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HomeMy WebLinkAboutHAMLET CONDOMINIUMS AT MIRAMONT PUD - PRELIMINARY - 54-87AE - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGMEETING MINUTES PROJECT: The Hamlet at Miramont P.U.D. DATE: December 13, 1994 APPLICANT: Mr. Jim Postle, The James Company CONSULTANT: Eldon Ward, Cityscape Urban Design PLANNER: Ted Shepard The meeting began with a brief description of the project. The site is located between Boardwalk and Highcastle Drives in the Miramont P.U.D. This area is also part of the 270 acre Oak - Cottonwood Farm Overall Development Plan. As proposed, there are 18 six-plex buildings for a total of 108 multi -family units. The site was .previously approved for ?? patio homes on the Miramont Third Filing Preliminary P.U.D. QUESTIONS, CONCERNS, COMMENTS 1. What kind of units will these be? What is the selling price? A. The units will sell in the low $100,000's. They will all be two -bedroom units. There are two basic floor plans, one is considered -"traditional" and.one is designed for "empty -nesters." Finished floor area is about 1,200 square feet which does not include an unfinished basement. End units are slightly larger than interior units. 2. What about parking? Is there enough? A. There will be one garage space and one surface space per unit. Overall, there is slightly more than two parking spaces per unit which exceeds City requirements. 3. Who will maintain the common areas? Will the Miramont Association be encumbered or will there be a separate association for this project? A. The Hamlet will set up its own homeowner's association to maintain common areas within the P.U.D. 4. The price range is well below the values of the homes in the area. This project will hurt our property values. A. These are not single family homes but a totally different housing product. As a multi -family project, the Hamlet's value will not hurt your single family value because the products do not compete with each other in the market. In other areas of Fort Collins multi -family does not hurt single family house values. 5. The density is too high. There will be too many people living in too small an area. These units will look like Somerset Apartments. 6. This is a low density area. Multi -family in this area is. too abrupt a change in the development pattern. Six-plex units are not a good match for our neighborhood. 7. Is there a federal subsidy or otherwise any public assistance associated with this project? A. No, this is a market -driven project. 8. What does the balance of Miramont Third consist of? Are there any other multi -family parcels in the vicinity? A. In addition to The Hamlet, Miramont Third Preliminary P.U.D. is divided up into four distinct areas based on lot size and potential size of the home. The balance of all filings in Mir--amont Third are single family. There are two additional parcels within Oak -Cottonwood Farm Overall Development Plan which are not located. in Miramont Third Preliminary P.U.D. which could develop as multi- family. These two areas are not under the ownership of the Miramont Partnership. 9. Will Boardwalk be able to handle the additional traffic? A. a Yes, Boardwalk is classified as a collector street and will be able to handle the increase in traffic associated with new development. Boardwalk was designed to handle the traffic in the area. 10. Speeding is a problem on Lemay Avenue. What will the City do about this? A. The intersection of Lemay and Boardwalk is eligible for a traffic signal when traffic volumes warrant. It is considered premature to install a signal before conditions warrant because traffic is stopped unnecessarily. When installed, this may help slow down traffic. 11. Will there be housing around the future park? A. Yes, to the north and west, The Courtyards at Miramort has been approved. This is a single family project that features small lots sometimes referred to as patio homes. To the east, Parcel N of Oak -Cottonwood Farm is designated as multi -family or business services. As mentioned, Parcel N is not under the control of Miramont Partnership. 12. Putting multi -family on Parcel N is too much high density for our area. First The Hamlet and now Parcel N. We moved out to this area for the peace and quiet. More apartments will only mean more noise and traffic. 13. What is the density on Oak Hill Apartments? When will it be constructed? A. Oak Hill Apartments has been granted final approval for about 15 dwelling units per acre. We are not sure when the developer will begin to break ground. 14. What about the out parcel between The Hamlet and Lemay Avenue? A. This area is not a part of Miramont or Oak -Cottonwood Farm. It is owned by an individual who lives out of town. The present occupants are renters. 15. Will there ever be water in Portner Reservoir? A. Yes, but not as much as in the original Parks and Rec Master Plan due to limitations on the dam.. The dam is regulated by the State Engineer's Office. Substantial work would have to be done on the dam in order to fill the reservoir. 16. What if growth slows and you are half -way through the project? What will you do? Will The Hamlet be constructed in phases? . A. -Yes, the project will be constructed in three phases based on market demand. 17. What about Fossil Creek Parkway? What is the status? A. Fossil Creek Parkway is designated on the Master Street Plan as a collector street. The alignment is anticipated to swing south of Portner Reservoir and connect to'Lemay Avenue. The timing is dependent on the rate of growth in the area. There are discussions between the City and the developers in the area on alignment, timing, cost -sharing, and mitigation for natural areas. 18. Will there be access to Werner School from the east? A. Yes, there is a planned access to the school from Highcastle drive. This will be in the form of a pull out area that leads to a new playground entrance. Bus traffic, however, will still be served from the front of the school. 19. Will Lemay ever be widened south of Boardwalk? A. Yes, Lemay is designated as an arterial street and will be widened to four lanes, with the continuous left turn lane. The timing is such that new development will trigger the widening or the City will do a capital project independent of development. A capital project must be approved by City Council. y 20. What are the exterior materials? A. Lap siding and simulated cedar shake. 21. Will there be any garden levels or walk -outs? A. No, all above -grade construction. 22. Will the garages be enclosed or carports? A. The garages will be enclosed, no carports. 23. Will there be street trees along Boardwalk? A. Yes, there will be two inch caliper street trees. 24. The traffic signals at Harmony/Boardwalk and Harmony/Lemay do not allow enough green time for north and southbound left turns. With more development, the situation will only get worse. A. The green cycle is, by necessity, biased in favor of Harmony Road traffic due to the heavier volumes. More green time for Boardwalk and Lemay will just add congestion on Harmony Road, which is presently under the jurisdiction of State Department of Transportation. It'may be that double left turns will need to added so more cars can get through on the green arrow cycle. The City's Transportation Department is aware of this situation. 25. Will the detention pond at Lemay and Boardwalk be finished? A. Yes, the M.iramont Partnership will finish the work this Spring. 26. When will Oak Hill.Apartments begin construction? A. Oak Hill is owned by W.W. Reynolds Company. We hear that they will begin construction this Spring. 27. We Live in Oak. Ridge Village and are concerned about multi- family development on Parcel N at the northwest corner of Lemay and Boardwalk. We are aware that this -parcel is designated as a potential multi -family site on the Overall Development Plan. We are opposed to this designation. Large multi -family structures on this site would not be compatible with single story patio homes in Oak Ridge. Apartment buildings would block our view of the mountains and add more traffic to the area. A. As mentioned, Parcel N is not under the ownership of Miramont Partners. The parcel remains under the control of G.T. Land. Ate this time, we know of no development proposal on the parcel. 28. What other projects has the developer done that we may inspect? A. In Fort Collins, the developer is currently building a townhome project called Arapahoe Farms. This project, to be built in phases, consists of 72 units and is located at the corner of Harmony Road and Seneca Street. This project is not similar to The Hamlet in that an alley concept is used for the garages. The Hamlet will not feature alley access to the garages. In Lafayette, the developer is building a project called The Villages at Lafayette. This is also a townhome project located the general vicinity of South Boulder Road and Centaur Village Drive. 29. We object to the size of the structures.. The size is not compatible with the established low rise character of Oak Ridge Village patio home area. Our views to the west will be impacted.