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HomeMy WebLinkAboutVILLAGE COOPERATIVE FORT COLLINS - PDP - PDP160036 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (9)Staff Report — Village Cooperative Fort Collins, PDP160036 Planning & Zoning Board 02-16-2017 Page 16 B. The Modification of Standard to Section 3.2.2(C)(4)(b) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted is equal to a compliant plan. C. The Modification of Standard to Section 3.2.2(K)(1)(a) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted is equal to a compliant plan. D. The Modification of Standard to Section 3.8.30(C) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted is equal to a compliant plan. E. The Project Development Plan complies with relevant standards of Article 3 — General Development Standards, if the Modification of Standard to Sections 3.2.2(C)(4)(b), 3.2.2(K)(1)(a), and 3.8.30(C) are approved. F. The Project Development Plan complies with relevant standards located in Division 4.6 Medium Density Mixed -Use Neighborhood (MMN) of Article 4 — Districts. RECOMMENDATION: Staff recommends approval of the Village Cooperative Fort Collins, PDP160036. ATTACHMENTS: 1. Zoning & Site Vicinity Map 2. Applicant's Modification of Standard Requests 3. Village Cooperative Fort Collins Planning Document Set (Plat, Site Plan, Landscape Plan, Elevations, Shadow Analysis & Photometric Plan) 4. Neighborhood Meeting Summary 5. Parking Counts at Senior Developments in Fort Collins and Loveland 6. Parking Counts at Other Real Estate Equities Properties 7. Proximity to Parks and Gathering Spaces Staff Report —Village Cooperative Fort Collins, PDP160036 Planning & Zoning Board 02-16-2017 Page 15 Compliance with Article 4 of the Land Use Code — Medium Density Mixed -Use Neighborhood (MMN), Division 4.6: The project complies with all applicable Article 4 standards as follows: A. Section 4.6(B)(3)(a) — Permitted Uses The proposed use, multi -family dwellings with more than 50 units, is permitted in the MMN zone district and is consistent with the district's intent to provide a concentration of housing within easy walking distance of transit and a commercial district. B. Section 4.6(D)(1) — Density The minimum density for developments in the MMN shall be 12 dwelling units per net acre. The proposed development has a density of 19.04 dwelling units per gross acre. C. Section 4.6(D)(3) — Building Height All buildings in the MMN zone shall be a maximum of three stories. The proposed building is three stories. 5. Neighborhood Meeting Summary Staff held a neighborhood meeting for this project at Boltz Middle School on June 15, 2016. Seven residents participated in the neighborhood meeting. Many of the questions raised at the neighborhood meeting centered on how cooperatives work and how the property will be maintained. None of the residents in attendance raised serious concerns about the proposal. Attachment 4 contains a complete summary of the conversation at the neighborhood meeting. 6. Findings of Fact/Conclusion: In evaluating the request for the Village Cooperative Fort Collins Project Development Plan, Staff makes the following findings of fact: A. The Project Development Plan complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. Staff Report — Village Cooperative Fort Collins, PDP160036 Planning 8 Zoning Board 02-16-2017 Page 14 The minimum side yard setback is five feet from the property line while the minimum rear yard setback is eight feet. At its closest point, the building is setback 34 feet from the property line on the north. R. Section 3.6. 6 — Emergency Access The proposed development provides adequate access for emergency vehicles and personnel in accordance with Article 9 of the Uniform Fire Code and Chapter 9 of the City Code. S. Section 3.8.30(E)(3) — Buildings — Setbacks The minimum setback from arterial streets is 15 feet and nine feet from non -arterial streets. The building is setback further than the minimum along Stanford Rd. and Horsetooth Rd. T. Section 3.8.30(F)(4) — Entrances Entrances to buildings must be clearly visible from streets and public areas by using architectural features. The main entrance is clearly visible from Stanford Rd. and defined by a large portico. The south elevation also shows a large patio with stairs that lead to the sidewalk along Horsetooth Rd., which provides clear definition of the southerly building entrance. U. Section 3.8.30(F)(5) — Roofs Rooflines must have features such as a change in plane, change in height, dormers, secondary roofs, detailing, and/or changes in massing. The proposed roof contains changes in height, secondary roofs that transition over entrances and balconies, and changes in plane. V. Section 3.8.30(F)(6) — Fagades and Walls Large facades and walls must be broken down into human scale proportions through recesses, projections, balconies, changes in materials, changes in colors, with no blank facades or walls exceeding 40 feet in length. The proposed building contains recesses, projections, balconies, changes in materials, and changes in colors to break the building into human scale proportions. Staff Report —Village Cooperative Fort Collins, PDP160036 Planning & Zoning Board 02-16-2017 Page 13 multi -family buildings. The building employs a variety of materials, projections, and recesses to break the building into smaller modules and reduce the perceived overall bulk and scale of the building. The site also slopes to the south so the building is at a lower grade than the property adjacent to the north, thus reducing the perceived height of the building from the north. Outdoor Storage Areas/Mechanical Equipment The proposed plan is consistent with the requirements of the Land Use Code in regards to the location of outdoor storage, screening of storage areas, and screening of rooftop mechanical equipment from public view. Operational/Physical Compatibility The proposed plan is consistent with the requirements of the Land Use Code in regards to hours of operation, placement of trash receptacles and location and number of off-street parking spaces. O. Section 3.5.1(G) — Building Height Review Buildings over 40 feet in height must submit a shadow analysis and reduce the shadows cast on adjacent properties. These buildings must also minimize privacy concerns and be at a similar scale to buildings in the neighborhood. The shadow analysis shows that the building will not cast a shadow on any adjacent buildings. The building is also designed to reduce privacy concerns and as discussed previously, will be of a similar scale to other buildings in the neighborhood. P. Section 3.5.2(D)(1) — Orientation to a Connecting Walkway Every front fapade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. No primary entrance can be more than 200 feet from a street sidewalk. The primary building entrance faces a walkway that is within 200 feet of the sidewalk along Stanford Rd. The patio that faces Horsetooth Rd., while not a primary entrance, shows a sidewalk connection that will provide convenient access to the sidewalk network for residents and provides strong relationship between the building and Horsetooth Rd. Q. Section 3.5.2(E)(3) — Side and Rear Yard Setbacks Staff Report —Village Cooperative Fort Collins, PDP160036 Planning & Zoning Board 02-16-2017 Page 12 J. Section 3.2.2(K)(5) - Handicap Parking Sites with 76-100 parking spaces are required to provide four handicap parking spaces, one of which must be van accessible. The site plan shows four handicap spaces, two of which are van accessible. K. Section 3.2.3 - Solar access, orientation, shading All developments must be designed to accommodate active and/or passive solar installations and must not deny adjacent properties access to sunshine. The proposed building is designed and located to minimize the casting of shadows on adjacent properties and could accommodate future active and/or passive solar installations. L. Section 3.2.4 - Site Lighting The proposed lighting plan is consistent with the requirements of the Land Use Code in regards to the general standard, lighting levels and design standards. M. Section 3.2.5 - Trash and Recycling Enclosures Trash and recycling enclosures must be provided in locations abutting refuse collection or storage areas, shall be designed to allow walk-in access without having to open the main service gate, shall be screened from public view and shall be constructed on a concrete pad. The proposed trash and recycling enclosure abuts a storage area, allows walk- in access without having to open the main service gate, is screened from public view and is built on a concrete pad. N. Section 3.5.1 - Building and Project Compatibility The proposed plan is consistent with the requirements of the Land Use Code in regards to building and project compatibility including building size, height, bulk, mass, scale, mechanical equipment screening and operational/physical compatibility. Size, Height, Bulk, Mass and Scale The projects adjacent to Village Senior Cooperative include a six -story hotel, two-story multi -family buildings, and a two-story office. The proposed building will be of a similar height and scale to the adjacent Staff Report —Village Cooperative Fort Collins, PDP160036 Planning & Zoning Board 02-16-2017 Page 11 Parking lots with six or more spaces must be screened from abutting uses and the street through fences or walls in combination with plant material. The landscape plan shows a series of shrubs and perennial grasses that will provide ample screening from abutting uses. E. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping 6% of the interior area of parking lots with less than 100 parking spaces must be landscaped areas. The proposed parking lot area is 13,816 square feet. This results in a minimum of 828 square feet of landscaped area. The landscape plan shows 876 square feet of landscaped area internal to the parking lot. F. Section 3.2.2(C)(5) - Walkways Walkways must be provided to link sidewalks with building entries through parking lots. These walkways must also provide direct connections to off - site pedestrian and bicycle destinations. The proposed walkways connect all of the building entrances to the sidewalks along Horsetooth Rd. and Stanford Rd. The walkways also allow pedestrians to navigate the site while avoiding drive aisles. G. Section 3.2.2(D)(1) — Access and Parking Lot Requirements - Pedestrian/Vehicle Separation To the maximum extent feasible, pedestrians and vehicles shall be separated through provisions of a sidewalk or walkway. The site complies with this standard by providing an extensive sidewalk network around the building. The sidewalk is separated from vehicle use areas by a curb. H. Section 3.2.2(E) - Parking Lot Layout The proposed parking lot layout is consistent with requirements of the Land Use Code in regards to circulation routes, orientation, and points of conflict. I. Section 3.2.2(J) - Setbacks The proposed parking lot is setback further than the 10-foot minimum from non -arterial streets and 5-foot minimum along a lot line required per the Land Use Code. Staff Report — Village Cooperative Fort Collins, PDP160036 Planning & Zoning Board 02-16-2017 Page 10 akin to a gathering space and park on -site. The site is also in close proximity to parks and recreational opportunities that fall just beyond the distance meeting the Land Use Code (Attachment 7). The site is less than a mile away from Warren Park, less than a half mile away from the Foothills Activity Center, and less than a half mile from Boltz Middle School, which has a large amount of open space and recreational areas. By providing 2,722 square feet of park/gathering space on a small site and being in close proximity to other amenities, staff finds the proposal is equal to a compliant plan. 3. Compliance with Article 3 of the Land Use Code — General Development Standards: The project complies with all applicable General Development Standards as follows.. A. Section 3.2.1(D) — Tree Planting Standards All developments must establish groves and belts of trees along all city streets, in and around parking lots, and in landscape areas within 50' of buildings. Village Senior Cooperative proposes street trees planted at 40' intervals in accordance with City standards, canopy shade trees in landscape islands, trees planted every 40 lineal feet along the north property line, and full tree stocking around the building. B. Section 3.2.1(D)(3) — Minimum Species Diversity When a development proposes more than 60 trees, the maximum amount of any one species is 15%. None of the proposed trees will make up more than 15% of the overall tree count. C. Section 3.2.1(E)(3) — Water Conservation All proposed landscaping should be designed to incorporate water conservation materials and techniques. The annual water use should not exceed 15 gallons/square foot over the site. The proposed landscaping uses low water use plants and has an overall annual water budget of 4.4 gallons/square foot. D. Section 3.2.1(E)(4) - Parking Lot Perimeter Landscaping Staff Report — Village Cooperative Fort Collins, PDP160036 Planning & Zoning Board 02-16-2017 Page 9 Applicant's Justification for Modification #3: • Although the project technically does not have 10, 000 square feet of highly visible park space formed by streets, the plan achieves the following: o An outdoor patio containing tables and seating areas o An area for community gardens o Connecting walkways and pathways throughout the site • The project size of 2.7 acres barely meets the threshold of needing to meet the code standard. Since the standard does not include a sliding scale, small projects are being treated equal to larger projects. Asking a 2.7 acre project to provide a private park, central feature or gathering area that is same as would be required for much larger projects is not proportional and unfeasible. • There is a large .40 acre detention pond on the eastern portion of the site, thus further reducing the available area necessary to meet with standard. Staff Finding: Staff finds that the request for a Modification of Standard to section 3.2.2(L)(2) is justified by the applicable standards in 2.8.2(H)(1). A. The granting of the Modification would not be detrimental to the public good gThe project design satisfies 2.8.2(H)(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. Staff finds the proposed development meets this standard equal to a compliant plan. The purpose of this standard is to ensure multi -family developments have access to recreation and open space areas. To meet this standard, the site would have to accommodate a 10,000 square foot park feature since the site is not within a quarter mile walk of a park. For a 2.73-acre site, a 10,000 square foot park would account for 8.4% of the total area of the site. When factoring in the need for on -site detention, parking, easements, and the building, the site has little room left for an on -site park. The proposal does show 1,800 square feet of community gardens and a large, 922 square foot patio to provide some amenities Staff Report — Village Cooperative Fort Collins, PDP160036 Planning & Zoning Board 02-16-2017 Page 8 spillover parking onto adjacent neighborhoods and developments. Fort Collins' residential parking standards address standard developments that are not age restricted. Age restricted developments typically require fewer parking spaces since seniors own fewer cars. Staff recently visited various senior oriented developments in Fort Collins and Loveland to see how much parking is utilized at night (Attachment 5). The applicant also provided parking counts and utilization rates for their developments in other cities. This provides a basis for comparison to what the applicant proposes for Fort Collins (Attachment 6). All of the developments sampled by staff and the applicant had available surface parking. This proposal will have a higher ratio of parking spaces per unit than other similar developments with less parking. Other developments, such as Oakridge Senior Apartments, have also obtained relief to this standard with a lower ratio of parking spaces than this proposal. As such, staff finds that the proposed parking ratio will adequately address the parking needs of this development and thus meets the standard equal to a compliant plan. Modification #3 Description: The applicant requests a Modification to Section 3.8.30(C) — Access to a Park, Central Feature or Gathering Place to provide less than 10,000 square feet of park space. Land Use Code Standard Proposed to be Modified (areas underlined and bolded for emphasis): Land Use Code 3.8.30(C): At least ninety (90) percent of the dwellings in all development projects shall be located within one thousand three hundred twenty (1,320) feet (one - quarter [/<] mile) of either a neighborhood park, a privately owned park or a central feature or gathering place that is located either within the project or within adjacent development, which distance shall be measured along street frontage without crossing an arterial street. Such parks, central features or gathering places shall contain one (1) or more of the following uses: (2) Privately owned parks, meeting the following criteria: (a) Size. In development projects greater than two (2) acres in gross area, such private parks must be a minimum of ten thousand (10,000) square feet. Summary of Applicant's Justification: The applicant requests that the Modification be approved and provides the following justification based upon Criterion 4 (proposal submitted diverges from the standard in a nominal, inconsequential way): Staff Report —Village Cooperative Fort Collins, PDP160036 Planning & Zoning Board 02-16-2017 Page 7 The applicant requests that the Modification be approved and provides the following justification based upon Criterion 4 (proposal submitted diverges from the standard in a nominal, inconsequential way): Applicant's Justification for Modification #2: • The parking standards in the Land Use Code have parking ratios that apply to all multi -family regardless of demographics. A housing community that is age -restricted should be allowed to provide less off-street parking since the parking demands for senior housing are much less than traditional residential uses. • The TIS memo prepared by Kellar Engineering dated August 4, 2016, notes that the pedestrian, bicycle and transit levels of service will all meet Larimer County Urban Area Street Standards (LCUASS) requirements. • The project will be responsible for construction of 110' of off -site sidewalk along the east side of Stanford Road in order to provide pedestrian connectivity. • The location of this project in Midtown and its proximity to the Mason Street Corridor will promote and support the idea of alternative transportation where feasible. On -street bike lanes will help to encourage safe cycling. In addition, there are existing bus stops at the comer of Horsetooth and Stover and Horsetooth and JFK Parkway. • The applicant has constructed over 20 similar projects and has provided their analysis in the attached parking ratio comparison of actual use of the surface parking spaces. • The proposed use of the site to provide senior housing benefits the community as a whole with limited impact on the adjoining properties. The site could be developed with much greater intensity and greater traffic impact than the proposed senior facility. Staff Finding: Staff finds that the request for a Modification of Standard to section 3.2.2(L)(2) is justified by the applicable standards in 2.8.2(H)(1). A. The granting of the Modification would not be detrimental to the public good B. The project design satisfies 2.8.2(H)(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. Staff finds that the proposed plan is equal to a compliant plan. The purpose of this standard is for developments to provide ample parking and minimize Staff Report — Village Cooperative Fort Collins, PDP160036 Planning & Zoning Board 02-16-2017 Page 6 Staff Finding: Staff finds that the request for a Modification of Standard to Section 3.2.2(C)(4)(b) is justified by the applicable standards in 2.8.2(H)(1). A. The granting of the Modification would not be detrimental to the public good B. The project design satisfies 2.8.2(H)(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. Staff finds that the proposed plan is equal to a compliant plan. Seniors do not ride bikes at the same rate as other age groups. According to the American Community Survey (ACS), only 0.3% of workers aged 55 and older commute using their bike. 0.68% of people aged less than 55 bike to work per the same survey. It is important to note this data does not cover trips outside of their commute to work. Despite this limitation, people aged 55 and over bike at half the rate of younger age groups. While the proposal is seeking a reduced number of bicycle parking spaces, more than 60% of the bicycle parking spaces provided will be in enclosed locations, which meets the code standard. The ratio of bicycle parking spaces proposed by the applicant also provides one bicycle parking space per unit, which will provide ample bicycle parking spaces when accounting for the lower rate of bicycle ridership among the 55 and older demographic. Modification #2 Description: The applicant requests a Modification to Section 3.2.2(K)(1)(a) — Parking Lots — Required Number of Off -Street Spaces for Types of Use to provide 80 parking spaces, which is below the 88 required parking spaces. Land Use Code Standard Proposed to be Modified (areas underlined and bolded for emphasis): Land Use Code 3.2.2(K)(1)(a): Attached Dwellings: For each two-family and multi -family dwelling there shall be parking spaces provided as indicated by the following table: Summary of Applicant's Justification: Staff Report — Village Cooperative Fort Collins, PDP160036 Planning & Zoning Board 02-16-2017 Page 5 (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). Summary of Applicant's Justification: The applicant requests that the Modification be approved and provides the following justification based upon Criterion 4 (proposal submitted diverges from the standard in a nominal, inconsequential way) and Criterion 2 (the project will help address an existing, defined community need): Applicant's Justification Modification #1: • The bike parking standards in the Land Use Code have parking ratios that apply to all multi -family regardless of demographics. A housing community that is age -restricted should be allowed to provide less bike parking since the bike parking demands for senior housing are much less than traditional residential uses. • The TIS memo prepared by Kellar Engineering dated August 4, 2016, notes that the pedestrian, bicycle and transit levels of service will all meet Larimer County Urban Area Street Standards (LCUASS) requirements. • The development will provide a site that enhances the safety and convenience of walking and bicycling as alternative means of transportation. • The project will be responsible for construction of 110, of off -site sidewalk along the east side of Stanford Road in order to provide pedestrian connectivity. • The project will also construct a bike lane along the Horsetooth Road frontage and there are existing bike lanes in Stanford Road. • The location of this project in Midtown and its proximity to the Mason Street Corridor will promote and support the idea of alternative transportation where feasible. On -street bike lanes will help to encourage safe cycling. In addition, there are existing bus stops at the comer of Horsetooth and Stover and Horsetooth and JFK Parkway. Staff Report —Village Cooperative Fort Collins, PDP160036 Planning & Zoning Board 02-16-2017 Page 4 2. Compliance with Section 2.8.2(H) of the Land Use Code - Modification of Standards Modification #1 Description: The applicant requests a Modification to Section 3.2.2(C)(4)(b) — Bicycle Parking Space Requirements to provide less than one bicycle parking space per bedroom. Land Use Code Standard Proposed to be Modified (areas underlined and bolded for emphasis): Land Use Code 3.2.2(C)(4)(b): Use Categories Multi-familv residential Bicycle Parking % Enclosed Bicycle Parkin >pace Minimums g/%� Fixed Bicycle Racks 1 per bed. COM 60%/40% Land Use Code Modification Criteria: "The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (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; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or Staff Report — Village Cooperative Fort Collins, PDP160036 Planning & Zoning Board 02-16-2017 Page 3 Residential RL West I General Commercial (CG) I Office, hotel Below is a zoning and site vicinity map. Map 1: Village cooperative Lomnq to Site Vicin 1 inch = 500 feet Village Senior Cooperative - Vicinity Map Staff Report — Village Cooperative Fort Collins, PDP160036 Planning & Zoning Board 02-16-2017 Page 2 • The Modification of Standard to Section 3.2.2(C)(4)(b) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted is equal to a compliant plan. • The Modification of Standard to Section 3.2.2(K)(1)(a) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted is equal to a compliant plan. • The Modification of Standard to Section 3.8.30(C) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted is equal to a compliant plan. • The Project Development Plan complies with relevant standards of Article 3 — General Development Standards, if the Modification of Standard to Sections 3.2.2(C)(4)(b), 3.2.2(K)(1)(a), and 3.8.30(C) are approved. • The Project Development Plan complies with relevant standards located in Division 4.6 Medium Density Mixed -Use Neighborhood (MMN) of Article 4 — Districts. COMMENTS: 1. Background The property was incorporated into the City of Fort Collins as a part of the Brune Annex on March 5, 1977. A previous development team entitled a multi -family project called Bella Vista in 2004. Bella Vista was a mixed -use project with four buildings consisting of 81 dwelling units and 16,000 sq. ft. of non-residential uses. Bella Vista's vesting expired in 2007. The surrounding zoning and land uses are as follows: City of fit Collins MEETING DATE STAFF February 16t", 2017 Clay Frickey. PLANNING & ZONING BOARD PROJECT: Village Cooperative Fort Collins, PDP160036 APPLICANT: Cathy Mathis TB Group 444 Mountain Ave. Berthoud, CO 80513 OWNERS: Cornerstone Associates LLC 209 S 19" St., Unit 100 Omaha, NE 68102 PROJECT DESCRIPTION: This is a request for a Project Development Plan for 52 multi -family apartments located in one building. The multi -family units are targeted towards active seniors aged 55 and older. The proposed ownership model is a cooperative. Cooperative housing combines the financial advantages of home ownership with the convenience of community living. Members of the cooperative jointly own the property. To that end, a cooperative is a community of active adults who own a share- not just a unit - in the entire community through a non- profit Cooperative Corporation. Each share is held through an official Membership Certificate upon purchase. All of the units have 2- or 3-bedrooms. The overall density of this proposal is 19.04 dwelling units per acre. The site is located on a 2.73-acre parcel in the Medium Density Mixed -Use Neighborhood (MMN). RECOMMENDATION: Staff recommends approval of Village Cooperative Fort Collins, PDP160036. EXECUTIVE SUMMARY: Staff finds the proposed Village Cooperative Fort Collins Project Development Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The Project Development Plan complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750