Developers present concept for senior 55+ building and separate commercial space at Broadway; commission offers design and parking feedback

Northpointe Development Corp. presented a concept at Monday's meeting for a phase‑2 project near East Broadway that would add a 55‑unit age‑restricted (55+) multifamily building and separate commercial space fronting East Broadway (Case 2-003-2025). The project team said earlier phases are more than 70% occupied and that demand has been strong.

Project representatives described the residential building as four stories with primarily one‑bedroom units (42 one‑bedroom units and 13 two‑bedroom units were cited) and 42 underground parking spaces plus 22 surface stalls (64 total). Staff noted the total generates a parking deficit of roughly 25 stalls using typical city standards; applicants asked the commission to consider reduced parking given the age‑restricted nature of the building and proximity to transit and shared amenities. The team also said they intend to pursue low‑income housing tax credits through the state program (project concept submitted to the state agency) and reported committed county financing; the applicant stated a multi‑year use restriction would be placed on the project if tax credits are awarded.

Design discussion focused on massing and the relationship to the existing Broadway Lofts across the street. Staff and several commissioners suggested additional step‑backs or corner articulation to reduce the appearance of a continuous four‑story wall facing the private drive. Commissioners also asked for clearer demonstration of usable green space (staff noted typical green‑space targets near 30%) given wetlands and no‑grading setbacks that limit buildable area on the west side of the site. The applicant noted buildable area is constrained by wetlands; the design locates surface parking to the north and underground parking accessed from the south, with a hammerhead turnaround for fire access.

Commissioners requested additional information on parking counts, examples from comparable senior projects (applicant offered to provide data from other age‑restricted developments), possible shared parking with phase 1, EV charging infrastructure (applicant listed two planned charging stations and said rough‑in for more was possible), ADA‑compliant outdoor space, stormwater treatment options and the structural implications of planned rooftop photovoltaic systems.

Staff said project concept materials will be refined and that, as part of future submissions, the applicant should include explicit green space calculations, final parking justification, stormwater design and any required access easement documentation. The commission provided largely positive initial feedback and invited the applicant to return with more detailed materials during the GDP/PL process; no formal vote was taken on the concept.