Loading...
OPC CAC Statement re Domani (2)Stateuaent by Uid Port Cove- Community Action Committee On Ordinance 200$ -O$ August 2$, 2008 We support a residential project on the proposed site, but not at the maximum density proposed in the Ordinance. Over 1 OQO resident owners at Old Part Cove will be affected by your decisions regarding the Domani Property. We have no assurances that after your rezoning to R 3 our concerns will be satisfactorily met. This despite the graciousness ofthe Kolter company meeting with represe~xtative of our community. Most of our concerns were left to the ~ost-zoning decisions of the planning commission and future construction decisions by (/Kolter. . But even mare importantly, the State Department of Community Affairs has not approved. the Village's Domain rezoning proposal. The Department identifies: • concerns regarding higher density residential development in the coastal high hazard area, • inconsistencies with Future Land Use Policies and inadequate traffic impact analysis, particularly associated with quick access to Hurricane evacuation and shelter. Village responses to these State concerns appear as inadequate as the response to our own community questions. The Village, in the documents suppartirig this rezoning ordinance, is ignoring State Department recommendations NOT to place high density zoning in costal high hazard areas, which the Domani property is in. Instead, the State Department directs the Village to place high density residences on the West side of Highway 1. ` Further, the State Department highlights even more serious traffic concerns than our own community fears. The Department wants detailed Hurricane Ivacuation and Shelter Services data. The Village responds essentially that Domani apartment owners won't be in residence during the summer. And, that local police officers will direct traffic to evacuation routes -and shelters. Those of us who experienced the hurricanes of the last few years, know that Highway 1 floods I~Tortli of PGA Boulevard. And, police officers directing traffic in 60 mile an hour winds is not a reality, nor safe. We believe you need to know of our concerns before you proceed and get the appropriate answers before you act to rezone the property to a higher density. Koper Communities is a quality international builder and we are sure it seeks to be a good neighbor. We thank them far their meetings but there are many concerns left unanswered awaiting an after-the-fact decision, Planning Commission process. The Village's plans to rezone the site to R 3, high density is premature. Plans to permanently re-zone far a proposed two 18-story condominium buildings and 34 two-story townhomes replacing the anginal 77 unit plan is premature because the proposal: Conflicts with state recomruendations NOT to zone high density residential projects in coastal high hazard areas . Creates Safety concerns -Evacuation and access to Shelter become serious when exit from the property leads to areas of flooding to the North • Appears to visually crowd the lot; the plot plan is to be determined • Set-backs, plot plans and exterior design have not been proposed • Underground. parking, in the original plans, have not been committed to in the newly expanded, high density proposal Maximizes the R-3 zoning allowance -- from I 1 to the maximum allowable of 24 units per acre • Traffic patterns have not been fully studied - U turns are necessary to proceed South from the property - Ts there an impact on intersections and the need far a new traffic or caution light? Vdhat happens during hurricanes • Appearance issues have not be addressed Construction may be elongated by a two phased time line -building one tower first and then a second after it is economically viable, extending construction at the site over a 2 to 5 year period. And a final observation, one argument suggest that the Domani rezoning is simply consistent with Old Port Cove's R3 zoning. This is specious. Old Port Cove is a 60 acre property with densities of 4 per acre to over 100 per acre. The Domani project is seven acres, not allowing much open space nor set backs. There is little comparison. No matter what your action today, and we urge it to be fiuther study, we would appreciate your eorxxmitnnent to answering these concerns, before the project proceeds.