HomeMy WebLinkAboutTHE LODGE AT MIRAMONT PUD - PRELIMINARY - 54-87AP - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING (2)SECOND NEIGHBORHOOD MEETING MINUTES
PROJECT: The Lodge at Miramont, Preliminary P.U.D.
DATE: May 1, 2000
APPLICANT: Mr. Mike Sollenberger, S.D.C.
Mr. John Sollenberger, S.D.C.
CONSULTANTS: Mr. Matt Rankin, Vaught-Frye Architects
Ms. Shirley Serna, V-F Ripley Associates
CITY STAFF: Ted Shepard, Chief Planner
Basil Hamdan, Stormwater Engineer
The meeting began with a description of the changes made in the plans since the
first neighborhood meeting back in February, 8, 2000. These include the deletion
of two buildings, a reduction in the number of units from 132 to 108 and the re-
arrangement of buildings so that a portion of the middle of the project features
only one story structures. There are nine residential structures (formerly 11) and
one clubhouse. Other changes include pulling the perimeter buildings back away
from the edges such as Miramont Park and Lemay Avenue.
Unless otherwise noted, all responses are from the applicant or the consulting
team.
QUESTIONS, CONCERNS, COMMENTS
The revised plans looks better than the previous. I am still concerned
about spillover parking. Have you provided enough parking for residents
as well as guests?
A: Yes, we have met the City's requirements for providing parking. We have
a total of 191 parking spaces for 108 dwelling units. We have 36 spaces
in attached garages, 36 spaces in detached garages, and the balance are
surface spaces.
2. You are still showing the curb cut on Lemay. Will this be for ingress and
egress or restricted to emergency access only?
A: This will be for the required second point of access needed by Poudre Fire
Authority. It will be secured so it can't be used by the general public.
3. I am concerned about kids from Oak Ridge having to walk over to Werner
School. If these kids are on the north side of Boardwalk, they will have to
cross the driveway entrance to this project. This could be a dangerous
situation.
A: Yes, the sidewalk crosses the driveway entrance where the kids will have
to look for cars, as they would at any driveway that intersects a sidewalk.
Fortunately, the starting time for school does not coincide with the peak
time of the roadway so this may reduce the potential conflicts.
4. Is the Lemay/Boardwalk intersection still eligible for a traffic signal?
Response from City: Yes, as a the intersection of an arterial and collector,
a traffic signal will be installed when warranted by established criteria.
5. Will there be any two-story units or will they all be "flats?"
A: They will all be flats.
6. What are the sizes of the units:
A: The smallest will be one-bedroom units at 802 square feet. We will also
offer a two-bedroom, or a one-bedroom with den, at 1,215 square feet.
7. Will the project be built in phases? What is your construction schedule?
How much of the landscaping will be installed with the first phase? What
are the sizes of the trees that you are showing?
A: All of the site work will be done initially. This includes installation of all
underground utilities, grading and storm drainage improvements. The
perimeter landscaping will be installed with the first phase. Trees are
required to be no less than two-inches in caliper. We plan on building
three structures in the southwest corner with the first phase. Subsequent
structures will be built based on demand.
8. What are the City's minimum parking requirements? Do you just meet
these minimums or do you provide guest parking?
Response from City: One bedroom units must be provided with a
minimum of 1.5 spaces. Two bedroom units must be provided with 1.75
spaces.
A: There will be 72 two-bedroom units which requires 126 spaces. There will
be 36 one-bedroom units which requires 54 spaces. Overall, 180 spaces
are required. We are providing 14 extra spaces for a total of 194 parking
spaces.
9. It appears that the water feature has shrunk since the last plan. It looks a
lot narrower at the south end. What is the difference in the size of the
water feature since last time?
A: Yes, the water feature is little smaller than before. The width dimension at
the south end has been reduced by about one-hundred feet.
10. Would the City consider eliminating the on-street parking on the north side
of Boardwalk between Lemay and driveway entrance to this project?
Response from City: We will investigate this with Traffic Operations
Department.
11. Does the driveway entrance align with the driveway for the Hamlet on the
south side of Boardwalk?
A: Yes.
12. What about the vacant parcel at the southwest leg of the Lemay and
Boardwalk intersection? Where will that parcel take access?
A: Response from City: This site will take access with a shared driveway
with the Hamlet. This is the same driveway on the Hamlet's east property
line that will align across Boardwalk with the Lodge driveway.
13. So, there will more traffic at these driveways onto Boardwalk than just
what is anticipated for The Lodge?
Response from City: Yes.
14. Can we get traffic calming devices on Boardwalk?
Response from City: We will forward this request to Traffic Operations.
They have a traffic calming procedure for neighborhoods before devices
are installed.
15. Can a new road swing down from Oak Ridge Drive on the north to serve
this property? That would alleviate traffic on Boardwalk.
Response from City: There is no available property for such a road. Keep
in mind that Miramont Park would be impacted by such a road.
16. We are going to need a crossing guard at Lemay/Boardwalk for kids going
to Werner School.
Response from City: This request will be forwarded to the City's
Transportation Planning Department which administers the Safe-Route-to-
School Program.
17. What about sight distance obstructions at the driveway entrance? We
don't want any blockage so drivers exiting the site can see the kids on the
sidewalk.
A: We agree. We will make sure that building placement and landscaping is
designed to not block the driver's view of kids on the sidewalk.
18. Where was the architectural perspective taken from?
A: The photo was taken from the east side of Lemay outside the fence Oak
Ridge perimeter fence. The photo was then used as a background on
which the buildings were superimposed.
19. Can Poudre Fire navigate the internal streets?
A: Yes, we will provide the minimum require turning radii for the Poudre Fire
Authority. Also, the buildings will be equipped with an automatic fire
extinguishing system.
20. Will the emergency second point of access be paved?
A: Yes.
21. I do not like the height of the three-story buildings. Such buildings are out
of scale with the neighborhood.
A: Keep in mind that there is only six inches in increased height over what we
originally had with the 88 two-story buildings last year.
22. Yes, but the height of the roof and the mass of the roof over a larger
building will be larger and more imposing than that original submittal.
23. I am concerned about the safety of the water feature. With kids in the
neighborhood, and the natural attraction to water, will the pond be fenced
for safety?
A: We were not planning on fencing the pond but we have made no final
decisions yet.
Response from Basil Hamdan: The Stormwater Utility will require that the
pond feature a shallow shelf for a minimum distance from the waters
edge. This is a safety feature. We do not allow sheer drop-offs in
stormwater detention ponds.
24. The three-story buildings along Lemay will look like apartment buildings.
This is going to be an unattractive addition to our neighborhood.
A: Yes, the buildings are three-story but keep in mind we are using quality
materials with architectural details so our buildings will not look like
Miramont Apartments.
25. I am still concerned about the shrinking water feature. It looks like the
developer just wants to cram as many buildings in as possible.
A: Keep in mind that by necessity, the pond will be larger than what it is now
in order to detain the additional volumes generated by the project. The
exact size and shape have not been engineered yet.
26. The way I see it, the developer is trying to minimize the impact of the
project by falsely calculating the density. The project is not 9.5 acres
because such an acreage includes going to the centerline of the adjacent
streets. If re-calculated by deleting the streets, the site is about 7.7 acres.
Then if you take out the water feature, the true size of the site is only
about 6 acres. Factoring the number of dwelling units over only 6 acres
makes the true density go up.
Response from City: We will use the 7.7 figure as the gross acreage on
which calculate density. The water feature is contained on private
property. Therefore, it is included in the gross acreage.
27. Does the site carry a burden of providing a minimum number of units so
the O.D.P. comes out as originally approved?
Response from City: No, the O.D.P. only requires that the land use be
multi-family or business services. Otherwise, an amendment would be
needed.
28. The pond will breed mosquitoes.
A: Our plan is to provide aeration to the pond so it does not become
stagnant.
29. Yes, but will you aerate at night?
A: Don't know at this point.
30. Will there be elevators?
A: Not at this time but if our market becomes senior citizens, then we may
consider elevators.
31. Would the cost of elevators force you to increase the number of units?
Would elevators raise the roof line?
A: Good questions. The answer to both questions is no.
32. Will drainage from this site be routed through Oak Ridge?
Response from Basil Hamdan: Yes, stormwater will be detained in the
water feature and then released at the historic rate, which is calculated to
be the "two-year" storm. Flows are then routed into the existing swale that
runs along the north side of Keenland. Flows are then routed into the
existing detention pond in Oak Ridge next to the Union Pacific railroad
tracks.
33. Will our Oak Ridge pond be impacted by this new drainage?
Response from Basil Hamdan: No, The Lodge storm flows will be
detained on their site so the Oak Ridge pond will not need additional
capacity.
34. The Oak Ridge pond fills to capacity very quickly. I am concerned about
the capacity now even without this new development.
Response from Basil Hamdan: Yes, we know. The pond drains the entire
Oak Ridge Business Park and was undersized. It is designed to overtop
the railroad tracks before backing up and impacting homes.
35. Traffic on Boardwalk will be a mess. Residents of The Lodge wanting to
exit and turn left will be backed up into the project. The vacant parcel on
the southwest corner next to the Hamlet will contribute to the congestion.
The City better take parking off Boardwalk for safety purposes.
Response from City: These concerns will be forwarded to the Traffic
Operations Department.
36. I am opposed to parking on Boardwalk. This will just cause visibility
problems and increase safety problems for kids.
37. There is school overcrowding at Werner. This project will just make things
worse.
38. With this project, there will be an unacceptable level of density in the
Boardwalk corridor. The Hamlet came in over its estimated density as
shown on the O.D.P. The Miramont Apartments came in over its
estimated density as shown on the O.D.P. This project will be right next to
the Courtyards which is only 5.3 d.u./acre. The proposed density is
radically out of character for our neighborhood. The existing
neighborhood requires a compatible density on this subject parcel, not the
density that is proposed. The Lodge is, quite simply, not compatible with
our neighborhood. As existing residents and homeowners, we are being
asked to accept a project that will negatively impact our lives.
39. This area already has a high overall density. Adding this project is just too
much impact.
40. The proposed water feature will attract geese and ducks. We will just add
to our problems with excrement.
A: Such a feature is not unusual in other communities.
41. The proposed three-story buildings will just stick out, especially those
buildings that are right on Lemay. The height is just out of character for
our neighborhood which features one and two story buildings. The project
is not compatible.
A: Keep in mind that in the M-M-N zone district, the proposed three story
height is permitted. Also, we feel that the distance between our buildings
and the existing one-story homes in Oak Ridge is substantial.
42. The density in our area is deceptive since the assisted living facilities do
not technically count as dwelling units. But, their appearance is indicative
of density and now we are being asked to accept another project with
large structures. This is very frustrating.
43. You mentioned "sight lines." Could you go over these again?
A: Yes, in the middle of the project, we have created an area where no
building exceeds one-story. This area features the clubhouse and
detached garages. Also, we re-oriented the buildings so they are more
east-west versus north-south. This reduces the number of units that will
have views to the west but allows the site to be opened up a little. Also,
keep in mind that the ends of our buildings taper down to one-story in
height.
44. Where will the fire department respond from?
A: There is an existing station at the corner of Harmony and Hogan in
Fairway Estates.
45. This project is indicative of growth in general. These projects that are
popping up in southeast Fort Collins will force the existing taxpayers to
fund new fire stations and police officers. How will the citizens in south
Fort Collins be served by police and fire with all the new growth? Our
safety is being impacted by all the new growth.
Response from City: We have heard from the City Manager that there will
be three new police officers hired per year over the next several years. All
new dwelling units must pay a building permit fee called the "Capital
Expansion Fee." Police and Poudre Fire Authority receive funding from
the revenues generated by this fee. Finally, a new fire station is being
planned for the Timberline/Trilby area.
46. City representatives from the Transportation Department should have
been here for this meeting to answer our questions regarding traffic
calming, parking on Boardwalk, Safe-Route-to-School program and timing
of the full signalization at Lemay and Boardwalk.
Response from City: We will ask Transportation personnel to attend the
next meeting to address your concerns.
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