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HomeMy WebLinkAboutHAMLET CONDOMINIUMS AT MIRAMONT PUD - PRELIMINARY - 54-87AE - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING (2)• • NEIGHBORHOOD MEETING MINUTES PROJECT: The Hamlet at Miramont P.U.D. DATE: May 24, 1995 APPLICANT: Bill Krug, KEM Homes CONSULTANT: Mick Aller, Aller-Lingle Architects PLANNER: Ted Shepard The meeting began with a brief description of the project. The site is located between Boardwalk and Highcastle Drive and is about 11.5 acres in size. The property is known as Parcel E of the 271 acre Oak -Cottonwood Farm Overall Development Plan. The proposal is for 108 condo units. Garages will be provided inside the building. The density is 9.40 d.u./acre. There will be a mix of four and six-plex buildings. Access is gained from two points on Boardwalk, not Highcastle Drive. Prices will range from $110,000 to $150,000. A community building is included. QUESTIONS, CONCERNS, COMMENTS How far into the process did the previous applicant get? A. The previous applicant, Jim Postle of The James Company, got as far as the neighborhood meeting stage. He did not formally submit an application. 2. What is the form of ownership? Are these apartments? A. These will be condos that will be sold to individuals for private ownership.. These are not apartments that are for rent. 3. Will any of the garages face the streets? A. No, we are trying to design the project so that all garages are served by internal private drives and that garages do not face the two adjacent streets. 4. Was a traffic study done for this project? • • A. Yes, and it revealed that the anticipated traffic generated by this project can be handled by the surrounding street system. There should be little impact on Highcastle due to the two access points on Boardwalk. Will there be a mix of bedrooms or will all units be two -bedroom? A. There will be a mix of one, two, and three -bedroom units. 6. How big will the units get? A. The three -bedroom units could be between 1,800 to 1,900 square feet. 7. With the garages placed within the building, how tall will the buildings get? A. We expect the buildings to be around 28 to 30 feet high. 8. The appearance is superior to what we saw last December with Mr. Postle's project. 9. I am opposed to the density. We expected that this parcel would develop as patio homes, not condos. Patio homes are single family, this is multi -family. The O.D.P. says this parcel would develop as Low to Medium Density. This project looks like high density to me. We prefer the low density. A. It is our opinion that condos are a form of medium density. The buildings will be two story in height just like single family homes throughout Miramont. The ownership is private on a per unit basis, not like apartments. High density is more like three-story apartments that are rented out by a lease arrangement. 10. The O.D.P. should be amended through a formal review process. I disagree that this is a medium density project. Compared to single family, this is a high density project. 11. I am concerned about putting 250 cars from this project onto Lemay Avenue. Lemay is a nightmare with cars speeding down the hill. It is very dangerous to exit Oak Ridge onto Lemay and adding cars on Boardwalk will just make it worse. A. Lemay is classified as an arterial street and Boardwalk is classified as a collector street. These two streets have been designed to carry more traffic than there is out there now. There is available capacity on the adjacent streets. 12. Will a traffic signal ever be installed at Lemay and Boardwalk? A. Yes, as an intersection of an arterial and collector street, a signal will be installed when warranted. 13. A signal should be installed now. 14. Will these units look like the apartments by the new Fort Collins High School? A. No, those are three-story buildings with detached garages. 15. What kind of thought process went into this project? How did the developer come up with this type of housing at this density? A. Our marketing research indicates that it is very difficult for a lot of people to purchase their first home at today's prices. Single family detached homes have risen dramatically in price in recent years and yet people do not want to rent. This product will appeal to wide range of folks looking for ownership but cannot afford traditional housing. We will be offering good housing and low maintenance obligations. In terms of density, the price of the land has quite a bit to do with how many units need to be provided in order to have a reasonable return. Finally, we want to build in a level of quality so that the units maintain their value over the long term. 16. $150,000 for a first-time buyer is not a normal situation. A. These units will appeal to folks who travel, and who desire low maintenance, or folks who do not want to live in a large house but still want a quality ownership situation. 17. Has the park site across the street be purchased yet? A. Yes, the City now owns Miramont Park. 18. I am concerned that this type of housing, at this type of density will be placed on ground that is high on a ridgeline and very prominent to the public using Lemay Avenue. This parcel should have been selected for the park site. The views along Lemay will be impacted by all these buildings. This ground should feature low density due to the prominence along the ridgeline. A. The City has a maximum height of 40 feet. Other than this restriction, there are no view protection ordinances that preserve views from public streets. Keep in mind that a sense of open space will be preserved by the future park. 19. Could the O.D.P. be amended so that three-story buildings could be placed on Parcel E? A. Such an amendment would have to go through the Planning process for consideration by the Planning and Zoning Board. 20. Why does the density have to be so high? A. Keep in mind that the City requires Oak -Cottonwood Farm O.D.P. to carry a minimum of 3.00 dwelling units per acre. Now, not every filing needs to be a 3.00 but overall, the residential portion of the 271 acre O.D.P. must not fall below 3.00 d.u./acre. This allows the developer to meet market demands with a variety of housing types at a variety of densities so that we do not end up with a homogeneous, large-scale tract of housing. There is a City policy that all types of housing be made available in all parts of the City so we do not segregate our neighborhoods by income, age, and social status. 21. The setback off Highcastle Drive looks tight. Could these buildings be setback further? A. These buildings are set back from the property line by 22 feet. These are the narrow end of the buildings and this side elevation does not include garages. Since the buildings are only two-story, this setback seems appropriate. A single family home is only required to be set back on a corner side yard by 15 feet. 22. The appearance should be the same on both sides of Highcastle Drive. The difference in scale will impact our property values. A. We are trying to make this a quality project. We do not deny that it is a different housing type. Please keep in mind that the Land Development Guidance System states that compatibility does not necessarily mean "the same as". 23. Will there be any garages facing Highcastle Drive? A. No. 24. Does the developer pay for the future traffic signal? A. No, the developer pays into a fund on a per unit basis. Signals are paid for out of this fund. 25. How can we be more effective in pressuring the City to install a signal. A. Please direct your efforts to the City Transportation Department. 26. Will the project be required to join the Miramont Homeowners Association? A. The Hamlet will definitely have its own association. Whether we join the Miramaont Association remains undecided at this time. 27. I am concerned about kids walking to Werner School from Oak Ridge along Boardwalk Drive. There is an intervening property between The Hamlet and Lemay Avenue with no sidewalk. How are kids expected to walk along Boardwalk? A. This is always a problem in newly developing areas where there are gaps due to some properties developing before others. The City Transportation Department works with the Poudre R-1 School District on an ongoing basis regarding safe access to school. It is my understanding that kids in Oak Ridge can take a bus to Werner due to the need to cross Lemay. This issue can be more fully explored with PR-1 and the City. 28. I still prefer patio homes at low density. A. If we did patio homes at low density, given the economics of the project, we would have to market them at about $250,000. There is no market for such expensive patio homes. 29. What happens on Parcel Q? A. Parcel Q is about 30 acres and is designed to act as a transition between the 50 acre shopping center and the low density residential areas of Miramont. It is master planned for business service uses, multi -family, and patio homes. It already contains approvals for multi -family, health club, church, school, and patio homes. Meeting adjourned at 8:45 p.m. NEIGHBORHOOD IMF IZAI ATION INIEETIIN Did You Rcccive vritten NOliilcltioriAddress. of this meeting? orrcc; e Address ZiD , T ,��. �� 6- ,0&-r / Yes I I No I Yesl No i � I�I —LI II _ q�- G13 I L ere, L4 oA� (J 0 �2`�a-Ql� CeO 9 -70-1.3 GC 1� i i4eIG �rf I P d Poi25-- f �I� G— Ate- 2� G CIO( o i- ( 9, � ICI I I O �Sl ( . I I III