI birTiON a r �LGER--r f� E✓6'!.0 / /7 �N7 EXECUTIVE SUMMARY The Major Amendment complies with City Plan policies for a Community Commercial District and the Midtown Plan. The Major amendment complies with the applicable zone district standards of Article Four and the general development standards of Article Three with one exception. A Request for Modification of Standard to Section 3.8.30(F)(1) — Buffer Yards is recommended for approval. Staff has introduced points of emphasis regarding the architectural character of the buildings on Lots 3,4 and 5 to Item # 3 Page 1