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HomeMy WebLinkAboutMIRAMONT PUD, PHASE 3 - PRELIMINARY - 54-87M - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGNEIGHBORHOOD MEETING MINUTES PROJECT: Miramont P.U.D. at Oak -Cottonwood Farm - Office Park and Multi - Family DATE: January 10, 1994 APPLICANT: Gary Nordick - Office Park, Single Family W.W. Reynolds - Multi -Family CONSULTANT: Eldon Ward, Cityscape Urban Design PLANNER: Ted Shepard, City of Fort Collins The meetingbegan with a description of the project. There are three components to the changes of Miramont at Oak. -Cottonwood Farm. First, on Tract V of the O.D.P., southwest corner of Boardwalk and Oak Ridge Drives, the proposal is for an office park on five acres. As proposed, the office park would consist of multiple buildings ranging in size from 1,200 square feet to 10,000 square feet. Total square footage is estimated at 52,000 square feet. Second, on Tract Q of the O.D.P., at the southeast comer of Boardwalk and Oak Ridge Drives, the proposal is for 210 multi -family apartments on 14.43 acres, divided among 14, three-story buildings. Third, on Tracts B, C, D, J, and K of the O.D.P., the proposal is to revise the layout of 246 single family lots on 82 acres. This area is south of Mail Creek Ditch between Werner School and Lemay Avenue. QUESTIONS, CONCERNS, COND4ENTS 1. Will the office park have any frontage on Harmony Road? RESPONSE: No. There will only be frontage along Boardwalk Drive. 2. What will the exterior materials be for the offices be? RESPONSE: No firm decisions have been made yet. We anticipate to use brick, synthetic stucco (drivet) tile roofs. At this time, the buildings are proposed to be similar to that found in The Shores office park (Horsetooth Road and Landings Drive) and Spring Creek Medical Center (South Shields, north of Rolland Moore Park). 3. The Fairway Estates Homeowner's Association has been in contact with Mr. Nordick regarding the proposed office park. We are in support of the concept as long as it is a well -designed project. C7 Miiramont PUD at Oak -Cottonwood Farm -Office Park & Multi -Family January 10, 1994 Neighborhood Meeting Minutes Page 2 4. Will the office park be served by a public street? RESPONSE: No, the vehicular access is a private parking lot drive aisle with perpendicular parking, it is not a public street. 5. Does the Oak -Cottonwood Farm O.D.P. allow multi -family on Tract Q? RESPONSE: Yes, the approved O.D.P. designation allows for multi -family. An O.D.P. amendment is not required for the multi -family. 6. Will the multi -family project necessitate the moving of the irrigation pond along Boardwalk Drive? RESPONSE: No, the pond is a given and will remain as is. 7. Is the multi -family .in compliance with City policies? RESPONSE: Yes, the proposed density is supported by performance on the Residential Use Chart of the L.D.G.S. The multi -family will also buffer the single family area from Harmony Market shopping center.. 8. We live in Oak Ridge. Many of us live close to Lemay Avenue. We are very concerned about the northwest corner of Lemay and Boardwalk, south of the retirement facility. This area is designated as multi -family. We are concerned about views to the west and our property values. Do your single family buyers know that this area could develop as multi -family? RESPONSE: This tract is not part of the proposed developments being discussed here this evening. It is not under the ownership of either Gary Nordick or W.W. Reynolds Company but remains under the ownership of Oak Farm Inc. (a subsidiary of G.T. Land). In the Nordick/Neal Partnership sales office, this tract is shown to be multi -family. Please keep in mind that the corner of a collector and arterial, next to a potential neighborhood park, is probably an appropriate location for multi -family. When this property develops, there will likely be another neighborhood information meeting. 9. What about the park site? Is the park a reality? RESPONSE: The City's Park and Recreation Department is actively pursuing acquisition for a park on Tract D. The park site would be about nine acres in size. The acquisition would have to be approved by the City Council. 17 • 11 Miramont PUD at Oak -Cottonwood Farm -Office Park & Multi -Family January 10, 1994 Neighborhood Meeting Minutes Page 3 10. What happens if the City does not buy the park site? RESPONSE: The Parks and Recreation Department would probably look for a site elsewhere in the general area. Don't forget that the City owns the Portner Reservoir site and is holding it for a future community park. 11. Why are offices being considered on Tract V? RESPONSE: This piece is a leftover from what was once a larger church site. It is our opinion that small scale offices are ideal for professional services. Residential scale offices make for a transition in intensity and are considered to be attractive. Also, offices are quiet on evenings and weekends. 12. Who would be the potential tenants in the office park? RESPONSE: We anticipate professional services, consultants, accountants, etc. 13. What will the average rent be for the apartments? RESPONSE: Average monthly rent is estimated to be $750 for a two -bedroom apartment. 14. What about lighting? Fairway Estates is in the County and does not have streetlights like on City streets. We are concerned about lighting and impacts on our neighborhood. RESPONSE: We are prepared to do low level lighting. This can be done by using under -soffit lighting on the buildings and down -directional fixtures on the poles. These down -directional fixtures have "sharp cut-off' type lights so there is less diffusion. It is our experience that City streetlighting will be brighter than private security lighting. 15. What is the maximum height of the apartments? RESPONSE: The apartments will be three -stories in height. The maximum height allowed in the City is 40 feet which will not be exceeded. 16. What is the density? RESPONSE: The density will be about 16 dwelling units per acre. This is roughly comparable to Courtney Park apartments at the northeast corner of Harmony and. Lemay. 17. As Oak Ridge residents, we are not as concerned about the proposed multi -family apartments. Rather, the potential of multi -family on Tract A, northwest corner Lemay Miramont PUD at Oak -Cottonwood Farm -Office Park & Multi -Family January 10, 1904 Neighborhood Meeting Minutes Page 4 and Boardwalk, south of the retirement center, will impact us directly. We are opposed to this tract developing as multi -family. This site is too close to Oak Ridge which is an upscale low density neighborhood. Multi -family would block our views and intrude on the scale of the neighborhood. RESPONSE: Again, this tract is still owned by G.T. Land. Please be cautioned, however, that the corner of a collector and arterial is generally regarded as an appropriate location for multi- family. By being on the perimeter of the square mile section, the traffic associated with multi- family does not have to impact the single family areas that are on the interior of the section. Also, the City policies support mixed housing types and a mix of residential densities in all sections of the community. 18. What is the O.D.P. designation on Tract N? RESPONSE: This tract is designated as "Multi -family and Business Services." 19. As residents of Oak Ridge, we are opposed to these City policies on mixed densities. Multi -family next to Oak Ridge will have a negative impact on our property values. 20. What is the potential build -out on the balance of Tract Q? RESPONSE: Our best guess is that this will build -out in non-commercial uses. Most likely, it will develop as townhomes, patio homes, or some form of moderate to high density residential. 21. Why is there no street connection over to Werner School? RESPONSE: At one time, we proposed a local street connection to Mail Creek Drive. However, due to citizen input, this street was deleted in favor of a bicycle/pedestrian connection, combined with a drop-off on the east side of the playground. The principal of Werner agrees that a drop=off on the east is a good idea. 22. Is the Patio Home project in Miramont still a reality? RESPONSE: Yes, this area (south of Boardwalk) has been approved as a Preliminary P.U.D. but we are holding off on submitting for Final P.U.D. until we feel market conditions are right.. 23. The multi -family areas, combined, will result in too much traffic congestion. RESPONSE: As each phase develops, a traffic impact analysis will be required to be submitted to the City's Transportation Department. Miramont PUD at Oak -Cottonwood Farm -Office Park & Multi -Family January 10, 1994 Neighborhood Meeting Minutes Page 5 24. Traffic through neighborhoods is undesirable. We have read where some cities are erecting barricades to keep down traffic and help reduce crime. RESPONSE: We do not feel we have that magnitude of a problem in Fort Collins. (We have read these same articles. Construction of barricades appears to be most prevalent in older cities that have an expansive grid system where streets run for several miles. In southern Fort Collins, we have a more curvilinear street system where one or two collector streets (Boardwalk, Keenland, Oak Ridge) serve a neighborhood and only arterials (Lemay, Harmony, Timberline) run for a distance of greater than one mile. 25. What will be the lot sizes in single family area? RESPONSE: Lot sizes will run between 6,600 and 8,000 square feet. 26. What about crowding at Werner School? RESPONSE: Apartments will generate fewer students than single family. Poudre R-1 has purchased a school site east of Timberline Road adjacent to the school site which would likely serve the Werner students who presently live east of Lemay. It is not known when Poudre R-1 will build a new elementary school on this site. 27. What is the likely land use on Tract L? RESPONSE: This site is "orphaned" by topography and natural features. As a result, it will probably be the last parcel to develop. Our guess at this time is that it will likely be low density residential. 28. There is a natural low point on Tract N at the northwest corner of Lemay and Boardwalk which always seems to have water. Is this water adjudicated to a water user? RESPONSE: This area will be a permanent detention pond. The water in this area is not adjudicated. 29. Who owns the out parcel along Lemay? RESPONSE: This parcel is owned by a doctor in Denver. It is not a part of Oak -Cottonwood Farm. 30. What are the price ranges for the single family lots? RESPONSE: In "Miramont Estates" the lots will be large, around 15,000 square feet with 100 feet of lot width. In today's market, homes on these lots could range from $275,000 to Miramont PUD at Oak -Cottonwood Farm -Office Park & Multi -Family January 10, 1994 Neighborhood Meeting Minutes Page 6 $350,000. In "N iramont Valley" the lots will be around 7,000 square feet and have less lot width. Homes on these lots will range from $150,000 to $180,000. 31. What is the estimated time frame for build -out? RESPONSE: It is difficult to predict but we estimate five years. 32. Will there be a signal at Harmony and Hogan? RESPONSE: The Harmony Road Access Control Plan would allow a signal to be installed at this intersection. The likelihood, however, of this intersection being signalized depends on J.F.K. Parkway being extended south to Harmony Road and aligning up with Hogan. Harmony Road is under the jurisdiction of Colorado Department of Transportation as a state highway.