HomeMy WebLinkAboutOAKRIDGE CROSSING (AFFORDABLE SENIOR HOUSING) - PDP - PDP160009 - REPORTS - (28)Bicycle Parking: Alternative Compliance
The Fort Collins Land Use Code requires a significant number of bicycle parking spaces
for residential and commercial projects. Because Oakridge Crossing is a Mixed Use
community, containing both apartments and commercial space, bike parking is required
for the residential component and the Commercial component.
Multi-Family Requirement for Oakridge Crossing (based on bedrooms)
135 total bike parking spaces
The code requires that 60% of the spaces be in enclosed or interior spaces, with 40% of the
spaces outdoors.
If the code was adhered to the breakdown would be:
• 81 interior spaces
• 54 exterior spaces
Commercial Requirement: PROJECT MEETS REQUIREMENT
The commercial space requirement for bike parking is 1 space per 4.000 square feet, with a
minimum of 4 spaces. Twenty percent (20%) of these spaces should be designated as
interior spaces, with eighty percent (80%) outdoors.
Proposed Multi-Family Bicycle Parking
Oakridge Crossing Requests:
Enclosed spaces: 65
Exterior spaces: 13
Total: 78 This number represents 58% of Code spaces.
Oakridge Crossing is requesting an alternative bicycle parking plan that deviates from the
plan outlined in the City’s Land Use Code, for the following reasons:
Demographics:
The multi-family component of Oakridge Crossing consists of small, well designed,
functional apartments for independent seniors, age 62 and older.
Our experience in developing and/or managing similar independent senior communities in
Colorado has revealed that older seniors are not avid bike riders. Reasons:
• Our seniors must be 62 or older, with an average age in the 70’s
• Lack of agility
• Decreased balance
• Fear of falling
• Concerns about potential injury
• No surplus income, can’t afford a bicycle
We have been told that Fort Collins seniors are different and many embrace cycling for
recreation and exercise. We hope that is the case and we are including a total of 78 bike
spaces.
Our request for reduced bike parking is reinforced by the experience of a Fort Collins
affordable senior property known as DMA Plaza. This 126 unit apartment, located at 300
Remington Street, Fort Collins, CO, 80524, provides housing for younger seniors, as
residents can qualify beginning at 55, seven years younger than Oakridge Crossing
resident.
A conversation with Laurie, the Property Administrator, on Wednesday, May 18, 2016
revealed that while there are no interior bike racks, 6 or 7 residents store bicycles in their
apartments. There is an outdoor bike rack, which according to the Administrator could
hold 12 to 15 bikes, and while it is used, the Administrator said that, “it is never full”. The
Administrator stated that she has never had a request for any additional bike parking. This
senior residents bike utilization matches our experience with the 6 other affordable senior
properties we manage.
Alternate Transportation
If the major justification for bicycles for senior’s 62 years of age and older is to provide
transportation for grocery shopping, doctor visits, restaurant visits, etc., Oakridge Crossing
offers other sources of transportation that are safer, more reliable and are not dependent
on good weather. These are:
• ZIPCAR’s (which will be located on the property)
• Uber
• Transport bus service
• Dial-a-Ride
• SAINT
Land Use Requirements:
In addition to bicycle parking requirements, the Fort Collins Land use Code has other
requirement. Many of which impinge on the space available for bike parking. For
example:
• Vehicle parking requirements
• Landscape requirements
• Open space/Park land requirements
• Water detention requirements
• Fire Department requirements
All of these requirements, important and essential to a successful project, can be in conflict
with land area needed for bicycle parking.
Senior Amenities:
Oakridge Crossing will provide extensive senior amenities within the building. These
amenities require space that could be set aside for interior bicycle parking. Our experience
has proven that the following amenities are highly desired by seniors, but take up space
that could be used for excessive bike racks:
• Great room with large screen T.V.
• Arts & Crafts Room
• Physical Fitness Center
• Billiard Room (pool hall)
• Library/Game Room
• Computer Area
• Community Kitchen
It would be irresponsible to eliminate or reduce these amenities for bike racks that based
on our experience, would stand empty and take up much needed space.
Conclusion:
• Oakridge Crossing proposes to provide 58% of the bike parking spaces outlined in
the Land Use Code.
• Oakridge Crossing’s senior residents, 62 years of age and older, may be more senior
than other Fort Collins senior properties
• All seniors living at Oakridge Crossing must be age qualified
• Oakridge Crossing is not a facility that allows “roommates”
• Alternative transportation is available
• Project amenities should not be reduced to provide bike racks