Mirabella Architectural Review Report - 003
Architectural Review Commission Meeting
Meeting: Thurs., August 25, 2005. Elliott trys to push a 154 unit, affordable housing project to be built in the middle of Empire Ranch and Parkway Neighborhoods.
The meeting was moved from the regular second floor Planning conference room down to the City Council Chambers due to the unusually large group of people in attendance. As a courtesy to our group of 20 or 25 people in attendance for this project, they moved this project from Number 16 on the agenda to Number 1.
Angel Perez, Chairman, recused himself as he lives in Empire Ranch in the immediate vicinity of this proposed project. In addition to George Econome, Acting Chairman, there were three other commissioners in attendance - Grant Jensen, Evangeline Scott, and Toby Magarian. Absent were two other members - Mary Asay-Skiles and Robin Kaplan.
HUGE WIN For the Little Guys
Steve Banks, Associate Planner, opened this section of the meeting by doing a slide presentation for the Commissioners. Basically, he explained that Elliott Homes is in the process of requesting the City of Folsom to re-zone the property on the corner of Golf Links and East Natoma Street in Empire Ranch from Retail to Medium Density Multi Family. The current zoning is based on the original Master Plan and now the builder wants to put in 154 units in three story condo buildings.
Steve then walked them through the steps spelled out in the Architectural Review Commission Staff Report and summarized why the Staff has determined that the applicant's proposal will be compatible with the surrounding residential areas.
Next up was Price Walker, Project Coordinator for Elliott Homes, who then put his spin on why this was such a great project for the community, and why it should be approved as it stands. Price went on to imply that Elliott Homes was being a good citizen in the community because he openly said, "These units are aimed at first time home buyers and others who can not afford the $500,000 plus homes in Empire Ranch". I wanted to jump up and ask him what about all the disclosures that we all signed when we bought our homes stating that this property was zoned commercial/retail for a small neighborhood retail shopping center.
At this point George Econome opened up the meeting for comments on the proposed project from the public. Out of the 20 or 25 people, eight of us took the microphone and addressed the Commissioners with our views of this project. Needless to say, not one of us was in favor of three story condos on this property. Keep in mind that we were limited to addressing only those items addressed by the Architectural Review Commission. That meant that we really could not talk about any zoning issues or land use issues, as those subjects will be publicly discussed at later Planning Commission Meetings. Stay tuned for details on all up coming meetings, and make plans to attend so we can be heard loudly and clearly.
Proposed Unified Community Strategy to Win This Battle:
Being restricted to topics like building height, density of the housing, and the look and feel of the housing with respect to the surrounding residential areas when addressing the ARC, I believe that if we, as a unified community of Empire Ranch and Parkway residents, want to stop this Monster Project at the first gate, (Architectural Review Commission ) then we must make a unified appeal to the Commissioners when they schedule the next ARC meeting. If we somehow later lose the rezoning fight, we must let the commissioners know now, by having LARGE NUMBERS attend the next ARC meeting, that having 154 three story or even 100 two story units is just NOT acceptable, and in no way would a complex like that fit in with the surrounding single family homes. This must be communicated loudly, forcibly, and with genuine passion!
During my limited 5 minute address to the Commissioners, I took the first step in promoting this strategy! I presented a strong case for them to limit this project to 45 or 50 single story luxury condominiums, ranging from 2,000 to 3,000 square feet, with steep pitched roofs, multiple roof lines, dormers, and all the upgrades that we are used to having in our homes today. They would also need to include a clubhouse, a nice swimming pool, and a shaded grass and picnic area. I went on to point out that if such a project did come into being, that my wife, Kathy, and I would probably sell our home in the Meritage Neighborhood off Golf Links and move into one of these units. I stressed the fact that empty nesters were much more likely to purchase these luxury units rather than young families with school age children who would further stress an already over crowded situation at Empire Oaks Elementary School.
When I was finished, George Econome kind of paused and acknowledged that this was a unique position that no one had ever asked the ARC before. He admitted that they have the authority to overrule the three story design and mandate only two story units, but went on the say that this unique proposal has never come before them and that they would need to seek guidance before giving an answer to that one. Still at the microphone, I went on to summarize once again that if they can overrule three story units and mandate two story units from an architectural standpoint, then they certainly can make the same justification for mandating only single story condo units when the property is surrounded by such beautiful single family homes in Empire Ranch and the Parkway.
As a side note, I understand that there is a very successful model for this approach in Gold River where they had a smaller parcel of land available and after much discussion finally decided on single story luxury condos in a gated community. If anyone knows any more details on this community, please post information in the comments section at the end of this posting.
All the other speakers had their own passionate reasons why two and three story units were not acceptable to this community. I was proud to be a small part of a vocal group who chose to stand up to a big developer. We definitely made an impact at this meeting.
I certainly have no personal issue with Elliott Homes. They have contributed nicely to the current look and feel we have in Folsom, and in particular here in Empire Ranch, for which I thank Harry Elliott. However, on this issue, Elliott Homes has definitely overstepped their bounds and are trying to shoehorn in a project where it appears that they have their own financial interest prioritized over the well being of the existing community at large.
At this point, near the end of the meeting, Econome asked Price Walker what he wanted to do, and wanted to know if he wanted to request a continuance. Walker reluctantly admitted to the Commissioners (and to the general public) that he never in his 15 years of putting projects before the Folsom ARC or the Planning Commission has had to request a continuance. When the Econome told him it was either a continuance or they could deny the Project, he said he would request the continuance. A motion was made and the commissioners voted unanimously to grant a continuance until a later date to be announced. Price suggested that perhaps Elliott Homes could use that time to set up a meeting with the Empire Ranch and Parkway home owners and try to see if they could "work out something".
That folks is a HUGE WIN for the little guys!. Tomorrow however is another battle. We need each and every Empire Ranch and Parkway resident to stand up and be heard with a unified position demanding only single story luxury condos if we want to win this battle! Just imagine if our group of 20 or 25 people, presenting a diverse litany of reasons why two or three story units are not at all an acceptable part of the surrounding single family residences, could force a continuance, then what power we could have at the next meeting if 200 or 250 people showed up, with 80 people asking for 5 minutes to state why we want only single story luxury units in that location. It would be standing room only and we would have Channel 3, 10 and 13, plus the Sac Bee, Folsom Telegraph, and Folsom Life all doing big stories! We CAN win this one folks! It will however, take more than 20 or 25 people objecting to pull it off.
In summary, our group was very vocal and accomplished something that no other group has ever managed to do in the last 15 years that Elliott Homes has been putting projects before the Architectural Review and Planning Commissions, and that is to create such strong opposition that they had to request a continuance. This is good news for us in that we now have more time to get the message out to all of our neighbors and friends throughout Empire Ranch and the Parkway.
Next Steps for Getting the Word Out to Everyone in Empire Ranch and the Parkway
I have had many requests, in person and by e-mail since we started this site, to create a flyer that can be down loaded and printed for distribution door to door throughout the community. Some people have even offered to pass out these flyers to parents as they pull up to the school to either drop off or pick up their children at the Empire Oaks Elementary School.
Steve Banks, Associate Planner, opened this section of the meeting by doing a slide presentation for the Commissioners. Basically, he explained that Elliott Homes is in the process of requesting the City of Folsom to re-zone the property on the corner of Golf Links and East Natoma Street in Empire Ranch from Retail to Medium Density Multi Family. The current zoning is based on the original Master Plan and now the builder wants to put in 154 units in three story condo buildings.
Steve then walked them through the steps spelled out in the Architectural Review Commission Staff Report and summarized why the Staff has determined that the applicant's proposal will be compatible with the surrounding residential areas.
Next up was Price Walker, Project Coordinator for Elliott Homes, who then put his spin on why this was such a great project for the community, and why it should be approved as it stands. Price went on to imply that Elliott Homes was being a good citizen in the community because he openly said, "These units are aimed at first time home buyers and others who can not afford the $500,000 plus homes in Empire Ranch". I wanted to jump up and ask him what about all the disclosures that we all signed when we bought our homes stating that this property was zoned commercial/retail for a small neighborhood retail shopping center.
At this point George Econome opened up the meeting for comments on the proposed project from the public. Out of the 20 or 25 people, eight of us took the microphone and addressed the Commissioners with our views of this project. Needless to say, not one of us was in favor of three story condos on this property. Keep in mind that we were limited to addressing only those items addressed by the Architectural Review Commission. That meant that we really could not talk about any zoning issues or land use issues, as those subjects will be publicly discussed at later Planning Commission Meetings. Stay tuned for details on all up coming meetings, and make plans to attend so we can be heard loudly and clearly.
Proposed Unified Community Strategy to Win This Battle:
Being restricted to topics like building height, density of the housing, and the look and feel of the housing with respect to the surrounding residential areas when addressing the ARC, I believe that if we, as a unified community of Empire Ranch and Parkway residents, want to stop this Monster Project at the first gate, (Architectural Review Commission ) then we must make a unified appeal to the Commissioners when they schedule the next ARC meeting. If we somehow later lose the rezoning fight, we must let the commissioners know now, by having LARGE NUMBERS attend the next ARC meeting, that having 154 three story or even 100 two story units is just NOT acceptable, and in no way would a complex like that fit in with the surrounding single family homes. This must be communicated loudly, forcibly, and with genuine passion!
During my limited 5 minute address to the Commissioners, I took the first step in promoting this strategy! I presented a strong case for them to limit this project to 45 or 50 single story luxury condominiums, ranging from 2,000 to 3,000 square feet, with steep pitched roofs, multiple roof lines, dormers, and all the upgrades that we are used to having in our homes today. They would also need to include a clubhouse, a nice swimming pool, and a shaded grass and picnic area. I went on to point out that if such a project did come into being, that my wife, Kathy, and I would probably sell our home in the Meritage Neighborhood off Golf Links and move into one of these units. I stressed the fact that empty nesters were much more likely to purchase these luxury units rather than young families with school age children who would further stress an already over crowded situation at Empire Oaks Elementary School.
When I was finished, George Econome kind of paused and acknowledged that this was a unique position that no one had ever asked the ARC before. He admitted that they have the authority to overrule the three story design and mandate only two story units, but went on the say that this unique proposal has never come before them and that they would need to seek guidance before giving an answer to that one. Still at the microphone, I went on to summarize once again that if they can overrule three story units and mandate two story units from an architectural standpoint, then they certainly can make the same justification for mandating only single story condo units when the property is surrounded by such beautiful single family homes in Empire Ranch and the Parkway.
As a side note, I understand that there is a very successful model for this approach in Gold River where they had a smaller parcel of land available and after much discussion finally decided on single story luxury condos in a gated community. If anyone knows any more details on this community, please post information in the comments section at the end of this posting.
All the other speakers had their own passionate reasons why two and three story units were not acceptable to this community. I was proud to be a small part of a vocal group who chose to stand up to a big developer. We definitely made an impact at this meeting.
I certainly have no personal issue with Elliott Homes. They have contributed nicely to the current look and feel we have in Folsom, and in particular here in Empire Ranch, for which I thank Harry Elliott. However, on this issue, Elliott Homes has definitely overstepped their bounds and are trying to shoehorn in a project where it appears that they have their own financial interest prioritized over the well being of the existing community at large.
At this point, near the end of the meeting, Econome asked Price Walker what he wanted to do, and wanted to know if he wanted to request a continuance. Walker reluctantly admitted to the Commissioners (and to the general public) that he never in his 15 years of putting projects before the Folsom ARC or the Planning Commission has had to request a continuance. When the Econome told him it was either a continuance or they could deny the Project, he said he would request the continuance. A motion was made and the commissioners voted unanimously to grant a continuance until a later date to be announced. Price suggested that perhaps Elliott Homes could use that time to set up a meeting with the Empire Ranch and Parkway home owners and try to see if they could "work out something".
That folks is a HUGE WIN for the little guys!. Tomorrow however is another battle. We need each and every Empire Ranch and Parkway resident to stand up and be heard with a unified position demanding only single story luxury condos if we want to win this battle! Just imagine if our group of 20 or 25 people, presenting a diverse litany of reasons why two or three story units are not at all an acceptable part of the surrounding single family residences, could force a continuance, then what power we could have at the next meeting if 200 or 250 people showed up, with 80 people asking for 5 minutes to state why we want only single story luxury units in that location. It would be standing room only and we would have Channel 3, 10 and 13, plus the Sac Bee, Folsom Telegraph, and Folsom Life all doing big stories! We CAN win this one folks! It will however, take more than 20 or 25 people objecting to pull it off.
In summary, our group was very vocal and accomplished something that no other group has ever managed to do in the last 15 years that Elliott Homes has been putting projects before the Architectural Review and Planning Commissions, and that is to create such strong opposition that they had to request a continuance. This is good news for us in that we now have more time to get the message out to all of our neighbors and friends throughout Empire Ranch and the Parkway.
Next Steps for Getting the Word Out to Everyone in Empire Ranch and the Parkway
I have had many requests, in person and by e-mail since we started this site, to create a flyer that can be down loaded and printed for distribution door to door throughout the community. Some people have even offered to pass out these flyers to parents as they pull up to the school to either drop off or pick up their children at the Empire Oaks Elementary School.
Informational Flyer for Distribution
That flyer is now completed and ready for distribution. It can be seen by scrolling down to the very bottom of this page, or by clicking here: Flyer 0905 2005 . Please note that this is a two page flyer with attached petition but it prints out as three separate pages - front and back. The best way to save paper when distributing the flyer is to run it through a copy machine that can take two single sided sheets and make one double sided sheet plus petition. Although it is in full color, it can be copied in black and white to save costs. Fold it in half, or roll it when leaving it at the door so people make sure to see both sides.
Petition against Mirabella Condominiums at Empire Ranch
The other thing that a number of people have suggested is for a petition that we can start circulating throughout our respective neighborhoods. This petition should be distributed the same time as the flyer. I am requesting volunteers to not only pass out flyers to every house on their street, but to also go around and ask each registered voter in each house on their street to sign the petition. Click here to down load and print the petition: Petition 0825 2005
In order to help us get organized so multiple people are not covering the same houses with flyers and petition signing requests, please e-mail me at mailto:pwarholic@calhomenet.com?subject=Petition with the word Petition in the subject box to let me know what street or streets you will cover to distribute flyers and to collect petition signatures. I will then keep track of what streets are being covered and post a running update of where we still need volunteers to cover specific streets.
Please be sure to date and sign each petition form at the bottom of each page, even if you only have one signature on the page and it is your own - you still need to date and sign the bottom of the form. Thank you.
In summary, here is our CALL TO ACTION:
Print out the flyer (download & print from the link above), make copies, and walk your neighborhoods door to door leaving a copy at each and every home in Empire Ranch and the Parkway. Take copies to the school. Hand out copies to the parents as they bring their children to the school in the morning or when they pick them up in the afternoon. Give them to everyone, even our close neighbors in Lexington Hills.
Pass out the petition (download & print from the link above) and ask every registered voter in Folsom to sign it. Return the signed petitions to me at my office (address shown on Community Forum) and I will see to it that they get delivered to the proper authorities at the City
NOTE: Please click on the "comments" section immediately below my signature block and add your own comments, suggestions, ideas, or ask any questions you may have or want clarified. Usually there is someone out there who will have the answers.
By the way, due to the advent of spamming software to take over blogs, Google has made available a security layer to prevent that from happening. We have added it here in the comment entry area. It does nothing to identify the person, but does assure an individual is writing the comment, and is not being generated by spamming software. Simply enter the string of letters presented and enter your comment.
Thank you again. Its a good life here in Empire Ranch and the Parkway. Make it a good day and help keep it that way.
Best regards,
Patrick Warholic
Realtor, and Home Marketing Consultant
Coldwell Banker Real Estate
Office: 916-608-3948
Cell: 916-208-3892
In-home Office: 916-983-9989
E-mail: pwarholic@calhomenet.com
California Home Network website:
http://calhomenet.com/
The Internet Home Marketing Center
In order to help us get organized so multiple people are not covering the same houses with flyers and petition signing requests, please e-mail me at mailto:pwarholic@calhomenet.com?subject=Petition with the word Petition in the subject box to let me know what street or streets you will cover to distribute flyers and to collect petition signatures. I will then keep track of what streets are being covered and post a running update of where we still need volunteers to cover specific streets.
Please be sure to date and sign each petition form at the bottom of each page, even if you only have one signature on the page and it is your own - you still need to date and sign the bottom of the form. Thank you.
In summary, here is our CALL TO ACTION:
Print out the flyer (download & print from the link above), make copies, and walk your neighborhoods door to door leaving a copy at each and every home in Empire Ranch and the Parkway. Take copies to the school. Hand out copies to the parents as they bring their children to the school in the morning or when they pick them up in the afternoon. Give them to everyone, even our close neighbors in Lexington Hills.
Pass out the petition (download & print from the link above) and ask every registered voter in Folsom to sign it. Return the signed petitions to me at my office (address shown on Community Forum) and I will see to it that they get delivered to the proper authorities at the City
NOTE: Please click on the "comments" section immediately below my signature block and add your own comments, suggestions, ideas, or ask any questions you may have or want clarified. Usually there is someone out there who will have the answers.
By the way, due to the advent of spamming software to take over blogs, Google has made available a security layer to prevent that from happening. We have added it here in the comment entry area. It does nothing to identify the person, but does assure an individual is writing the comment, and is not being generated by spamming software. Simply enter the string of letters presented and enter your comment.
Thank you again. Its a good life here in Empire Ranch and the Parkway. Make it a good day and help keep it that way.
Best regards,
Patrick Warholic
Realtor, and Home Marketing Consultant
Coldwell Banker Real Estate
Office: 916-608-3948
Cell: 916-208-3892
In-home Office: 916-983-9989
E-mail: pwarholic@calhomenet.com
California Home Network website:
http://calhomenet.com/
The Internet Home Marketing Center
Labels: Mirabella_Condominiums
3 Comments:
At 28 August, 2005 10:57, Anonymous said…
The flyer is a great idea. I will be printing it out, making copies and passing it out door to door to all of my neighbors. Keep up the good work.
I love the idea of promoting single story luxury condos for this area. Of course, I would still prefer keeping the Commercial/Retail zoning in place and having our neighborhood retail center, but if we do lose the zoning fight, the next best solution would be to have 45 or 50 luxury condos with a clubhouse and a pool in this area. I certainly can not stand the thought of three story or even all two story condos packed into that small area right in the middle of our nice community.
We need to get the word out to everyone in Empire Ranch and the Parkway. I intend to do my part!
At 28 August, 2005 19:12, Karen said…
Patrick, there are no condos of any kind in Gold River. There are many condos in Rancho Cordova and for obvious reasons RC likes to claim Gold River boundaries when necessary. Gold River has never allowed any condo development of any kind to date. There are gated communities in Gold River but they are all single family homes and most definitely are not condos.
At 28 August, 2005 21:55, Patrick Warholic said…
Thanks Karen, maybe this community that I was told about is in Rancho Cordova, like you explained, and just next to Gold River. I am going to talk with the person that told me about it and see if I can get directions and possibly an address. I'll post any update once I get it.
Regards,
Patrick Warholic
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