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HomeMy WebLinkAboutSPRING CREEK PLACE (FORMERLY STATION, 2105 S. COLLEGE AVE.) - PDP - PDP160020 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (3)Age -qualified apartment demand drivers Baby boomers and the aging of the population in Colorado's Front Range: With the 41h highest proportion of Baby Boomers of any state in the U.S. and a relatively small proportion persons age 65+, there are more than 10 times as many people aged 55 to 82 in the Denver metro area as there are age 83+ (the traditional retirement community entry age). In the 7-county Denver/Boulder area, for example, there were 687,000 people in the younger/mid-range of age 55 to 82 in 2015, projected to grow to more than 911,000 by 2025. That translates to tremendous demand for new housing options for younger retirees and empty nesters - those who have little interest in traditional retirement communities. Certainly, a segment of this market will be drawn to well -designed, age -qualified rental options, as many in this age group are still fully active, healthy, with many still working. 7-County Denver/Boulder Area: Number and Growth of 55+Persons: 2015 to 2025 Year Younger 55.70 Mid -Range 71-82 Oldest 83+ 2015 533,265 Growth 153,931 Growth 59,805 Growth 2025 630,070 96,805 281,425 127,494 82,529 22,724 Growth 18% 83% 38% source: Coloradostare Ge raphrwe ae Adams, AraWhM1 ,, boulder,&aa4ield, Denver, Wb Ias, Jefferson Forecast for the Population 65+ in Colorado ,soo,am 15% 3416 rren tan r.am.av 61% .mom vas 3^ }oo oro ]l% e 19f0 Llap allo i0lo }pJa }pp Changing generational differences and preferences: There are significant generational differences in lifestyle, values, and preferences between the WWII generation and the Silent Generation (now 71 to 90) and many of the current residents of age -qualified apartments), and even more significant differences between Baby Boomers (now about 52 to 72) compared to their somewhat older peers. Much existing retirement product is not the right fit, even for the current generation of retirees, many of whom are seeking locations in vibrant and walkable neighborhoods, more options for fitness and outdoor recreation, larger and well-appointed units, and most importantly, seeking to live with their age peers, rather than people in their mid-80s to late-90s. Compared with the beauty shop, craft room, library, and activity room of the traditional independent living community, newer age -qualified apartment properties offer amenities such as yoga studios, business centers, bike garages, community gardens, and wine bars, reflecting the evolving lifestyle of the new, Baby Boomer consumer and their slightly older peers. Conclusions In comparison to mixed -age multifamily apartment properties, age -qualified apartment properties offer retirees the freedom and comfort of a rental option that is designed for them and where they can enjoy the company of their age peers. In comparison to traditional retirement communities that are priced to include meals and many other services, age -qualified apartments provide a younger and more economical choice. And, as would be expected, with many new properties locating in vibrant, mixed -age neighborhoods, the newest generation of age - qualified apartment properties is beginning to attract those in their late 50s and 60s. This trend is most likely to continue, as developers of this new housing type shape their properties to meet the needs and preferences of the huge Baby Boomer population in Colorado's Front Range. This paper was prepared by Elisabeth Borden, Principal, The Highland Group, Inc. July 2016 (Revision) Boulder Steel Yards, 3020 Carbon Place Suite 202, Boulder, CO 80301 720.565.0966. www.thehighlandgroupinc.com The Highland Group offers strategic research, planning, and marketing solutions for 55+ housing and care communities. White Paper: Age -Qualified Apartments in Colorado's Front Range Age -qualified apartments - profile of residents Age -qualified or "55+" market -rate rental apartment properties are similar to mixed -age multifamily properties, offering individual apartments and community lifestyle amenities, designed to match the needs and preferences of age 55+ individuals. Those who choose this housing over mixed -age multifamily properties generally do so because they are seeking a lifestyle change that provides the opportunity for new friendships and connections with age peers. Demographic data about age -qualified apartment properties in the Front Range of Colorado reveals that the average age at entry of the newest properties is in the low to mid-70s, much younger than the average entry age of the traditional high -service independent living and continuing care retirement communities, which now have an average entry age of 83 to 84. A compilation of direct consumer research conducted by The Highland Group for age -qualified apartment properties indicates that the greatest differences between age -qualified apartment residents and traditional retirement community residents can be seen in a strong attitude of independence, as well as generally higher levels of physical health and ability. In contrast, residents of traditional retirement communities tend to be those who either currently need or choose more included services and/or who seek the security of knowing that even higher levels of services are available when needed. Age -qualified apartments offer a strong value proposition to potential renters In comparison to traditional "independent living" properties: Age -qualified apartments offer many of the same benefits of traditional retirement communities, yet at a much more reasonable price point. The Highland Group periodically compiles "market -basket" comparisons between traditional independent living properties that have high levels of bundled services and age -qualified apartment properties, in order to examine the rent difference between independent living and age -qualified apartments in similar market areas. On average, traditional "independent living" apartments are priced much higher than age -qualified apartments, typically by $1,200 to $1,700 per month, reflecting the high cost of included services at traditional retirement properties. In comparison to mixed -age multifamily properties: Age -qualified apartment properties have a greater perceived value to many age 55+ residents than do typical mixed -age apartment properties, because age -qualified properties generally offer residents a preferred age group and lifestyle, social and recreational opportunities, appropriate common amenities and spaces, and concierge services. While the quality and design of apartments and common amenity spaces are very important, many residents report that the people and lifestyle are the most valuable aspect of their residency. Because the stabilized age -qualified apartment properties consistently run high occupancies with wait lists, even with rents at the most expensive properties averaging up to $3 per square foot, it is clear that residents of good -quality age -qualified apartment properties believe the rents they pay are reasonable relative to the value received. Spring Creek Age Qualified Apartments in:1_721_19R1 2105 South College Avenue �7 RER!-%N0lNi 1'ELU2'.\1 \'I'Gh($'R INC. Neighborhood Meeting 211uly 2016 spcctive Renderin_ West Facadr 1 Building Coverage E I PARML. — vu � I PCnu� n, I o-lscrii lip .a;.r _ -- Perspective Rendering North Facade Project Statistics After Land Area 96,690 SF Building Floor Area Ratio 2.0 FAR Total Floor Area 193,131 SF Building Height 4 stories, 60 Ft Building Coverage (Footprint on Ground) 60,817 SF Parking Area (Asphalt) 17,726 SF Landscaped Area 11,878 SF Paved Walks, Curbs, Patio, Etc. 6,732 SF Parking Spots Provided 166 Spaces Parking Spots Required for Zoning 141 Spaces Spring Creek Age Qualified Apartments -// 303-721-1981 2105 South College Avenue �l/,;;;h avrvr, ra.c >I'.VEXr GF(H P Neighborhood Meeting The Spring Creek Apartments: 21 July 2016 The Spring Creek Apartments project consists of 168 apartment homes to be developed on approximately 2.22 acres of land located at 2105 S. College Avenue. This apartment community will be an "age qualified" apartment community designed specifically for the needs of active adults 55 years of age and older. The apartment homes and their extensive amenities will provide comfortable living for seniors who have chosen to move from their single family homes or condominiums to live in the company of other residents in similar situations who are retired, and wish to participate in a wide range of social and recreational activities with their peers. The property's management staffing will include a Full Time Community Life Director and program that emphasizes active participation in the numerous cultural and civic opportunities Fort Collins provides. A Concierge Services Director will assist each weekday with social and personal activities. The proximity of MAX will provide easy and pleasurable access to the many local attractions and opportunities for enjoyment within the City. What is the history of the Property? The site is zoned General Commercial (CG) and was originally developed in the 1960's. The site contains two partially occupied single story commercial buildings with a variety of retail tenants. What are the goals of the Proposed Project? Berland Development Group's goals for this proposed project are: • Demolish the existing buildings on 2105 S. College Ave. and construct a five story apartment building. • The at -grade level will provide the buildings main entry on the east side. The majority of the ground level is utilized for covered parking capped by a concrete podium deck. • Four levels of apartments will be constructed above the first level and will consist of age qualified one and two bedroom units, as well as some studios. This project is designed to meet the unique needs of the 55+ by providing a high quality living environment and an enjoyable active adult senior community. To significantly improve the property which will add value to the community and the neighborhood now and in the future. Thank you for participating in the Neighborhood Meeting. We look forward to sharing our project plans with you this evening and hearing your comments. ti EIGHBORHOOD IN- JP._NI ATIO- -NIEETI-'�n`y °L 'S PO- 'rN'G GtiEi tint;ca Yot( cc:iom.�Cd,.c; k S �/Yn ON of t�:s sectlag' A �, -�« L.J Jta S hE AR O C a ry PL or . DEp r. \tek Zz1 lQ �%lsscar ✓ 1Mn0. I`r �12/z 2,ZI 3 VAS"2 �/e, V/ c/I A2C'y �2�.,✓ 53t E Srva27 I I� � 6 r 1/24 VS Ct k kN, 60 tic_ Ca JVV2 gm of 11 � R c oto lj e s !9 r"tilgw C�*aou,s Ck. F;� CCt ✓ ✓ \0061 /wc �,� S. �,�i%I X OCA(k 1 aC �'0 lOw� • a v i6 ckul ice«.` rrsov) 2°t36 C �� b,.,... ,L% r I I '� I ✓f �Ir ti Dkble'6-I46oria LA-. �G I I I ✓I j kid"bie /6) ear /,w% . a e / it C •°i C �J/2 r' rcf- w Prt,�r' � w✓d fM W 04Es p C;�I�ORO 2yZ L/NOEN °SZ7 ,C—P,%K rJ�P.LrN — N CAn►STWJ a►J° }�C•� 24.1 recommend that you factor in a loading zone to allow a delivery truck to pull up and be able to park and load and unload furniture, appliances and other large bulky items A. Thank you for this comment. We plan on providing a pull-up area near the garage entrance. 25.Are you aware of the City's Bike Share Program? This would be a great location for a Bike Share station. A. Thank you for this comment. Yes, we are aware of Bike Share. We have not considered offering space for this as we will be hard pressed to provide space for all of the amenities we would like to provide for our residents. Perhaps a better place for Bike Share would be closer to the MAX station. 26. Will you be offering a place for folks to grill? A. We will consider this suggestion. 27. Will you provide customized parking spaces for scooters? They don't need as much space as a car. A. Again, we will consider this suggestion. 28. What is your time frame? A. Please note that we have not purchased the property yet and we are at the beginning of the process. If all goes well, we would like to complete the City's entitlement process in early 2017 and then begin construction. This would allow us to start leasing in early 2018. 5 alternative modes and not rely so much on the car. My concern is that the project does not appear to upholding the principles of sustainability. At least on some level, you could provide sufficient electrical capacity and pre -wire outlets for charging up electric and hybrid vehicles to lessen the carbon footprint. A. We have very carefully analyzed our proposed ratio of parking spaces per unit based on our past projects and gathering data from other similar projects. For example, there is a successful project in Jefferson County, called Concordia on the Lake near the Southwest Plaza, which has a similar parking spaces -per - bedroom ratio. Further, we don't want to risk under -parking the project and cause spillover parking on public streets in the surrounding neighborhoods. And, if we under -park, it would be exceedingly difficult to correct after construction. Please note that we have an electrical vehicle charging station in our garage at our Arvada project which is 1.5 blocks from the Gold Line. We intend to provide adequate power and a charging station in this project as well. 17.Are you aware that the neighborhood to the north has the on -street residential parking permit system? A. Yes, we aware of that. 18. What are the estimated lease rates? A. At this time, we see a range between $2,500 - $2,700 per month. 19. Will the ground floor include services and shops and the like? A. We are not planning on providing space for non-residential land uses. 20. What are the construction materials? A. The ground floor will be concrete to support the wood framing above. 21. My comment is that this is a good location for housing. 22. Does the Concordia on the Lake project have an issue with parking spilling over into the neighborhood? A. The projects are not exactly comparable given their setting but, no, we do not see overflow parking impacting neighborhoods at the Concordia project. 23. Are there building entrances and exits that do not cause one to traverse through the parking garage? A. Yes, we plan on about four to five stairwells that will lead directly to the outside. n 10.1 live east of South College on Rutgers and crossing College Avenue as a pedestrian is pretty scary. For pedestrians crossing at Rutgers, we need more green time. A. We will pass this along to the City's Traffic Operations Department. 11.Also, with regard to the overall pedestrian experience, traversing the Whole Foods parking lot is challenging. In general, the parking lot is heavily congested. A. We also have observed the congestion in the Whole Foods parking lot. Please note that there are currently three driveways serving the two existing buildings that connect our parcel to the W.F. parking lot. We will be closing two of these and rely on sidewalk connections instead. This should reduce traffic crossing back and forth between our properties. 12. Please take a look at your pedestrian circulation. You need to make sure that riders taking the MAX can safely access the northbound platform. A. Yes, we agree that easy access to the MAX platforms is essential. 13. Question for the City — when will the promenade as called for in the Midtown Corridor Plan be constructed? A. Response from City Planner: The improvements envisioned by the Plan will be constructed by developers as development occurs. Presently, there is no publicly funded City of Fort Collins capital project that would construct the promenade or other Midtown Plan improvements. 14. So what will the developer be doing here to implement the Midtown Plan improvements? A. We are aware of the promenade as called for in the Midtown Plan. As a result, we are providing for a public plaza on the west side of our building. This area will be landscaped and open to the public. 15. We own the property to the north. Part of our operation is that we produce salsa. We presently take deliveries by tractor -trailers that can be up to 53 feet long. As you draw up your plans to redevelop the site, be sure that these trucks have adequate turning radii to get in and out of our site. A. Our intention is not alter the existing turning radii of any of the access drives. 16. You describe having about one parking space per unit which exceeds the minimum requirement for projects located in the Transit -Oriented Development Overlay District (TOD). My comment is that this is an excessive amount of parking in an urban part of our City where we are trying to encourage use of 3 A. There is nothing we can do there as we do not control that property. 2. Rather than taking that sidewalk on College along the retaining wall, it would be beneficial if pedestrians had an alternative. It would be more user-friendly if there were a north -south pedestrian walkway on the west side of College Avenue. A. We will be improving the east side of our parcel but our parcel is only one of many that would need to be included in a meaningful alternative to the sidewalk on College Avenue. And, the Arthur Ditch prevents any north -south walkway from extending north of the ditch. 3. You should be aware that there are transients in the area. You may want to think about ways to secure your site and control access. A. Thank you for that comment. 4. 1 like the fact that the project will be age -restricted. This is better than if it were student -oriented multi -family apartments. 5. How will you accommodate bikes? A. Our thinking at this time is to provide bike parking within the at -grade parking garage. 6. What moving furniture in and out of the apartments? Will you have a freight elevator? A. We will have two elevators and they will be sized to handle bikes as well as furniture and appliances. 7. I'm curious as to your total project cost. A. We estimate that the total cost of the project will be about $40 million. 8. Where will you stage the construction materials and equipment? A. We have not gotten that far yet. We have recent experience in Arvada where we constructed a multi -story building in an urban environment. 9. What if the over-55 concept does not pan out from a marketing perspective? A. If for some reason the concept does not fly, we'll reassess our marketing strategy at that time. 2 NEIGHBORHOOD INFORMATION MEETING PROJECT: Spring Creek Station — Multi -Family LOCATION: 2105 South College Avenue DATE: July 21, 2016 APPLICANT: Mr. Don Berland, Berland Development Group CONSULTANTS: Dan Skeehan, Kimley Horn and Associates, Inc. Curtiss Rowe, Kimley Horn and Associates, Inc. Jeff Van Sambeek, Lodestone Design Group CITY STAFF: Ted Shepard, Chief Planner Project Description The project consists of re -developing a parcel of land that includes two existing commercial buildings that are addressed as 2105 South College Avenue. This parcel is immediately north of Whole Foods. As proposed, the project consists of a five -story apartment building containing 168 units on 2.22 acres. Parking would be at -grade with four stories above. The number of parking spaces at this time is estimated to be 166. There would be a mix of studio, one -bedroom and two -bedroom apartments. The applicant has indicated that the project would be oriented to active adults age 55 and older. The existing buildings would be demolished. Access would be gained from South College Avenue via an existing access easement just north of Rutgers Avenue. Unless otherwise noted, all responses are from the applicant or consulting team. Questions, Concerns, Comments 1. Will you be able to do anything about the sidewalk on College Avenue in front of the concrete retaining wall? As it is now, it's a very harsh pedestrian experience and not very attractive. In the winter, the sidewalk is very slushy. Kimley>Morn Page 2 Avenue and the newly installed MAX transit facility. The redevelopment of this parcel into dense multi -family residential addresses several of the principals outlined in the City Plan. • Compact Development Patterns — redevelopment of an existing urban parcel preserves environmentally sensitive areas and rural lands. • Interconnected Transit System — locating dense residential uses adjacent to The MAX encourages ridership. Extension of the pedestrian path providing access from College Avenue to The MAX encourages ridership from the surrounding neighborhoods. • Accommodate Multiple Means of Travel — proximity to The Max provides an alternative source of transportation other than the traditional single occupancy vehicle. • Reduce Carbon Emission — locating a residential project in close proximity to restaurants, grocery, and other retail uses encourages walking or public transportation, reducing vehicle trips and carbon emission. Several landscaping/open space components are included with this project. • A landscaped ground floor courtyard/plaza will be accessible to the public and residents • A second floor courtyard will be accessible to the residents. • A landscaped walkway providing access between College Avenue and The MAX. • A landscaped buffer between the proposed building and The MAX. It is anticipated that all landscaping/open spaces areas will be maintained by a private landscaping company under contract with the Applicant. The Applicant intends to maintain ownership of this site long term; and will have on -site staff to lease, manage, and maintain the project. As a redevelopment project, there is little existing landscaping and no existing wetlands or environmentally sensitive areas located on site. Water quality measures will be incorporated into site design to improve the stormwater run-off quality A neighborhood meeting has not been held. With Kimley-Horn, you should expect more and will experience better. Please contact me at (303) 228-2318 or dan.skeehan &.kimIev-horn. corn should you have any questions. Sincerely, KIMLEY-HORN AND ASSOCIATES, INC. Dan Skeehan, P.E. Project Manager aq Kimley>>)Horn June 29, 2016 Ted Shepard City of Fort Collins Development Review 281 N. College Fort Collins, CO 80522-0580 RE: Fort Collins — 2105 S. College Avenue — Statement of Planning Objectives Dear Mr. Shepard: PROJECT DESCRIPTION The Spring Creek Apartments (name subject to change) project consists of 168 apartment homes to be developed on approximately 2.22 acres of land located at 2105 S. College Avenue. This apartment community will be an "age qualified" apartment community designed specifically for the needs of active adults 55 years of age and older. The apartment homes and their extensive amenities will provide comfortable living for seniors who have chosen to move from their single family homes or condominiums to live in the company of other residents in similar situations who retired relatively healthy and wish to participate in a wide range of social and recreational activities with their peers. The property's management staffing will include a full time Community Life Director and program that emphasizes active participation in the numerous cultural and civic opportunities Fort Collins provides. A Concierge Services Director will assist each weekday with social and personal activities. The proximity of The MAX will provide convenient and pleasing access to the many local attractions and opportunities for enjoyment within the City. Age qualified properties do not include meal services or medical care. Each apartment includes a fully furnished kitchen for the resident's use and ease in preparing their own meals. In addition, the numerous nearby and popular restaurants, together with a diversity of prepared foods available immediately next door, offer multiple dining options and venues within walking distance or easy access by The MAX. Established age qualified properties in the Front Range Colorado area have proven successful, and they provide an attractive alternative for active adults no longer desiring or able to stay in their single family home. Age qualified communities provide an attractive alternative to assisted living facilities at a much lower cost. White the project will carry an age restriction of 55 years of age or greater, age qualified projects' residents are generally in their late 60's, 70's, 80's and beyond. Parking for the project will be provided at approximately one space per unit which has proven functionally sufficient for other age qualified properties. Resident parking is located on the ground floor below the building, with limited exterior surface parking for future tenants or guests. PROJECT CONTEXT The site is zoned General Commercial (CG) and was originally developed in the 1960's. The site contains two partially occupied single story commercial buildings with a variety of retail tenants and utilizing surface parking. The site is strategically located between the north -south arterial — College 303 228 2300 W Agenda Item 5 D. The Whole Foods / Bank Center Square parking lots are very congested so closing two connecting parking lot driveways between the two parcels should help. In response, the applicant has indicated that Bank Center Square and University Shopping Center were developed at a time when accommodating the needs of the auto dominated over the needs of bicyclists and pedestrians. Spring Creek Place is providing a sidewalk connection to the existing sidewalk that traverses the Whole Foods parking lot which should provide a measure of safety for pedestrians. RECOMMENDATION: Staff recommends approval of Spring Creek Place Apartments P.D.P., #PDP160020, based on the Findings of Fact in this staff report. ATTACHMENTS 1. Aerial Map (PDF) 2. Landscape Plan (PNG) 3. Site Plan (PDF) 4. Architectural Elevations & Perspectives (PDF) 5. Shadow Analysis (PDF) 6. Plat (PDF) 7. Neighborhood Meeting Summary (DOCX) Item # 5 Page 15 Agenda Item 5 color from the remainder of the building. If the base portion is two (2) stories, the ground floor shall be further differentiated by fenestration and other detailing. In response, the east, west and south elevations comply with this standard by use of brick and stone accents as the primary materials, storefront windows, pergola and window awnings. The north elevation is less adorned but the base is still differentiated from the upper floors by use of materials and color. The west elevation is further detailed with the pergola -like awning over the two parking lot screens on the either side of the plaza. Y. Section 3.10.5(F)(3) — T.O.D., Building Height This standard requires that the base of the building be further differentiated from the upper floors in the following manner: Buildings greater than two (2) stories in height shall also be designed so that upper portions of the building are stepped back from the base. The adequacy of upper floor step -backs shall be determined by the extent to which they advance the following objectives: • providing pedestrian scale along sidewalks and outdoor spaces; • enhancing compatibility with the scale and massing of nearby buildings; • preserving key sunshine patterns in adjacent spaces, and • preserving views. In response, there are walkway, landscaping and light fixtures along the east, south and west elevations. The private courtyard and public plaza provide for light and sunshine. Views are provided for all units on the exterior and by the plaza and courtyard for interior units. The ground floor of the north elevation consists mostly of parking garage screens and adjoins the emergency access easement so pedestrians are not directed to travel east -west on this side of the building. While the emergency access easement causes the north side of the building to be utilitarian in nature, the parking garage screens are trimmed with stone accents. 5. Neighborhood Meeting: A neighborhood information meeting was held on July 21, 2016. A summary of this meeting is attached. In general, the project was well -received. A few comments are highlighted as follows: A. It is preferable to provide housing in Midtown to those over the age of 55 versus catering exclusively to college students. In response, the applicant has indicated that this project is modeled after a successful project in the Denver metro area and that active seniors are attracted to sites near transit, shopping and bike trails. B. Within the larger vicinity, the walkability is challenged due to the lack of pedestrian amenities, not the least of which is the attached sidewalk along South College Avenue. In response, the applicant has worked diligently with the owner of the shopping center for cross -access opportunities. C. Living on the east side of South College Avenue, and as a pedestrian, crossing College Avenue at Rutgers is uncomfortable due to the limited amount of green time for east -west travel. In response, the applicant defers to the City of Fort Collins Traffic Operations Department regarding signal timing. Item # 5 Page 14 Agenda Item 5 U. Section 3.10.5(B) — T.O.D., Character and Image — Rooflines This standard requires that: Flat -roofed buildings shall feature three-dimensional cornice treatment on all walls facing streets or connecting walkways, or a rail at the top of the wall of a usable rooftop deck, unless the top floor is stepped back to form a usable roof terrace area, A single continuous horizontal roofline shall not be used on one-story buildings. Accent roof elements or towers may be used to provide articulation of the building mass. The building features a flat roof that follows the wall plane modulations. The difference between the recesses and projections of the roofline is 4.5 feet. On the east elevation, the two wings on either side of the parking entrance are each topped with an exaggerated projection that helps signify this is the side of the building includes the main entrance. V. Section 3.10.5(C) — T.O.D., Materials and Colors This standard requires that: Predominant exterior building materials shall be high quality materials, including, but not limited to, brick, sandstone, other native stone, tinted/textured concrete masonry units, stucco systems or treated tilt -up concrete systems. All building facades shall incorporate stone, 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 the base and top of the building. As noted, materials and colors include a base of brick with stone accents and a field that is a mix of synthetic stucco and lap siding. Colors are muted and residential in character. W. Section 3.10.5(F)(1)(b) — T.O.D., Building Height This standard states that all buildings shall be limited to the maximum height allowed in the underlying zone district which is four stories. But additional height is allowed if: The development is mixed -use and contains at least one -seventh (1/7) of its total building square footage as residential use and at least ten (10) percent of the residential units are either affordable housing units for rent or affordable housing units for sale as defined in Article 5 or structured parking (underground, interior to the site or above ground), in which case the maximum allowable height shall be the base height plus two (2) stories. By placing the parking lot interior to the site or above ground as a garage and podium for upper floors, on additional story may be allowed. X. Section 3.10.5(F)(2) — T.O.D., Building Height This standard requires that the lower two stories be differentiated from the upper floors: Buildings shall have a base portion consisting of one (1) or two (2) stories. The base portion shall be clearly defined by a prominent, projecting cornice or roof, fenestration, different material and different Item # 5 Page 13 Agenda Item 5 In response, as noted, there is a second floor courtyard that is 55 feet by 120 feet (6,600 square feet) for the private use and interaction by the residents. In addition, there is a continuous walkway along the south edge that links the entire site, from east to west (and points south) that connects S. College Avenue to the MAX Station. R. Section 3.10.4(C) — T.O.D., Off-street Parking This standard requires that: Off-street parking shall be located behind, above, within or below street -facing buildings to the maximum extent feasible. No parking will be allowed between the street and the front or side of a building. As noted, with the exception of six parking spaces, there is no street frontage and all parking is located within the at -grade podium parking garage. S. Section 3.10.4(D) — T.O.D., Parking Structure Design This standard requires that: To the extent reasonably feasible, all parking structures shall meet the following design criteria: Where parking structures face streets, retail or other nonresidential uses shall be required along at least fifty (50) percent of the ground level frontage to minimize interruptions in pedestrian interest and activity. Awnings, signage and architectural elements shall be incorporated to encourage pedestrian activity at the street -facing level. Auto entrances shall be located and designed to minimize pedestrian/auto conflicts. The entrance to the podium parking faces South College Avenue and comprises only 30 feet (16.6%) of the east elevation. The balance of the frontage includes storefront windows for the leasing office and common amenity area and the windows of the dwelling units that are at ground level. The east side of the building also includes connecting walkways and pergola -like window awnings. To promote pedestrian safety and provide sight distance, the garage entrance/exit is setback from the primary building line by 45 feet from the north wing and 87 feet from the south wing. T. Section 3.10.5(A) — T.O. D., Character and Image — Articulation This standard requires that: Exterior building walls shall be subdivided and proportioned to 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. As noted, all four elevations are modulated with a symmetrical series of recesses and projections. Materials and colors are residential in character and are distributed in a consistent and logical manner. Green screens are an aesthetic solution to provide the necessary venting of the parking garage. Item # 5 Page 12 Agenda Item 5 M. Section 3.8.30(C)(E) - Multi -Family Dwelling Development Standards — Block Requirements As mentioned, the P.D.P. is within the T.O.D. On May 2, 2017, City Council passed on Second Reading a Land Use Code change that removed the exemption provided in Section 3.8.30 subsections (C) Access to a Park, Central Feature or Gathering Place, and (E) Buildings that specifically states these two standards do not apply. Spring Creek Place P.D.P., however, was submitted on July 30, 2016 and thus not affected by this recent code change. N. Section 3.8.30(D) — Multi -Family Dwelling Development Standards — Block Requirements This remaining applicable standard in Section 3.8.30 requires that multi -family development be arranged in a pattern of blocks with each block not to exceed seven acres. At least 40% of the block face must be a building, plaza or other functional open space. In response, the parcel does not front on South College Avenue so there is no typical block face along a public street. With parking located at -grade as a podium for the upper four floors, a large parking lot is eliminated thus complying with the fundamental intent of the standard. O. Section 3.10.3(A) — T.O.D., Site Planning — Building Orientation This standard requires that: Primary residential building entrances face streets, connecting walkways, plazas, parks or similar outdoor spaces, but not parking lots. Buildings are required to face all street frontages to the maximum extent feasible with the highest priority given to east -west streets that lead from transit stations to destinations. In response, the main entry faces east, toward South College Avenue, even though the parcel itself does not front onto this street. The building orientation is east -west with the west elevation abutting the MAX transit station. P. Section 3.10.3(B) — T.O. D., Central Feature or Gathering Place This standard requires that: At least one prominent or central location within each transit station area shall include a convenient outdoor open space or plaza with amenities such as benches, monuments, kiosks or public art. This feature and its amenities shall be placed adjacent to a transit station, to the extent reasonably feasible. In response, and as mentioned, the west side includes an outdoor plaza that is 35 feet by 55 feet (total 1,925 square feet) and includes landscaping, seat walls, and illumination. This plaza is open to the public in accordance with the policies of the Midtown Plan. Q. Section 3.10.3(C) — T.O.D., Outdoor Spaces This standard requires that: To the extent reasonably feasible, buildings and extensions of buildings shall be designed to form outdoor spaces such as courtyards, plazas, arcades, terraces, balconies and decks for residents' and workers' use and interaction, and to integrate the development with the adjacent physical context. To the extent reasonably feasible, a continuous walkway system linking such outdoor spaces shall be developed, and shall include coordinated linkages between separate developments. Item # 5 Page 11 Agenda Item 5 increasing the setbacks, reducing building mass or redesigning a building shape. " The applicant has provided a shadow analysis that demonstrates the shadowing caused by the structure at 9:00 a.m. and 3:00 p.m. on winter solstice and at the same times 45 days before (November 6") and after (February 41h). This represents a 90-day period by which to evaluate impacts related to building height. The results are as follows: Time • Nov. 6th 9:00 a.m. • Nov. 6th 3:00 p.m. • Solstice 9:00 a.m • Solstice 3:00 p.m • Feb. 41h 9:00 a.m. • Feb. 4th 3:00 p.m. Shadowing one-third of the mini -storage, one-fourth of the mini -storage; most of the mini -storage; most of the mini -storage; one-half of the mini -storage one-fourth of the mini -storage. It is important to note that there is no shadow cast onto any residential property. In fact, all the shadowing falls onto enclosed mini -storage which also contains a small salsa making facility, vacant land, railroad right-of-way and parking and drives. As a result, staff finds that the shadows cast by the building does not have a substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property. (2.) Privacy: "Development plans with buildings or structures greater than forty (40) feet in height shall be designed to address privacy impacts on adjacent property by providing landscaping, fencing, open space, window size, window height and window placement, orientation of balconies, and orientation of buildings away from adjacent residential development, or other effective techniques. " As noted, there are no residences within the shadowed areas. L. Section 3.6.4 — Transportation Level of Service Spring Creek Place is located in the northwest quadrant of the Rutgers Avenue and College Avenue adjacent to the MAX bus rapid transit line. This project proposes to develop 168 multi -family apartment units, with a tenant requirement of 55 years and older. A traffic study that meets the City's requirements was completed. This is an infill development with most existing infrastructure in place. Primary access to the site will be provided by Rutgers Avenue and College Avenue as well as an existing right in/ right out driveway along College Avenue. The infrastructure and resulting levels of service along College Avenue are adequate upon full buildout of the development. Because the development is infill, and located in close proximity to the MAX line, a strong focus for mobility was placed on bike and pedestrian connectivity. The development is building a multiuse path running east / west along the south edge of the site, connecting not just the development to the MAX station, but providing a wide, comfortable connection for all between the College Avenue Corridor and BRT station and trail (instead of citizens walking through the Whole Foods parking lot). This connection implements an element shown in the adopted Midtown in Motion plan. Item # 5 Page 10 Agenda Item 5 scale and proportions, form, architectural detailing, color and texture, shall be utilized to ensure that enough similarity exists for the building to be compatible, despite the differences in materials." As noted, there is a variety of building materials highlighted by the use of brick with stone accents on the lower portion and a combination of synthetic stucco and lap siding on the upper floors. These materials, with the exception of lap siding, are found to varying degrees on the nearby commercial buildings. Lap siding is typically found on residential structures and helps balance the use the stucco so no one material dominates. (5.) Windows: (a) Mirror glass with a reflectivity or opacity of greater than sixty (60) percent is prohibited. (b) Clear glass shall be used for commercial storefront display windows and doors. (c) Windows shall be individually defined with detail elements such as frames, sills and lintels, and placed to visually establish and define the building stories and establish human scale and proportion. The east elevation is the only side that has habitable space on the ground floor (common area and leasing office). Along this elevation, facing S. College Avenue, windows are detailed by use of stone sills and projecting pergola -like awnings. This is repeated on the west elevation but only on the second floor as the first floor is the parking garage. For the north and south elevations, the ground floors include green screens for the parking garage and are similarly accented with stone sills, lintels and the pergola -like awnings. For the upper floors, windows are framed with by the building modules and balconies with the exception of the stairwell windows. K. Section 3.5.1(G) —Building Height Review This standard requires a review for buildings over 40 feet in height. The five story building is 60 feet high. The purpose of this section: "...is to establish a special process to review buildings or structures that exceed forty (40) feet in height. Its intent is to encourage creativity and diversity of architecture and site design within a context of harmonious neighborhood planning and coherent environmental design, to protect access to sunlight, to preserve desirable views and to define and reinforce downtown and designated activity centers. All buildings or structures in excess of forty (40) feet in height shall be subject to special review pursuant to this subsection (G). (1.) Light and Shadow: "Buildings or structures greater than forty (40) feet in height shall be designed so as not to have a substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property. Adverse impacts include, but are not limited to, casting shadows on adjacent property sufficient to preclude the functional use of solar energy technology, creating glare such as reflecting sunlight or artificial lighting at night, contributing to the accumulation of snow and ice during the winter on adjacent property and shading of windows or gardens for more than three (3) months of the year. Techniques to reduce the shadow impacts of a building may include, but are not limited to, repositioning of a structure on the lot, Item # 5 Page 9 Agenda Item 5 • Projecting pergolas over entries and the plaza as well as balconies provide additional three dimensional relief to the four walls. • The main entry faces S. College Avenue and the secondary entrances face south and west. All are highlighted covered entry features. • The at -grade parking is vented by green screens. • The continuous shrub bed along the south edge that flanks the walkway features a green screen with a trellis and climbing vines. • The flat roof features varying overhangs that clearly define the top and contribute to the recesses and projections provided by the wall plane modules. In general, the building is residential in character using a mix of materials and forms that, although do not replicate the surrounding commercial buildings, is attractive, articulated and detailed. (2.) Section 3.5.1(C) — Building Size, Height, Mass, Scale "Buildings shall either be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures, if any, on the same block face, abutting or adjacent to the subject property, opposing block face or cater -corner block face at the nearest intersection. " There is no defined block face or opposing block face by which to draw any direct or inferred architectural character reference. As noted, however, the immediate area has undergone extensive redevelopment over the last several years resulting in new buildings that are contemporary with varying degrees of architectural embellishment. In compliance with the standard, the building, while appearing large in comparison to the immediate surrounding structures, provides vertical relief with the use of different materials and colors and horizontal relief with varying degrees of articulation the wall plane modulation. The use of brick, stone, stucco and lap siding will contribute to blending in with the materials used on other nearby commercial buildings. This combination of materials and articulation helps break down the mass of the structure. (3.) Section 3.5.1(D) — Privacy Considerations: "Elements of the development plan shall be arranged to maximize the opportunity for privacy by the residents of the project and minimize infringement on the privacy of adjoining land uses. Additionally, the development plan shall create opportunities for interactions among neighbors without sacrificing privacy or security. " Privacy for the residents is provided by the individual balconies. The common courtyard is on the second floor. Even though the building is five stories, there is no infringement on the privacy of adjoining land uses as there are no other residential dwellings in the immediate vicinity. (4.) Section 3.5.1(E) — Building Materials: "Building materials shall either be similar to the materials already being used in the neighborhood or, if dissimilar materials are being proposed, other characteristics such as Item # 5 Page 8 Agenda Item 5 • The former Valero gas station, 2025 S. College Avenue, has been demolished and a new Elevations Credit Union is under construction. This is a two-story contemporary building that stylistically complements the former Peloton Cycles. • The former Maytag Appliance building, 1801 S. College, was recently renovated and includes a mix of uses. • At 1721 S. College Avenue, the State Apartments, (formerly known as The Summit), a new four - level parking garage was been constructed in 2016 in response to the need to provide more parking. • To the west, across the railroad tracks, but connected by the bike and pedestrian overpass, is the United States Natural Resources Research Center (NRRC) which features five multi -story buildings arrayed in an office park -like fashion, each with its own parking lot (plus a one-story accessory storage building) . These buildings range in height from three to four stories (with the one exception). • Finally, although appearing to be a minor project but with high visibility, the former Discount Tire building, at 1751 South College Avenue, was severely damaged due to a blizzard. This parcel is redeveloping as two apartment buildings, two stories in height, with a total of ten units. These buildings are designed with a residential character. Overall, the general area is undergoing what could be referred to, at the Fort Collins scale, as private sector urban renewal. Buildings constructed in the 1950's and 1960's are being redeveloped on a parcel -by -parcel basis to meet today's market and investment -backed expectations. While the recent overall style is eclectic, the newer buildings are clearly an improvement and upgrade in the quality versus highway strip commercial structures constructed decades ago. The design character of the new development, while not strongly unified, can best be described as contemporary with varying degrees of accents, details and adornments. It would be unrealistic, and perhaps undesirable, for a new residential building being added into this context to replicate these newer commercial and office buildings. As such, Spring Creek Place conforms to the overall intent of the standard in that its architecture sets an enhanced standard of residential quality that not only complements the new commercial buildings but also sets a level of standard for future multi -family redevelopment in the area. The following describes the building's design features: • All facades are broken up by a series of modules defined by recesses and projections that provide a range of 4.5 to 6.5 feet of depth in the wall planes. • Brick is the primary material for the full height of the first floor and portions of the second floor on three sides. On the east (front) elevation, brick is carried up the full height of the second floor. • Stone is used as window trim and banding to accent the brick. • Synthetic stucco (one color) and lap siding (two colors) are used on the upper floors. Item # 5 Page 7 Agenda Item 5 H. Section 3.2.5 — Trash and Recycling Enclosures Trash and recycling facilities are located within the at -grade, under -podium parking lot. These containers will be hauled out to the trucks on the designated pick-up day. Section 3.4.7 — Historic and Cultural Resources The two existing structures are not designated, nor found to be eligible or potentially eligible as having any local, state or national historic significance. J. Sections 3.5.1(B - F) —Building and Project Compatibility These sections are intended to complement the Development standards for the Transit Oriented Development (TOD) Overlay Zone found in Section 3.10. (1.) Section 3.5.1(B) — General Standard "New developments in or adjacent to existing developed areas shall be compatible with the established architectural character of such areas by using a design that is complementary. In areas where the existing architectural character is not definitively established or is not consistent with the purposes of this Code, the architecture of new development shall set an enhanced standard of quality for future projects or redevelopment in the area. Compatibility shall be achieved through techniques such as the repetition of roof lines, the use of similar proportions in building mass and outdoor spaces, similar relationships to the street, similar window and door patterns and/or the use of building materials that have color shades and textures similar to those existing in the immediate area of the proposed infill development. Brick and stone masonry shall be considered compatible with wood framing and other materials. Architectural compatibility (including, without limitation, building height) shall be derived from the neighboring context. " The context and vernacular of the surrounding area is a blend of old and new. This segment of S. College Avenue represents the original highway suburban development south of the Old Town grid. As a result, commercial properties are mixed with a variety of new developments. For example: • The five story State Apartments (formerly known as Summit Apartments) was constructed in 2013 on the site of the former Johnson Mobile Home Park which was destroyed in the Spring Creek Flood of 1997. • Whole Foods and Wilbur's (formerly Montgomery Ward's), 2201 South College Avenue, was constructed in 2004 and anchors the renovated University Square Shopping Center which was originally developed in 1959. • The now -vacant Peloton Cycles building, 2101 S. College Avenue, is a part of the same original development as Spring Creek Place Apartments - Bank Center Square — and represents an extensive renovation of a bank constructed in 1971. The renovation was in 2010 and building now features an attractive contemporary design. • Floyd's Barber Shop and Radio Shack, 2109 S. College Avenue, share a building that was reconstructed in 2010. • Mattress Firm, 2107 South College Avenue, is a new building constructed in 2016. Item # 5 Page 6 Agenda Item 5 B. Section 3.2.1(F) — Tree Mitigation There are six existing trees onsite. Four will be preserved. To mitigate for the loss of two trees, two new trees will be upsized to three -inches in caliper in accordance with the evaluation by the City Forester. C. Section 3.2.2(C)(4) — Bicycle Parking With 236 bedrooms, a minimum of 236 bike spaces are required with at least 142 (60%) being enclosed or weather protected. The P.D.P. provides for 276 enclosed spaces (over 100%) and 11 exterior spaces. The high number of enclosed bike spaces is derived from a combination of racks in the garage and storage lockers for individual units distributed throughout the upper floors. D. Section 3.2.2(C)(5) — Walkways There is an east -west walkway along the entire southern property line that ties into the MAX station on the west and a corresponding walkway on the south side of Mattress Firm which allows for connectivity to S. College Avenue. Also, a walkway is stubbed to the south property line that will tie into the existing walkway on the Whole Foods property that bisects the parking and leads directly to the store entrance. In general, one of the primary attributes of the project is the proximity to variety of goods, services and the MAX B.R.T. This walkability is highlighted by a significant number of destinations all within one - quarter of a mile not the least of which is a supermarket. As noted in reference to compliance with the Midtown Plan, introducing additional dwelling units to this location contributes to the mixed -use character of the area. E. Section 3.2.2(K)(1) — Residential Parking in the TOD The required minimum number of parking spaces in the TOD is less than that required in the rest of the City. Based on the bedroom mix, the minimum required number of spaces is as follows: Bedroom Type Number Required Spaces/Unit Min. Required Studio 12 .75 9 1-b. r. 88 .75 66 2-b. r. 68 1.0 68 Total 143 The P.D.P. provides 160 spaces, 154 located at -grade under the structure and 6 surface spaces located outside the structure which exceeds the required minimum of 143. F. Section 3.2.2(E) —Solar Access and Shading Projects in the T.O.D. are exempt from this standard. G. Section 3.2.4 — Lighting There are only four pole -mounted fixtures with all other lighting being provided by wall -mounted fixtures and bollards. With the surrounding context being dominated by commercial establishments, the MAX corridor and South College Avenue, there is an abundance of exterior lighting and any impacts caused by the project's illumination on surrounding property would be minimal. Still, illumination levels are residential in character and all fixtures are fully shielded and down -directional. Item # 5 Page 5 Agenda Item 5 line. Some courtyards and gardens would open onto the promenade, often in association with multi -family apartments and townhomes. From Spring Creek Station south to Horsetooth Station, the promenade is envisioned as an elaborate space, with high quality materials and a double row of street trees as a buffer between McClelland Street/MAX line and the pedestrian/bike realm." The P.D.P. adjoins Spring Creek Station and is located at the northern -most point of the promenade. As noted, a landscaped plaza and yard is provided between the building and the MAX Spring Creek Station. The plaza is on private property but open to the public. This close proximity does not allow for the full extent of the promenade as envisioned but still allows for a single row of street trees located between the station and the landscape plaza. The potential activity associated with the plaza and the station helps fulfill the vision of the promenade. In summary, with regard to the vision, objectives and design as called for in the Midtown Plan; Spring Creek Place demonstrates compliance on all levels. The proposed density will support the significant public investment in providing transit along the City's spine. 3. Compliance with Applicable Standards — C-G. General Commercial Zone District: A. Section 4.21(D) —Maximum Height— Four Stories The maximum allowable height is four stories. The proposed building is five stories. This standard is superseded by the TOD standard that allows for one extra story for above -ground structured parking per Section 3.10.5(F)(1). B. Section 4.21(E)(a) — Development Standards — Site Design This standard requires that pedestrian -oriented outdoor spaces shall be placed next to activity areas that generate the users (such as street corners, shops, stores, offices, day care and dwellings). In response, the P.D.P. provides the aforementioned plaza next to the MAX station as well as a continuous walkway along the entire southern edge. This walkway features landscaping, seat walls and bollard lighting including a connecting walkway that ties into the existing north -south walkway that traverses the Whole Foods parking lot and leads to the front door. 4. Compliance with Applicable General Development Standards: A. Section 3.2.1(D) — Landscaping The parcel on which the building sits does not have any public street frontage. Instead, access is gained via a private access easement that was granted with the platting of Bank Center Square back in 1971. Consequently, there are no public streets along which to place street trees. Trees and shrubs are still provided, however along the entire south and west edges. These edges adjoin Whole Foods and MAX Spring Creek Station respectively. Landscaping is also provided along the east elevation in a 20-foot wide planting area but this area is limited to the north side of the parking lot entrance. Landscaping along the north edge of the building is precluded by the need to provide for a 22-foot wide fire lane; the minimum width needed to allow for staging Poudre Fire Authority aerial apparatus capable of reaching both the fifth floor and the roof. Item # 5 Page 4 Agenda Item 5 2. Midtown Plan: The parcel is located within the boundary of the Midtown Plan, adopted in October of 2013. Two key Visions for Midtown are as follows: "The vision for Midtown is that it will be a vital district, with a mix of uses and activities that serve a broad spectrum of the community. It will have a distinct identity that distinguishes it from other parts of the city, and will serve as a destination in its own right." "The MAX line will become a central spine in Midtown, just as College Avenue is. New development will be of high quality, sustainable urban form that supports a pedestrian environment and fronts onto MAX through four-sided block development." In fulfillment of these vision statements, Spring Creek Place Apartments contributes to mix of uses by providing a residential component to an area described by the Plan as being characterized by an over- abundance of commercial uses at relatively low floor -to -area and employees -per -acre ratios. The proposed apartment building would adjoin the MAX which supports a sustainable urban form and promotes a strong pedestrian and transit -oriented environment. The Plan goes on to describe the following Objectives for Achieving the Vision: "A Sustainable District: Overall, Midtown should develop as a sustainable district culturally, economically and environmentally. This means providing a framework for livability that supports living, working, and recreation in a way that contributes to a strong economy and that makes the best use of natural resources." "A Vibrant Mix of Uses: Midtown should include a rich mix of uses, and at higher densities that exist today. Housing, in the form of apartments and townhomes, should be developed to take advantage of the MAX transit system and help create more ridership for the MAX service, and to make more efficient use of land that is close to the city center." In fulfillment of these objectives, Spring Creek Place provides living opportunities along transit that is able to link residents to employment areas such as Downtown, C.S.U. and the Foothills Mall. By adding apartments next to MAX, ridership is easily provided which supports transit along the City's spine. The Plan is divided among three Distinctive Character Areas with the subject site located in the Upper Midtown — Gardens: "This area covers the northernmost portion of Midtown. A garden theme for this sub -district was derived from the close proximity to Colorado State University's demonstration gardens. New plazas and gardens should be designed to reflect a "floral" or "natural" theme that reinforces the connection to the university and its agrarian heritage." In fulfillment of the Garden Theme, the P.D.P. provides a landscaped public plaza and yard between the building and the MAX line. The Plan envisions a Grand Promenade: "Finally, a key circulation concept is to develop a "grand promenade" along the western edge of the Midtown area, abutting the MAX line. This would be constructed to accommodate bikes and pedestrians, with the anticipation that in the future many properties would orient to the transit Item # 5 Page 3 Agenda Item 5 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: C-G Enclosed Self -Storage and Vacant S: C-G Whole Foods E: C-G Mattress Firm and Vacant Building (formerly Peloton Cycles) W C-G MAX Bus Rapid Transit — Spring Creek Station and B.N.S.F. Railroad W E Natural Resources Research Center - Centre for Advance Technology The site presently contains two, one-story, multi -tenant commercial buildings that were developed as part of Bank Center Square in 1971. The building closest to S. College Avenue is now vacant but formerly housed Peloton Cycles which, in turn, used to be the University Bank. Access to the subject parcel from South College Avenue is via easements granted by this original Bank Center Square plat. 1 inch = 600 Feet Spring Creek Place Item # 5 Page 2 Agenda Item 5 PROJECT NAME SPRING CREEK PLACE PDP #160020 STAFF Ted Shepard, Chief Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request for a five -story, 168-unit apartment building on 2.2 acres. The site is located at 2105 South College Avenue, immediately north of Whole Foods, and presently contains two commercial buildings which would be demolished. There would be a mix of studio, one and two - bedroom units for a total of 236 bedrooms. There are 160 parking spaces and 276 bicycle spaces. The parking lot is at -grade and acts as a podium to support the upper four residential floors. Access would be gained from South College Avenue via an existing access easement just north of Rutgers Avenue. The applicant has indicated that the project would be oriented to active adults age 55 and older and leasing is by the unit, not the bedroom. The parcel is zoned C-G, General Commercial and located within the Midtown Plan and the Transit -Oriented Development (TOD) Overlay Zone. APPLICANT: Mr. Don Berland Berland Development Group, Inc. 13394 E. Control Tower Road Englewood, CO 80112 OWNER: Bank Center Group, LLC 2810 C.R. 54G Fort Collins. CO 80524 RECOMMENDATION: Approval EXECUTIVE SUMMARY The P.D.P. complies with the standards of Section 4.21, General Commercial zone district per Article Four and the applicable General Development Standards per Article Three. As a multi -family project, the P.D.P. complies with the vision and intent of both the Midtown Plan and the Transit -Oriented Development (TOD) Overlay Zone. A neighborhood meeting was held and the project was received favorably. Item # 5 Page 1