Bigos Management requests amendments to the planned development zoning district, PD-739, to allow construction of a 61-unit apartment building on Block 9 and 114-unit apartment building on Block 10, Legacy of Apple Valley North. The subject properties are located on the northeast and northwest corners of 153rd Street and Fresco Terrace, south of Kelley Park.
The petitioners have revised their plans submitted May 2017 by reducing the number of units in each of the buildings and the height of the building on Block 10. The proposed densities now match the maximum densities outlined in PD-739 and no longer exceed 48 units/acre. In addition, the building on Block 10 was revised so that it is four stories tall on the west end and three stories tall on the east end. The reduced height from five stories to three stories will help to make the building on Block 10 more compatible with the Orchard Pointe townhomes to the east and southeast and Legacy Square Townhomes to the south of the site.
The availability of surface parking remains the biggest outstanding item for the development. The petitioners propose to provide additional underground garage parking spaces to make up for the surface space shortfall. Staff is concerned that residents will prefer to use the surface spaces which could make parking spaces at Kelley Park unavailable and require additional police resources to monitor overnight on-street parking.
Block 9: Block 9 is located west of the landscaped boulevard of Fresco Terrace. Block 9 is currently zoned PD-739, Zone 2, which requires buildings with a mix of uses. Bigos Management plans to construct a four-story 61-unit apartment building with a 1,100 sq. ft. "live/work" space on the first floor that will provide office area, conference room, lounge and restrooms. The "live/work" space will be available to rent by residents and the public and, along with the apartment units, will meet the "mixed-use" requirements of Zone 2. The space is intended to support home-based and entrepreneurial businesses.
At 61 units, the building would have a density of 47.8 units/acre. The site plan shows that 32 off-street surface parking spaces and 28 on-street spaces will be available for a total of 60 surface spaces available; 64 surface parking spaces are required for the apartments and the live-work space. The petitioners will provide additional garage spaces to make up the four-space surface parking shortfall. Sixty-four (64) spaces will be provided in the garage; a minimum of 61 garage spaces are required. The petitioners state that this will allow some of the units to have the equivalent of a two-stall garage.
The petitioners propose to reduce the depth of the majority of garage parking stalls from 20' to 18'. Of the total 64 parking spaces, 39 (61%) would be 18' long, 8 (13%) would be 19' long, and 17 (26%) would be 20' long.
Block 10: Block 10 is located east of Fresco Terrace and is currently comprised of two parcels. The lots will need to be replatted to a single lot for construction of the single building. The replat will be reviewed by the City Council in the future. The property is zoned PD-739, Zone 3, which allows townhouses, multiple family apartments, condominiums and assisted care facilities. The petitioners plan to construct the building with four stories on the west side and three stories on the east side. Earlier plans proposed a five-story building on this site, but the building was scaled back to better integrate the building with the townhomes and condominiums to the east and southeast of the site. A six story building would be permitted by the zoning district.
At 114 units, the building density is proposed to be 46.3 units/acre (48 units/acre maximum). With 44 surface parking spaces and 28 on-street spaces, residents of Block 10 will have 72 surface parking spaces available; 96 surface parking spaces are required. The petitioners plan to address the parking shortfall by providing additional underground garage spaces. At 136 garage spaces, 1.2 garage spaces/unit are proposed. Only 114 spaces or 1.0 spaces per unit are required. The petitioners state that the 24-space surface parking shortfall can be addressed through the underground garage spaces.
The petitioners are proposing to reduce the depth of the majority of the garage parking stalls from 20' to 18'. In addition, 15 of the 136 spaces (11%), are proposed to be compact stalls with stalls reduced from 20' to 18' long, and width reduced from 9' to 8.5'. Of the 136 spaces, 87 (64%) are proposed to be 18' long, 34 (25%) are proposed to be 20' long, and 15 (11%) are the compact spaces. The requested "compact" spaces are consistent with previously approved compact parking spaces in the Parkside Village Galante building.
Requested Zoning Amendments: The petitioners request the following zoning amendments:
- Allow reduced building setbacks from 15' to 10'.
- Allow compact parking stalls in the lower level garage in Block 10 with 15 of 136 spaces that are 8.5' wide, rather than 9.0' wide.
- Allow reduced parking stall depth from 20' to 18' and 19' in the underground garages.
- Use excess garage parking to make up for surface parking shortfall.
- Use of metal panels for an exterior building material.