High Density Condos Targeting Affordable Housing Proposed for Empire Ranch - 004

Do we want a high density, condominium complex in the middle of Empire Ranch and the Parkway?

Elliott Homes is trying to build 154 condo units in three-story buildings at the corner of East Natoma Street and Golf Links Drive in the middle of Empire Ranch. While the merits of providing sufficient affordable housing in our community is laudable as an overall goal, it is not OK to use this opportunity to conveniently locate a significantly higher density condominium project right in the middle of our community. The bottom line is that everyone in Empire Ranch and the Parkway made important financial decisions to purchase their home based on the disclosure that this property was going to be a neighborhood retail shopping area. To now change the rules after everyone has purchased their home and build an additional 154 condominium units targeted to first time home buyers, or even 100 units if the buildings were all reduced to two stories, right in the middle of our planned communities of Empire Ranch and the Parkway is just not the right thing to do on behalf of the 3,000 or 4,000 home owners who are already living there.

I don't want to sound so cynical as to think that maybe this plan is not so unexpected after all, that maybe the plan to seek rezoning has been in place for some time now. Then again, coincidences like this frequently come about only with careful behind the scenes planning. Is it only because of our recent objections to this plan that the end game has now become evident? I hope this is not the case, but if it walks like a duck . . . .

NOTE: The following correction has been made to this posting: Earlier I mistakenly referred to this proposed condo project as targeting "low income" housing. It was brought to my attention that this was an incorrect statement in that true "low income" housing is a government term that signifies a much lower income level than what is actually being targeted here. While Price Walker, Project Coordinator for Elliott Homes, told the ARC that these units were aimed at first time home buyers and others who can not afford the $500,000 plus homes in Empire Ranch, in reality these units would not qualify as "low income" housing in government terms. Perhaps a more accurate way to refer to these proposed units is to say that they are more affordable to first time home buyers. I apologize for any confusion that this may have caused.

It is time for another Saturday morning meeting at Starbucks Broadstone (northwest corner of East Bidwell Street and Broadstone Parkway). I will be there this Saturday, September 3, 2005 at 08:00 A.M. to meet with anyone who can make it to strategize and come up with a working plan on how we can get the latest news and developments out to each and every resident of Empire Ranch and the Parkway. I will also have a supply of flyers printed to give out to interested parties.

Thank you again. It's a good life here in Empire Ranch and the Parkway. Lets all help to keep it that way. Make it a good day.

Best regards,
Patrick Warholic
Realtor, and Home Marketing Consultant

Contact Patrick
Website: California Home Network
The Internet Home Marketing Center

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.

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

Mirabella Condo ARC Staff Report - 002

Latest Architectural Drawings

3 Story Buildings with 154 units

All Packed Tightly Together

Click Architectural Drawings For Enlarged Views

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.

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

Mirabella Condominium Project - 001

Proposed 154 Unit Condos 3 Story Buildings

Elliott Homes is in the process of requesting the City of Folsom to rezone 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 three story condos instead of the original neighborhood retail shopping center that was promised to the residents when they bought their homes.

Patrick Warholic, an Empire Ranch resident, has been meeting with various people within the City of Folsom Planning Department and has accumulated a lot of current information. In addition to being a concerned resident, he is also a Realtor with Coldwell Banker here in Folsom, an Ambassador with the Folsom Chamber of Commerce, and actively attends as many Folsom City Council Meetings as his schedule permits to enable him to stay in touch as much as possible with all things concerning Folsom.

The purpose of this community service forum is to provide a central place for all Empire Ranch and Parkway residents to communicate information regarding not only this issue, but any other issues that come to the forefront of Community concerns. The intent is to post regular updates every time additional information on this project becomes available. All concerned citizens are also encouraged to post any questions, comments, or information that would be related to this project. Simply scroll down to the bottom of the page and click on "Comments".

The individual in charge of this condominiums project for the city of Folsom is Steve Banks, Associate Planner in the Folsom Planning Department and the main City Planner who works on all of Elliott Homes projects. 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.

Steve explained, that the City of Folsom is neutral on issues like this. The City, by law, has to react to proposed zoning change requests when they materialize from anyone, including Elliott. He went on to explain that the neighboring residents have a lot of power to determine what goes on in their community if they all speak with a common voice.

Patrick goes on to further explain that while there is currently a lot of ground preparation work going on, this entire project is still very much in the proposal stage and it is up to us, as concerned neighbors, to make ourselves be heard by the proper people and keep this from happening. We still have the ability, if we stand together, to keep this section of land for a friendly, trendy, neighborhood gathering retail shopping area.

As in any group of people, some people in the neighborhood might prefer condos over a retail center at this location. Most people happen to think that if we could get a nice Italian theme neighborhood retail center, with the right ambiance, complete with outdoor cafes, a coffee house, a local restaurant, a specialty meat market, and other high end establishments, the majority of the local residents could benefit. We have the hiking trails and bike trails throughout our communities and what could be nicer than taking a walk or bike ride to eat, shop, or meet friends at our neighborhood center? If condos went in, the only people who would benefit are Elliott and the new home owners who buy them. (I hate to think about how this additional density would adversely affect an overcrowding situation at our Empire Oaks Elementary School).

Steve explained that there are three opportunities for the public to make their desires heard:

1. The upcoming Design Review process (First meeting Thursday, August 25, 2005 at 07:30 A.M.) with the Architectural Review Commission, to be followed by,
2. The Folsom City Planning Commission where they meet to decide the question on whether or not to recommended rezoning from Retail to Multi-Family, and then finally,
3. LAST CHANCE! The Folsom City Council meeting where the final decision will be made.

Architectural Review Meeting

The first step in the process is for the Architectural Review Commissioners to meet with the public to review the proposed design of the project and the buildings. It is here that decisions are made regarding the look and feel of the project, i.e., number of stories, roof design (high pitched vs. flat, etc.). As several Commissioners told me, this is where the local citizens can first be heard. It is here that we can demand, for instance, that three story condos completely destroy the look and feel of the community where we bought our homes. We can demand that, for instance, IF we are unable for some reason or another to stop the rezoning process, then in the worst case, we want only single story units with a lot of grass and open space (which by the way makes the project much more expensive and unappealing to Elliott). After all, we bought our homes in this community for the look and feel that is currently here and we do not want that changed.

This first meeting with the Architectural Review Commission is now scheduled for Thursday, August 25, 2005 at the Folsom Community Development Department, 50 Natoma Street, Folsom, CA 95630-2696, (location map) at 07:30 A.M. sharp. I know this is tough for many people to make this meeting, but we all need to make a concerted effort to get out in force to make ourselves be heard. This meeting is already on my schedule and I plan on being there early because I hope we have a large crowd. After the meeting is over, as with any additional information that I get, I will post an update to this forum for all of those who many not be able to make it.

Keep in mind that this phase of the project is only the first battle, but it is a battle none the less that needs to be fought so we have something that is at the very least somewhat less offensive, if for what ever reason we are unable to stop the rezoning process during the second and third stage meetings (Planning Commission and City Council)

Your Presence Counts

The one thing we all need to keep in mind is what one member of the Architectural Review Commission told me: "This like anything else in the City is all very political and the only thing that counts in politics is NUMBERS." The more people we can band together to fight this condo project the more our local officials/politicians will listen and be more willing to decide in our favor. If very few people object, then it will be a done deal. We need to have as many people as possible FLOODING the Architectural Review Commissioners, the Planning Commissioners, the Mayor and City Council Representatives, with not only our voices in phone calls and e-mails, but with our physical presence at as many of these various related meetings as possible, starting with the one next Thursday, one week from today. See > map location & directions.

I for one, do not want to see three story condos in the middle of our neighborhood! I am available to meet with anyone else who would like to join in putting together a steering committee so we can put some structure to our battle with Elliott. It will take a coordinated effort on everyone's behalf and will do what ever I can to assist in the process.

For the record, the SMUD power substation is still going to be built at the far north end of this property. The current plans still call for overhead lines running from the substation, across the street toward the park and school, and then north along the east side of East Natoma Street, unless we can somehow convince the City of Folsom to come up with a way to pay for the lines to be placed underground. This is another battle that can be won, if we can get enough people fired up about it, but unfortunately, this issue is really in the 11th hour and not much time left.

WE CAN MAKE A DIFFERENCE!

Now, as far as the condo project goes we really are on the front end of this one. I have already met with some people from the Parkway who are as concerned about the condo project as we are here in Empire Ranch. With a combined, coordinated effort from residents of both the Parkway and Empire Ranch, we should be able to mount a significant and hopefully successful defense against this condo project.

If anyone wants to get together to meet and discuss/brainstorm ideas, please contact me. I live in the new Meritage Community off Golf Links and my schedule is quite flexible, depending on client requirements, so I can meet most any time of the day.

As a suggestion, for our first meeting, I will be at Starbucks Broadstone (on corner of East Bidwell and Broadstone Parkway) this Saturday morning, August 20, 2005 at 08:00 for coffee. Anyone interested in hearing more about this project, or has any ideas on how we can quickly contact more people in Empire Ranch and the Parkway so as to start building a ground swell of public opinion against this project, please join me. I look forward to meeting with all of you as soon as possible.

It's a good life here in Folsom. Make it a great weekend!

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=Empire
California Home Network website: calhomenet.com
The Internet Home Marketing Center

Empire Ranch and Parkway Real Estate News Home (To read the most recent posting)

"Mirabella Condominium Project" Original Comments

 


These were the original comments on the Mirabella Condominium Project.

Do to technical difficulties, the original posting was deleted but was able to be recovered from the archives file.



August 18, 2005 3:23 P.M.
Torrey Loomis said...

Patrick,

Thank you for creating this resource. I will try my best to be at the meeting this Saturday.

Torrey Loomis
Empire Ranch Resident

August 18, 2005 3:23 PM


Anonymous said...

There is already a Yahoo Group set up for all the Elliott & Parkway issues on yahoo at:

http://groups.yahoo.com/group/elliot_parkway_community

I would suggest we stick to that one generic communication group. If we all start our own personally branded sites we will not be able to communicate effectively!

Thanks!

August 18, 2005 5:15 PM


James said...

I for one am personally thankful that Patrick has put together this succinct article. I have been over at the Yahoo area and there is no information there.

Additionally it seems as though he is on top of what is happening and has been speaking with the community leaders in general.

Thanks once again for keeping the community informed.

August 18, 2005 7:38 PM


Patrick said...

I just want to comment to the person that was talking about the Yahoo Group. I went to that site but there was no information at all on that site.

Besides, after checking it out, I felt that it was not as flexible in allowing unlimited comments from people who wanted to remain anonymous like this one does.

This site is a true blog where anyone can comment. You can elect to log in and be identified or you can remain completely anonymous. The main thing we all need to do at this point is to pull together in the same direction if we want something other than condos on this property.

Once again, I hope everyone can join me at Starbucks Broadstone on Saturday morning, 08/20 at 08:00.

Regards,
Patrick Warholic

August 18, 2005 9:14 PM


Anonymous said...

Patrick, my husband & I left Natomas Park after fighting with city council and various developers after they decided to do the exact SAME thing.
We lost because we only had 20 people who really cared & the show of support REALLY hurt us...and the property values of those that decided to wait and see what the condos looked like. In that regard I wish you luck and suggest that you pull studies regarding condos/apartments (even midscale to upscale) and the increase of drugs being sold to YOUNG school children and sexual predators...the facts are truly frightening and NO I do not meanthat those who buy a condo are drug pushing sex offenders, but the numbers stack that way.

On a side note. While I can appreciate your involvement with this project, I hope this is not just a large self marketing tool for yourself. I know realtors and have worked with some that are VERY high profile. We attended city council meetings, planning and community meetings, even meetings with the Mayor of Sacramento, several times.
You really need a seperate web site if those that are to be influenced can SEE your crediblity and not your self promotion of realtor services.
GOOD LUCK! We want Starbucks, not condos with parking lots, large trash dumpsters, large overhead street lights and an increase in crime!

August 19, 2005 7:42 AM


Anonymous said...

Its encouraging to see that parkway residents are caring and supporting to stand against a Empire ranch project which ofcourse Elloitt is developing. Its encouraging because even though Empire ranch blocked the Parkway II residents from Empire Oaks elementary and Empire ranch residents never really opposed the town homes or the new overhead powerlines.

Regarding this blog I personally dont care whether you get publicity out of this as long as its for genuine effort. The only problem is Patrick seem to be pushing for commercial site, even though its a so called neighbourhood coffee/restaurant has anyone thought that can we really close it to other residents of Folsom. Can the business survive with just residents around it, does a restaurant shut down in the evening because the residents want to go to sleep at 9 PM.

Blogger on this site or on the Yahoo community need to agree on the future of that piece of land before opposing it. I would really push for townhomes on that land. Not more then 2 stories with enough bedrooms for people with family to stay in it.

August 19, 2005 10:33 AM


Patrick said...

Regarding the comments made by the woman, who with her husband, left Natomas Park and offered her experiences with condos in that area, I can only say that we all appreciate input from anyone who might have experiences with this type of project. My thought on that particular subject is that I always like to give the benefit of doubt to anyone and would not want to suggest that we might have additional crime from a condo project in our neighborhood.

Regarding the fact that I happen to be a Realtor, I make no apologies. I have clients who live in both the Parkway and Empire Ranch and I happen to feel very passionately about the look and feel of our neighborhood. Being active in the community, I am blessed to have a profession where I am able to be flexible and attend things like a 07:30 A.M. Architectural Review meeting.

This community forum site is not about me. It just happens to be a very convenient, efficient, and effective way for me to communicate things that I have found out regarding this project that are of interest to many friends, neighbors, and interested citizens. It also gives each one of us the ability to ask and answer questions.

Yes, I happen to personally be in favor of an upscale, trendy, neighborhood retail center over a condo project that is going to stress an already over crowding situation at Empire Oaks Elementary School. Yes, this may add some additonal traffic to East Natoma and Golf Links, but in balance it appears to me to be a better solution than the overcrowding and additional traffic that would come from rezoning for high density housing.

Please join me at Starbucks Broadstone tomorrow morning at 08:00 to talk in person and to strategize. I look forward to meeting each and every one of you.

Thank you and make it a good day.

Best regards,
Patrick Warholic

August 19, 2005 11:53 AM


Anonymous said...

Thanks Patrick for setting this up. This will be helpful instead of having e-mail's fly around.

My biggest concern is the increase of traffic around the school. The intersection has already become very congested with the opening of golf links to broadstone pkwy. I figure if we have retail there, people that are already going through this area will use it (it won't increase the traffic)

It makes me mad that Elliott is trying to add high density housing here. All of the high density housing projects were identified a few years back. At that time, Elliott did not include this location.

Unfortunately I can't meet you at Starbucks but I'll definitely be at the architectural review meeting to voice my opinion.

August 19, 2005 7:37 PM


Maureen said...

Thank you very much for the information! I feel one of the best ways to get this information out to the neighborhoods in Empire Ranch is to make up fliers and post them on the mailboxes throughout the communities. It is definitely a high traffic area where most people would be able to get information on what is going on. When I first found out about this project several weeks ago, not a single neighbor of mine was aware of the situation. Thanks again for helping get the info out to everyone!

August 19, 2005 7:41 PM


Anonymous said...

Aren't there any laws onthe books in where residents have to be legally notified in they live within 300-1000 foot radius that changes in building plans have changed...it IS that way in MANY areas!
Traffic from condos peaks at school times...everyone leaving for work in the morning, when children cross the street at either corner. In the evening, children are coming home from soccer, school functions and the danger this poses is substantial.

A starbucks for example does have traffic peak times also, but the influence a community has over its design parking structure, hours of operation and the fact that it would be a gathering point for parents, community members, and that it would contribute to the local school (or whatever business) would be fabulous.
The school board is meetingto redraw the boundaries in November.
Empire oaks can not sustain more growth. they denied us a school of our own in the parkway and we can't go to empire for school....
where are they sending these children?
If they say their studies show condos are bought by singles or young couples or older ones without children, those are antiquated.California families buy these and they provide more affordable housing.
Natomas Park went ahead with their project, but we had them add:CC&R's and dues(because if you do not pay dues, legally nothing can be enforced and you need a board)they installed different parking, widened the sidewalks, created lanscaping that was comprable to a model home and chose low voltage, lower style parking lot lights. We were able to pick out designs that we liked, but the # of bedrooms 4-5(1700sq ft!!!) we could not touch. 1 car garage we could not touch. They parked everywhere...Empire Oaks can not handle this impact!!
I will be there at the meeting !

August 20, 2005 9:17 AM


Peter said...

I think we need to show large numbers at these meetings. i am pleased that there seems to be a chance to have a commercial development there. I worry however that the occupancy rates for commercial properties at Broadstone Marketplace and the new projects at Blue Ravine and East Natoma may be prohibitive to another commercial property at East Natoma and Golflinks. However the overall neighborhood feel and sense of community would be greatly enhanced by a retail center as Patrick describes.

I have reviewed the plans for "Mirabella" and it is VERY box-like. If they do rezone and go forward with condos we need to get them to limit it to 2 story's. At least the condo's at the Esplanade have some character. We need to go for that same feel in keeping with the neighborhood. One avenue might be to mention the multi family housing guidelines:

Design Guidelines for Multifamily Developments City Council resolution Number 5734. It states:

Section E,Number 1:

Scale-The scale of multifamily projects will be considered in the context of existing surrounding development.

Section E, Number 3

Design Compatability- The design of multifamily residencies shall complement surrounding development but shall not replicate adjacent residential designs.Designs within specific project area need to be consistent in scale and character but not to the point of being repetitious.The residential design will respect the predominant characteristics of height, massing, setbacks and materials of the existing development in the project area.Windows or openings will not provide for visual intrusion to adjacent residential properties.

In all of Folsom it seems that there are very few 3 story condos and apartments. Where there are 3 story units they are not next to existing housing houses and they are broken up by 2 story sections.
The Madrone which is going up at the corner of Iron Point and Empire ranch I believe is planned for 3 strory's but there are no existing homes there yet. Maybe Elliott knew that it would be easier to get 3 story condos in before single family homes, as they are running into a lot of opposition to the project at East Natmoa and Golflinks.

I have an old map of Empire Ranch that was given to me when we were first looking at homes here. The plot of land at Golflinks and East Natoma is clearly labeled as commercial. It really could function as neighborhood hub for all of us. Many of us in the Parkway paid lot premiums based on this information. we need to stand together on this and attend these meetings.

August 20, 2005 10:58 AM


Patrick Warholic said...

Saturday, August 20, 2005

Our informal coffee meeting at Starbucks this morning turned into a number of great discussions among 11 different people between 08:00 and 09:30 or so. There were some very good ideas that were discussed on how we can best make an impact with City officials to get our views heard.

One immediate idea that can be implemented for this coming Thursday's meeting of the Architectural Review Commission at 07:30 is for those people who are unable to physically attend the meeting who want their views heard is to write a letter to the Architectural Review Commission as a Word document and then attach it to an e-mail to me. I will print all the letters out and then try to get permission to read them publically at the meeting.

If you don't want to write a letter to attach to your e-mail to me, just send me an e-mail with your thoughts and request that I print it out and read it to the Commissioners. I will also leave them copies of all e-mails and letters that are addressed to them and e-mailed to me for publically reading them at the meeting.

Another good idea that came up at coffee this morning is to start circulating petitions door to door throughout all of Empire Ranch and the Parkway clearly stating our objections to condos and our desire for a trendy, friendly local neighborhood retail center as originally promised to all of us when we bought our homes. Does anyone have any experience with the legal wording requirements that are involved before circulating petitions?

Remember NUMBERS TALK LOUDER THAN MONEY! We can make a difference if we can just rally enough troops.

Please inform as many Empire Ranch and Parkway residents as possible about reading this Community Forum to stay current with the latest information and developments. Also, please urge them to attend the Architectural Review Commission meeting at 07:30 this Thursday morning, August 25, 2005.

Best regards,
Patrick

August 20, 2005 10:31 PM


Anonymous said...

Starting a petition is a really good idea, there will probably be more people willing to sign the petition opposing the condo peoject than being able to attend and speak at various mettings. This is one good way to get the NUMBERS. The sooner this can start, the better.

August 21, 2005 10:19 AM


Anonymous said...

I am a very happy Parkway resident. My husband and I fell in Love with the Parkway when we first started looking at homes in Folsom. We are strongly against the 3 story condos. Because we are unable to attend the meetings we would love to sign any petition against the condos. I want to thank Patrick for the well informed website!!!
Thanks!

August 21, 2005 8:54 PM

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