HomeMy WebLinkAboutFOOTHILLS MALL MULTI-FAMILY - MAJOR AMENDMENT - MJA150002 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTSeptember 30, 2015
City of Fort Collins
Current Planning Department
281 North College Ave.
Fort Collins, CO 80524
Re: Foothills Mall Multi-Family Major Amendment
Please accept this request for a Modification of Standards to Section 3.5.2(E)(2) and Section
3.5.2 (D)(1) of the Land Use Code.
Background
The proposed Foothills Mall Multi-Family project is located on Lots 3, 4, 5 and 6 of the
Foothills Mall Redevelopment Subdivision. The 11.93-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 new product that the market desires. There are 18 buildings proposed, with a total of
404 units and 511 bedrooms. Overall density is 33.9 dwelling units per acre.
Modification to Section 3.5.2(E)(2)
Code Language: Section 3.5.2(E )(2) Residential Building Setbacks, Lot Width and Size
statess the following:
(2) Setback from Nonarterial Streets. The minimum setback of every residential
building and of every detached accessory building that is incidental to the residential
building shall be fifteen (15) feet from any public street right-of-way other than an
arterial street right-of-way, except for those buildings regulated by Section 3.8.30 of
this Code, which buildings must comply with the setback regulations set forth in
Section 3.8.30. Setbacks from garage doors to the nearest portion of any public
sidewalk that intersects with the driveway shall be at least twenty (20) feet.
Requested Modification: The Foothills Mall Multi-Family project is requesting to have the
minimum setback be less than fifteen (15) feet from the Stanford Road public street right-of-way.
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Modification Criteria
The request of approval for this modification complies with the standards per Review Criteria 2.8.2
(H)(1) and (2) in the following ways:
1. 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 which complies with
the standard for which a modification is requested.
2. Further, we feel that the granting of the modification would not be detrimental to the
public good.
Justification
We feel that 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 which complies with the
standard for which a modification is requested for the following reasons:
• The modification is minor, when considered from the perspective of the entire
development plan, which provides consistency with the Land Use Code in terms of
enhanced architecture, building articulation and quality materials.
• There are two buildings that actually front with direct pedestrian access on Stanford
Road. Building D-2 in Lot 3 and Building C-1 in Lot 5. All of the remaining buildings have
side-facing frontages. While technically the buildings are less than 15 feet from the
property line, they are still set back an average of 20 feet from the back of the existing 5’
sidewalk. Visually, this will minimize the impacts of the buildings being closer to the
street.
• The project is designed to reflect the characteristics of the existing established residential
neighborhood and the contempory look of the mall. Each building fronting Stanford Road
has clearly-defined building entries, and differing building materials and colors and distinct
neighborhood identites.All buildings have entrances to the units located within
breezeways with continuous sidewalks, private outdoor space, and individual identities.
The garages are tucked under the buildings and visibility from the public streets will be
minimized.
• The proposed alternative plan continues to improve the design, quality and character of
new development by exceeding the building standards set forth in Section 3.5. The use of
high quality residential building materials, building articulation, projections and recesses,
ensures sensitivity to and compatibility with the surrounding neighborhood.
• The visual impacts of the buildings will be greatly reduced by the use of extensive,
enchanced landscaping along the street frontage, utilizing a combination of shrubs,
grasses and trees that will provide adequate screening and visual interest. In addition
there are large mature existing trees that will be retained along the Stanford frontage. The
large canopies and tree lawn aids in further enhancing the pedestrian experience.