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HomeMy WebLinkAboutONE BOARDWALK PLACE - MOD. OF STAND. - MOD120003 - CORRESPONDENCE - CORRESPONDENCE-NEIGHBORHOOD MEETING24. 1 think you need more parking. The park users park on Boardwalk and I would hate for your tenants to take up all the available parking. 25. 1 would prefer that your project be for sale, not for rent and that you have less units and upgrade the quality. 26. You do not have any garages unlike The Hamlet. This will result in your project looking like a rental project. 27. Have you selected a contractor yet? A. No, we have not but plan on interviewing several local contractors. 28. I'm concerned about spillover parking. You should take a look at all the park users who park on Boardwalk on weekends, especially during youth soccer games. A. We will see what we can do about adding some more parking spaces. 29. 1 prefer that you go up one story and provide tuck -under parking like The Hamlet and then sell as condos in the low to mid-$200,000 range. This project should be more upscale in order to blend in. In general, the fact that this is a rental project concerns me. 30. Will there be more meetings? A. Yes, there will be an Administrative Hearing with the Hearing Officer for the Request for Modification to the density to allow 24 units versus 20 units. Then, if that Modification is approved, there will be another public hearing for the Project Development Plan. F A. We are aware of your concern. As you know, the site is zoned L-M-N which allows up to three story buildings and allows a single phase in a multi -phase development to be as high as 12.0 dwelling units per acre. We intentionally kept the buildings to two -stories in order to blend in with Miramont. And, we think the addition of four units can be accommodated without the appearance of high density. 17. You are asking for too much density. I prefer the Serrano project. A. The Serrano project was not financially feasible at 18 units. Each unit would have to be priced at about $400,000 which would have not been supported by the market. 18. I'm hearing the concern about rental versus condo. But even if the units were condos, an investor could buy one and still rent it out. Right? A. Yes, that's correct. 19. Would you remain an owner? A. It's possible but I have not decided yet. 20. When do you finalize the site plan? A. We plan on submitting first for our Request for Modification to allow the four additional units. After that issue has been determined, we will finalize the site plan at the time we submit our full Project Development plan to the City. 21. Will there be any public subsidy associated with this project? A. No, this will be a market rate project. 22. We live to the south. Could you move the parking lot away from the south part of the site? A. The parking is designed to be screened from view from The Hamlet and the two public streets. There is Mail Creek between our project and the single family homes to the south and we are providing a 53 foot set back along our south property line which should allow for a landscape buffer. As you know, our site sits lower than the properties to the south of Mail Creek. 23. I'm concerned about noise. The less dense, the less noise. 4 9. That does not seem like enough parking. I'm concerned that your residents or guests will park in The Hamlet or out on Boardwalk Drive. A. With 24 proposed units, there will be 48 spaces or two per unit. We don't want spillover parking either and we can look for ways to provide more parking. 10. Are these units for rent or for sale? A. At this time, we are planning for these units to be for rent. If the market indicates that these units could be sold, then we will look at selling them as well. 11. What are the rental lease rates? A. We are looking at roughly $500 per bedroom or $1,000 per unit. 12. If you sold them, what would be the selling price? A. We estimate that these units would be comparable to the condos in Sidehill (northeast corner of Drake Road and Timberline Road) which range from $145,000 to $165,000. 13. Why are you seeking a density increase? A. We think the site can support 24 dwelling units and still be provide for a high level of quality. The density is in the middle between The Lodge and The Hamlet and provides a sensible transition. We think this is a reasonable density for a project located along a busy arterial street. 14. Would you set up an H.O.A. and management company? A. Yes, we are anticipating an H.O.A. to manage the common areas. 15. Are you concerned about F.H.A. loans? A. No. 16. 1 disagree that this parcel is a transition area. It was originally supposed to be more like The Hamlet. Now it's denser than The Hamlet and it looks like it will be a rental project, not an ownership project. The unit sizes are smaller than either The Hamlet or The Lodge. M 3. 1 am a representative of The Hamlet H.O.A. and I have been contacted prior to this meeting by numerous residents. We are concerned that our east driveway does not get used by either the construction crews during construction or by residents after they move in. Our drives and parking lots are private and we will not tolerate any trespassing or illegal parking by non -Hamlet residents. Anyone illegally parking in our parking lot will be towed. A. We understand your concerns and we will require our construction crews not to use your driveways or parking lots. We think we have sufficient parking on our site so that there will not be any spillover parking into The Hamlet. 4. We are also concerned about construction debris and trash. We do not want to be picking up after your contractors. A. We understand how that would be an inconvenience. Our project manager will have the authority to make sure that contractors keep a clean site. 5. You will need to provide a dense landscaping screen along our (The Hamlet) east property line so that your project is buffered from The Hamlet. A. We plan on placing a generous amount of landscaping along our shared property line for that very purpose. 6. I'm concerned about the noise and disruption caused by new construction. How soon would you begin construction? A. We estimate that construction will begin late summer or early fall. We hope to finish up by mid -April of next year. 7. 1 live in The Hamlet and would appreciate as much screening from the construction activity as possible, especially erosion control. A. We are required to provide erosion control barriers by the City. Keep in mind that all underground utilities are already in place by Serrano so this will minimize the disturbances caused by excavation and overlot grading. And, as you know, most of the concrete slabs have already been poured. So the new construction will be above ground only. 8. Could you state again how much parking will be provided? A. We will be providing 48 parking spaces. 2 NEIGHBORHOOD MEETING SUMMARY PROJECT: One Boardwalk Place, P.D.P. and Request for Modification of Standard DATE: March 7, 2012 APPLICANT: Mr. Rodney Arndt, One Boardwalk LLC CONSULTANTS: Ian Schuff, Aller-Lingle Architects Jim Birdsall, the Birdsall Group CITY PLANNER: Ted Shepard, Chief Planner, City of Fort Collins The meeting began with a description of the proposed project. This project was formerly known as Serrano Townhomes and was partially developed and is located at the southwest corner of South Lemay Avenue and Boardwalk Drive. As Serrano Townhomes, the project consisted of 18 dwelling units (six 3-plexes) on 2.29 acres for a residential density of 7.86 dwelling units per acre. As now proposed under new ownership, the project consists of 24 dwellings (three 8-plexes) on 2.29 acres for a residential density of 10.48 dwelling units per acre. The units would range in size from 1,000 to 1,100 square feet and feature two bedrooms and two baths. The three buildings would be two -stories in height. The parcel is located in the Low Density Mixed -Use Neighborhood (L-M-N) zone district. The proposed project includes a Request for Modification of Standard to increase the density from the allowable maximum of 9.00 dwelling units per acre to the proposed 10.48 dwelling units per acre. This would allow the project to gain four units from 20 to 24. QUESTIONS, CONCERNS, COMMENTS 1. With regard to your open space, does the 58% include the parking lot? A. No. 2. How many trees will you provide? A. We will provide the same number as Serrano but they will be reallocated in a different manner.