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Home My WebLink AboutTHE LODGE AT MIRAMONT PUD - PRELIMINARY - 54-87AP - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING (3)THIRD NEIGHBORHOOD MEETING MINUTES PROJECT: APPLICANT: CONSULTANTS: The Lodge at Miramont Preliminary P.U.D. Mr. Mike Sollenberger, S.D.C. Mr. John Sollenberger, S.D.C. Mr. Frank Vaught, Vaught-Frye Architects Mr. Mark Anderson, TST, Inc. CITY STAFF: Ted Shepard, Chief Planner Eric Bracke, Traffic Operations Engineer Kathleen Reavis, Transportation Planner Mark Jackson, Transportation Planner Tom Reiff, Transportation Planner Craig Foreman, Director, Parks Planning The meeting began with an update and review of the project. The primary change is that the water feature has been enlarged and that there is no longer a bridge over the water feature connecting the buildings. The P.U.D. continues to feature 108 dwelling units in nine buildings plus a community building. Unless otherwise noted, all responses are from the applicant or consultant. QUESTIONS, CONCERNS, COMMENTS 1. When calculating the number of parking spaces, do you count the garage spaces? What happens if residents fill their garage with household items and block the parking space? A. Yes, we count the garage spaces. We plan on assigning parking spaces to the units on a per bedroom basis. With the exception of the guest parking, there will not be a free and open parking lot. Since parking will be regulated, we doubt that folks will jeopardize a valuable enclosed parking space. 2. I am concerned about the consultant's claiin that Oak Ridge residents will still be able to see the mountains over the three-story buildings. The existing Collinwood gym is about the same height and I cannot see over rt. A. We did not mean to imply that you could see over the three story buildings. What we meant to convey is that between the three story buildings on Lemay, we have kept open a"view corridor" where we have nothing but garages and the community building, all of which are just one-story. These are the buildings that you can see over, not the three-story buildings. 3. As percentage of the total, how inuch parking will be in a structure? A. 39%. 4. Are we still thinking about restricting parking on Boardwalk near the intersection with Lemay? Response from Bracke: Yes, we plan on prohibiting parking on Boardwalk between the driveway for The Lodge and the intersection, on both sides of the street. This will allow bikes and pedestrians to be more visible to turning vehicles. 5. What about parking in front of the park? Response from Bracke: We will continue to allow parking from the driveway west in front of the park. On-street parking along a park is not a problem and actually helps reduce speeding. Parking is needed for park users. 6. What happens if Lodge residents use on-street parking on a regular basis and monopolize the parking that would otherwise be available for park users? I am concerned about spillover parking. Response from Reavis: Our experience is that multi-family residents park on the street only when the on-street space is closer to their front door than the space provided off-street. In this case, all the off-street parking will be closer to the dwelling units than the available on-street parking in front of Mirainont Park. 2 7. Will residents be allowed to store boats, r.v.'s, snowmobiles within the project? A. No. 8. Will the City install an eastbound right-turn lane on Boardwalk to go south on Lemay? Response from Bracke: Not at this tiine. 9. When will the Lemay/Boardwalk signal be upgraded from pedestrian actuated to fully operational? Response from Bracke: I do not have a specific date but we will try to do this upgrade before the first certificate of occupancy for The Lodge. 10. Did the traffic study assume the impact of Keenland Drive going over the railroad tracks? Response from Bracke: No. The Keenland extension is in the long term future. There are other street crossings over railroad tracks that we would rather pursue than Keenland. Obtaining permission for such crossings must go through the Colorado Public Utilities Commission and this is a very lengthy process. It is my opinion that the connection is too far out in the future to be factored into a meaningful traffic study. 11. What will be the Level of Service at Lemay and Boardwalk? Response from Bracke: LOS "C." 12. Can you describe what LOS "C" means to a typical driver? Response from Bracke: This is a measurement of delay. It is the average delay time for every vehicle entering the intersection, during the peak time only. LOS "C" equals 20 to 35 seconds of delay. K� 13. Will the crossing guard at Lemay/Boardwalk stay even with the upgraded signal? Response from Reavis: Yes. 14. What about a crossing guard at the Boardwalk/Highcastle intersection? I volunteer for Werner School and act as an unofficial crossing guard. There is speeding on Boardwalk and cars do not stop in the marked crosswalk. Response from Reavis: We know that there is a problem on a city- wide basis with compliance for stopping for pedestrians in a cross- walk. We have looked at the Boardwalk/Highcastle intersection and based on speeds and volumes, it does not warrant a crossing guard at this time. We will continue to monitor the situation as time goes on. 15. What are the chances of getting a crossing guard? Response from Reavis: The Safe-Route-to-School program evaluates the route to schools prior to the school year starting. We work with the school officials and parent advisory groups. If an intersection or street warrants a crossing guard, then it is staffed, if we have the available personnel. Unfortunately, we have some areas that meet warrants but do not have crossing guards due to staffing issues. 16. What is the projected traffic volume on Boardwalk? Response from Bracke: Between Harmony and Lemay, we expect Boardwalk to carry about 5,000 vehicles per day. This is an acceptable number for a collector street. 17. What about adding traffic calming on Boardwalk? Response from Bracke: We are considering adding a raised crosswalk on Boardwalk at the Highcastle intersection independent of this project. Before we do, however, we must go through a neighborhood outreach process so everyone in the neighborhood is informed. We expect this to be in the Spring of next year. A raised crosswalk is equivalent to a speed table. � 18. Could you give us an example of a comparable collector? Response from Bracke: East Swallow would be comparable. Keep in mind that I am referring only to the stretch of Boardwalk between Harmony and Lemay. The street north of Hannony is upgraded in classification to a minor arterial and carries more volume. 19. Could you describe the perimeter fencing? A. The fencing will be an open picket steel tube fence like wrought-iron. 20. The illustrated plan indicates that the water feature will be maintained at a certain level. What about fluctuations in the water surface elevation? A. The pond must act as both a retention pond (pennanent) and detention (temporary) pond. There must be available freeboard to accept incoming 100-year storm flows. This water is then detained and released at a controlled rate to protect the downstream systein. At the same time as a water feature, there must be a minimuin water surface elevation in order to remain attractive as an amenity. In addition, we will provide a circulation and aeration system to prevent stagnation. 2 L Will the circulation system prevent waterfowl from be attracted to the pond? A. A circulation systein should not discourage waterfowl froin landing. 22. I am opposed to the three-story structures. Buildings at this height are not typically found in the general vicinity. Rockbridge condos at Harmony and Wheaton did a nice job of putting two-story buildings along the streets and the three-story buildings interior to the site. A. The buildings are under the 40-foot height limit, above which a special height review is required. We think the buildings are attractive and designed with a lot of attention to detail. The ends of the buildings drop down in a stair step fashion to help break up the mass. 23. The buildings will be closer to Lemay than the Collinwood gym. 5 A. Keep in mind that the water feature will enhance the setback area. Building I is setback 75 feet from the curb and Building C is setback 120 feet from the curb. 24. The project has a very dense feel to it. I believe it is too dense for the neighborhood. There is already an excessive amount of density along Boardwalk with the Oak Hill Apartments. The density in this area greatly exceeds what was anticipated on the Overall Development Plan. A. We believe the density is appropriate for the intersection of an arterial and collector street. 25. Are you providing pedestrian access out to Lemay? A. Yes, at the northeast corner of the site. 26. How about access to the park? A. We are providing two access points to the park. 27. Is there still an emergency second point of access for Poudre Fire? A. Yes, this will be provided to meet PFA access requirements. 28. What are some of the park improvements? Response from Foreinan: The park will feature a soccer field, shelter, restrooms, basketball court, playground and the sledding hill. There is even a mini-backstop for tee ball. 29. Could the consultant graphically depict a comparison between the proposed buildings and the existing Collinwood gym? This would help us gain a better sense of scale and perspective. A. We will look into this. 30. I am concerned about the height. Where will height be measured from? What is the chance that the whole site will need to be raised up C� for some reason? Would you ineasure froin the public sidewalk as a reference point? Response from Shepard: Height is measured froin a point 20 feet out from the building. This is so a developer cannot berm up next to the building and falsely measure height. The public sidewalk may not be an accurate point due to the distance from the buildings and the need for the site to drain into the pond. A. Our civil engineer is atteinpting to balance the site so that dirt is neither imported nor exported. There is no reason to expect that the buildings will be substantially elevated above existing grade. 31. How long before you would submit for a Final P.U.D.? A. 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