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HomeMy WebLinkAboutFOOTHILLS MALL MULTI-FAMILY - MAJOR AMENDMENT - MJA150002 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESApril 24, 2015 Foothills Mall Multi-Family Major Amendment Statement of Planning Objectives The proposed Foothills Mall Multi-Family project is located on Lots 3, 4, and 5 of the Foothills Mall Redevelopment Subdivision. The 8.85-acre site is bounded by Stanford Road on the east, the Foothills Mall on the west and the Thunderbird Estates Subdivision on the north. The project was previously approved for multi-family in May 2014 with the Foothills Mall Redevelopment Plans, which included Lots 3 through 6. There was a total of 800 units on 14.04 acres approved, with a density of 56.98 dwelling units per acre. The site is in the C-G (General Commercial) zoning district and also within the Transit-Oriented Development (TOD) Overlay district. The intent of this Major Amendment application is to amend the existing approved plan to create a product. There are 16 buildings proposed, with a total of 256 units and 331 bedrooms. Overall density is 28.9 dwelling units per acre. The project will provide 175 off-street parking spaces and 150 garage spaces. Access points into each lot is via the internal access road being utilized for the mall. Pedestrian connectivity is achieved in the following ways. There is a 6’ detached sidewalk along the mall access road, an existing 5’ sidewalk along Stanford Drive frontage and multiple crosswalks for connectivity to the mall. Each building will provide connections to the existing walkway system. The buildings will be two and three stories in height. The building materials and finishes will consist of a combination of colored stucco, fiber cement cladding, and ceramic panel cladding wainscot, metal balcony railings, heavy timber columns and vinyl windows. The roofs are flat and will conceal mechanical equipment. Meter banks and mechanical equipment will be screened with a solid screen wall. Each Lot will contain a social fitness area, courtyards, and outdoor gathering space with unique themes. There is also a planned pool and clubhouse/leasing office in Lot 4. The area surrounding the Foothills Mall Multi-family development contains a mix of single family, multi-family, the mall and other retail uses. The site is ideal for this type of density as it provides a transition between the developed M-M-N areas to the east and the more intensely-developed shopping mall to the west. The proposed project is located within walking and biking distance to schools, churches, restaurants, shopping and employment thus representing a reduction in the amount of cars on the streets. In addition, there is an existing Transfort bus stop on Stanford Road in proximity to Lot 5. Page 1 (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: This proposal meets the applicable City Plan Principles and Policies: Economic Health Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment The Foothills Mall Multi-Family project will provide a compact urban redevelopment plan that is in an ideal location, is within walking distance to many destinations and is within an established neighborhood infill area. Community and Neighborhood Livability Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Policy LIV 7.4 – Maximize Land for Residential Development The project will construct a multi-family product, which provides a variety of housing types and densities in a neighborhood that is well-served by public transportation and close to shopping, services, and amenities. Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.2 – Incorporate Street Trees The project will complete the existing streetscape by providing street trees along the mall loop road. The street network has already been established with the construction and redevelopment of the mall. Principle LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.2 – Design Walkable Blocks Policy LIV 21.4 – Provide Access to Transit The Foothills Mall Multi-Family project is located within walking distance to transit, shopping, neighborhood services, banks, schools and churches. Page 2 Principle LIV 22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.1 – Vary Housing Models and Types Policy LIV 22.5 – Create Visually Interesting Streetscapes Policy LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways The project is designed to reflect the characteristics of the existing established residential neighborhood and the contemporary look of the mall. The buildings have entrances to the units located within breezeways with continuous sidewalks, private outdoor space, and individual identities. The garages are tucked under the building and visibility from the public streets will be minimized. In addition the driveways and garage doors will be further enriched by the use of mews located in between the garage sides of the buildings. The mews are paved courtyards with walkways and landscape areas, providing the functionality of a drive lane with a space that is shared by cars and pedestrians. Principle LIV 31: Each commercial District should feature a mix of uses and an attractive and inviting public realm that encourages pedestrian activity, reinforces the unique identify of the District, and complements the scale and character of surrounding neighborhoods. Policy LIV 31.7 – Housing The project offers a variety of housing options within the C-G district. The housing type along the district edge is compatible with the scale and massing of the surrounding neighborhoods. Transportation Principle T 8: Transportation that provides opportunities for residents to lead healthy and active lifestyles will be promoted. Policy T 8.1 – Support Active Transportation Policy T 8.2 – Design for Active Living The entire neighborhood supports active lifestyles by providing on-street sidewalks, designated bike lanes, bike and walking trails. The location integrates safe, reliable and convenient options to ensure mobility for people of all ages and abilities. Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops There is an existing transit stop on Stanford Road, adjacent to Lot 5. In addition, the project is within proximity to transit stops on Swallow Road, Horsetooth Road and College Avenue as well as the Max BRT. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities Page 3 The location of project will promote and support the idea of the residents utilizing alternative modes of transportation (walking/biking) or public transportation. There are bike lanes and sidewalks on all of the public streets. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. There are no wetlands or significant natural habitats within the boundaries of the site. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The developer will own the apartments and lease them to tenants. (iv) Estimate of number of employees for business, commercial, and industrial uses. n/a (v) Description of rationale behind the assumptions and choices made by the applicant. The rationale behind Foothills Mall Multi-Family project is to provide a for-rent product that is desirable for the current market. There is an obvious pent up need for multi-family rental housing in this community and this development will help alleviate the problem. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. At this time the project is not proposing any variance from the City of Fort Collins criteria. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. There are not existing wetlands, natural habitats or features currently located on site. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. There was no neighborhood meeting held. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called Foothills Mall Multi-Family. Page 4