Mirabella Condo ARC Staff Report - 002
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Earlier today, we were able to get our hands on a copy of the City of Folsom, Mirabella Condominium Architectural Review Commission (ARC) Staff Report from Steve Banks. As I understand how the ARC Staff functions , they first review all the documents, drawings, and specifications of any project brought before them to determine if the project meets all the City ordanances and design standards. Once it passes the test that it meets the minimum legal standards, the project then gets the recommendation from Staff to be put on the agenda for a full public hearing. This meeting on Thursday morning, August 25, 2005 at 07:30 is our first public opportunity to object to the Staff's recommendations.
Unfortunately for us, in the ARC Staff Report on Page 4 Steve Banks states as follows, "The overall design for Mirabella at Empire Ranch is compatible with the nearby residential developments with respect to scale, design, compatibility, building articulation, colors, and materials." He goes on to say, "Staff has determined that there is sufficient scale transition between the single-family residences and the proposed condominium project. In addition, staff has determined that the design of the proposed buildings is consistent with the Empire Ranch Specific Plan and Design Guidelines". (How they can justify these statements is beyond me. Twenty nine 3 story buildings crammed into that small area - give me a break!)
Then on Page 5 of the Report under Conclusion he states the following, "Staff supports the design, colors, and material for the proposed project. Staff has determined that the applicant’s proposal will be compatible with the surrounding residential areas. Staff recommends approval of PN05-188 based on the proposed Site Plan, Building Elevations, and Landscape Plan presented at the August 25, 2005 Architectural Review Commission meeting, as modified herein:" (Staff may support this proposal, but we have to make sure that the ARC knows that it is not supported by the voting public.)
Use these links to read and download a full copy of the original Architectural Review Commission Staff Report in a Microsoft Word document or an Adobe PDF file.
I know that we have a big fight on our hands and we are taking on one of the largest land developers in the Sacramento area, but just imagine what it would be like IF we can get 80% or more of the residents in Empire Ranch and the Parkway to mobilize as one large and vocal group of registered voters. Folsom City officials would definitely sit up and not only listen to our views, but they would act upon them. Think how wonderful that would make each one of us feel when we pull this off.
All it takes is two people going out and telling two more people, who each go out and tell two more people, who each go out and tell two more people, and have this repeated only 12 times, and we have 8,192 people now speaking with one voice against this proposal!
Make sure that we continue to share ideas through this Community Forum. I do appreciate all the e-mails that everyone has been sending me in the last few days since we started posting information to this site, but there have been so many good ideas in those e-mails that they really need to be posted in the "Comments Section" of the latest posting so everyone can benefit. However, when you have something specific to send to me, like the attachment that I got today on the ARC Staff Report, please do continue to send me those types of e-mails, because as you can see, I took that report and made it a part of this posting for everyone to benefit. However, on general information or ideas, please share them with everyone by putting your comments or questions in the "Comments Section" at the end of the latest Posting on the Community Forum.
There is one very important point that needs to be made as we prepare for the ARC meeting this Thursday morning at 07:30 A.M. The Architectural Review Commissioners are assembled to review and act upon ONLY the design of the buildings, and the overall look and feel of the project. They are not in a position to make any determination regarding the use or zoning of the land. That is reserved for the Planning Commissioners who will conduct their own meetings down the road following the ARC meeting or multiple meetings if necessary. I was told that the Chairman of the ARC can choose, if he so desires, to shut off any discussion regarding zoning or use of the property.
Therefore, it is most important for everyone planning on attending to familiarize themselves with this complete Staff Report prior to the meeting. It is this Staff Report that we can take issue with and tell the ARC why we take issue with it. Specifically, from my point of view, if we were to happen to lose the zoning fight and Mr. Elliott gets permission to proceed with the project, we need to make sure that what ever gets built there would be at the very least somewhat acceptable to the majority of us who live in Empire Ranch and the Parkway.
I for one, even though I really want to see a nice friendly upscale neighborhood retail center on this property, would not really object to having the project turn into 45 or 50 luxury condominiums, all single story with high pitched roofs with multiple roof lines and dormers, 2,000 to 3,000 square feet, complete with all the bells and whistles that many of us have grown used to in our current homes. The complex would also need to have to have a community clubhouse and swimming pool, including shaded lawn areas for picnics and parties. Heck, if these types of units were available, Kathy and I would probably buy one ourselves, sell our home in the Meritage section off Golf Links and move into one of these units.
The point I am trying to make is that these are the types of discussions we can have with the ARC. If we have the NUMBERS, the City officials will listen! There is no way 3 story buildings fit in with the surrounding single family homes in the Parkway and Empire Ranch. We must make ourselves heard loudly and clearly.
In closing, the only thing I can think of at this time to pass on to everyone is what so many of you who have e-mailed me in the last few days have offered to do - and that is to send detailed e-mail messages to Steve Banks as he is in charge of this condominiums project for the City of Folsom and is the Associate Planner in the Folsom Planning Department. His e-mail address is: mailto:sbanks@folsom.ca.us?subject=Mirabella, phone number is 916-355-7385, and fax number is 916-355-7274. Call him, fax him, e-mail him, write letters to him, and make yourself be heard. Thank you.
It's a great 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: mailto:pwarholic@calhomenet.com?subject=Mirabella
California Home Network website: calhomenet.com
The Internet Home Marketing Center
3 Story Buildings with 154 units
All Packed Tightly Together
Click Architectural Drawings For Enlarged Views
All Packed Tightly Together
Click Architectural Drawings For Enlarged ViewsEarlier today, we were able to get our hands on a copy of the City of Folsom, Mirabella Condominium Architectural Review Commission (ARC) Staff Report from Steve Banks. As I understand how the ARC Staff functions , they first review all the documents, drawings, and specifications of any project brought before them to determine if the project meets all the City ordanances and design standards. Once it passes the test that it meets the minimum legal standards, the project then gets the recommendation from Staff to be put on the agenda for a full public hearing. This meeting on Thursday morning, August 25, 2005 at 07:30 is our first public opportunity to object to the Staff's recommendations.Unfortunately for us, in the ARC Staff Report on Page 4 Steve Banks states as follows, "The overall design for Mirabella at Empire Ranch is compatible with the nearby residential developments with respect to scale, design, compatibility, building articulation, colors, and materials." He goes on to say, "Staff has determined that there is sufficient scale transition between the single-family residences and the proposed condominium project. In addition, staff has determined that the design of the proposed buildings is consistent with the Empire Ranch Specific Plan and Design Guidelines". (How they can justify these statements is beyond me. Twenty nine 3 story buildings crammed into that small area - give me a break!)
Then on Page 5 of the Report under Conclusion he states the following, "Staff supports the design, colors, and material for the proposed project. Staff has determined that the applicant’s proposal will be compatible with the surrounding residential areas. Staff recommends approval of PN05-188 based on the proposed Site Plan, Building Elevations, and Landscape Plan presented at the August 25, 2005 Architectural Review Commission meeting, as modified herein:" (Staff may support this proposal, but we have to make sure that the ARC knows that it is not supported by the voting public.)
Use these links to read and download a full copy of the original Architectural Review Commission Staff Report in a Microsoft Word document or an Adobe PDF file.
I know that we have a big fight on our hands and we are taking on one of the largest land developers in the Sacramento area, but just imagine what it would be like IF we can get 80% or more of the residents in Empire Ranch and the Parkway to mobilize as one large and vocal group of registered voters. Folsom City officials would definitely sit up and not only listen to our views, but they would act upon them. Think how wonderful that would make each one of us feel when we pull this off.
All it takes is two people going out and telling two more people, who each go out and tell two more people, who each go out and tell two more people, and have this repeated only 12 times, and we have 8,192 people now speaking with one voice against this proposal!
Make sure that we continue to share ideas through this Community Forum. I do appreciate all the e-mails that everyone has been sending me in the last few days since we started posting information to this site, but there have been so many good ideas in those e-mails that they really need to be posted in the "Comments Section" of the latest posting so everyone can benefit. However, when you have something specific to send to me, like the attachment that I got today on the ARC Staff Report, please do continue to send me those types of e-mails, because as you can see, I took that report and made it a part of this posting for everyone to benefit. However, on general information or ideas, please share them with everyone by putting your comments or questions in the "Comments Section" at the end of the latest Posting on the Community Forum.
Architectural Issues Only
No Usage or Zoning Discussions This Thursday
There is one very important point that needs to be made as we prepare for the ARC meeting this Thursday morning at 07:30 A.M. The Architectural Review Commissioners are assembled to review and act upon ONLY the design of the buildings, and the overall look and feel of the project. They are not in a position to make any determination regarding the use or zoning of the land. That is reserved for the Planning Commissioners who will conduct their own meetings down the road following the ARC meeting or multiple meetings if necessary. I was told that the Chairman of the ARC can choose, if he so desires, to shut off any discussion regarding zoning or use of the property.
Therefore, it is most important for everyone planning on attending to familiarize themselves with this complete Staff Report prior to the meeting. It is this Staff Report that we can take issue with and tell the ARC why we take issue with it. Specifically, from my point of view, if we were to happen to lose the zoning fight and Mr. Elliott gets permission to proceed with the project, we need to make sure that what ever gets built there would be at the very least somewhat acceptable to the majority of us who live in Empire Ranch and the Parkway.
I for one, even though I really want to see a nice friendly upscale neighborhood retail center on this property, would not really object to having the project turn into 45 or 50 luxury condominiums, all single story with high pitched roofs with multiple roof lines and dormers, 2,000 to 3,000 square feet, complete with all the bells and whistles that many of us have grown used to in our current homes. The complex would also need to have to have a community clubhouse and swimming pool, including shaded lawn areas for picnics and parties. Heck, if these types of units were available, Kathy and I would probably buy one ourselves, sell our home in the Meritage section off Golf Links and move into one of these units.
The point I am trying to make is that these are the types of discussions we can have with the ARC. If we have the NUMBERS, the City officials will listen! There is no way 3 story buildings fit in with the surrounding single family homes in the Parkway and Empire Ranch. We must make ourselves heard loudly and clearly.
In closing, the only thing I can think of at this time to pass on to everyone is what so many of you who have e-mailed me in the last few days have offered to do - and that is to send detailed e-mail messages to Steve Banks as he is in charge of this condominiums project for the City of Folsom and is the Associate Planner in the Folsom Planning Department. His e-mail address is: mailto:sbanks@folsom.ca.us?subject=Mirabella, phone number is 916-355-7385, and fax number is 916-355-7274. Call him, fax him, e-mail him, write letters to him, and make yourself be heard. Thank you.
Late Breaking News!
Eric King, Folsom City Council Member Holding Neighborhood Meeting
When: Wednesday, August 24, 2005 at 7:00 P.M.
Where: Hazel Mc Farland Park
(Next to Empire Oaks School at E. Natoma & Golf Links)
Subject: Getting Substation Power Lines Buried
I just got an e-mail on this subject a few days ago and forgot all about it. I would bet that although the subject is on getting the power lines buried, Eric would be more than willing to listen to our side of this proposed Mirabella Condo Project. I understand he is bringing some City Staff people with him as well, so we should have a good audience. Come one, come all. Let us be speak with one voice and be heard.
It's a great 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: mailto:pwarholic@calhomenet.com?subject=Mirabella
California Home Network website: calhomenet.com
The Internet Home Marketing Center
Labels: Mirabella_Condominiums
3 Comments:
At 24 August, 2005 06:32, Rob said…
Hello Patrick,
I just finished reading the page you assembled detailing the proposed Mirabella Condominium Project. I appreciate the effort you have put into preparing this information. I live on Bonhill Drive and I am completely opposed to this project. I have lived in Empire Ranch for more than 4 years, and I have watched as the "Master Planned Community" that I bought into has been dismantled piece by piece through these seemingly small changes that the developers have continued to put forward. I have a few issues that readily come to mind concerning the project:
1) I am concerned about the safety of children, including my own, that attend Empire Oaks. The intersection at Natoma and Golf Links is already very busy. During school hours, this represents a significant threat to the safety of children walking to school. I also feel that having an arbitrarily transient community (renters) so close to a school is a potential risk. I would think it would be worth checking in with the school principal, Ms. Heilman, to weigh in on the issue.
2) Condominiums do not have a solid record for homeownership. These tend to quickly become rentals. I believe the real estate market has reached a saturation point. Add to this the hundreds of condominiums already approved and the conversion of at least one major apartment complex, and the result will be a series of unqualified buyers and absentee owners. I would think that you could prepare some real estate statistics on this, and I also wonder if there are any interesting crime trends.
3) The developer has a responsibility to complete this master planned community both to the residents and to the community as a whole. Years from now, when the developer has cashed in and left our community, we will be left with the impacts of their decisions - we are the true stakeholders here, the developers are not. We have clearly seen several key commitments not met that were initially proposed for the community. This project is about the developer maximizing profits and trimming its completion schedule.
I moved to Folsom because of its tremendous quality of life. To live here, I have made many financial sacrifices. Our City Council must ask itself what it wishes its legacy to be. Do we want to look at our home in 20 years and ask ourselves why have we lost our sense of community?
At 24 August, 2005 08:29, Anonymous said…
Just wanted to thank you for coordinating these efforts. The information posted here is very helpful and gives the newer residents an option to participate in making this community a great place to live.
At 24 August, 2005 16:38, Anonymous said…
Hello, i met with Debbie Bettencourt from the FCSD last night regarding boundary changes for ALL of folsom that will take affect 2006-2007, and asked how long the district knew this property was going to be used as townhomes and not commercial...her response was "March".
Why did it take sooo long to find this out?
Thanks Patrick for your dedication!
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