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Home My WebLink About6/6/2017 Item 5, Wynn Christian, Kevin From:gregwynnarchitect@gmail.com on behalf of Greg Wynn <greg@gregwynn.com> Sent:Tuesday, June 06, 2017 12:05 PM To:E-mail Council Website Cc:Codron, Michael; Lichtig, Katie; Gallagher, Carrie; Wiseman, Jenny Subject:Council Hearing 6 Jun 2017, Item #5, ADU Ordinance Attachments:ADU Policy.pdf Mayor and Council- Please accept this letter for consideration as you deliberate tonight. I will be in the audience if you have questions for me, and I am always available should you wish to call me directly. Greg -- Greg Wynn, AIA, NCARB Architect p.o box 14345 san luis obispo, ca 93406 (805) 801-3414 1 greg wynn architect architecture-planning 6 June2017 Mayor Heidi Harmon and City Council City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 RE: ADU Ordinance Mayor Harmon and Council, As you know the purpose of SB1069 and AB 2299, and the ordinance you are reviewing tonight have a primary purpose to ‘facilitate the creation of these units to assist with the state housing crisis”-(Michael Codron, May 2, 2017 staff report).I support the Accessory Dwelling Unit ordinance as proposed and encourage you to adopt it as written. More importantly, I am requesting you as a Councilprovide policy direction to staff that removes as many encumbrances, fees, and burdens to development of ADU’sas is legally possible. Staff wants to see this ADU Ordinance succeed, but they have clear policy direction from prior councils that “development should pay its own way” and to that end, are committedto require infrastructure improvements and collect fees. State law says any ADU ordinance written can’t become ‘burdensome’ to development and while the ADU ordinance is silent on requirements and fees, the reality is far from that. Consider a new detached 700 SF ADU to be constructed under the ordinance: Water hookup hot tap to city main, encroachment permit, street repair).................................$10,000 Water meter................................................................................................................................$500 Water Impact Fee (studio, expected to be more for ADU).........................................................$3307 Sewer video, lateral replacement, encroachment permit, street repair)....................................$8,000 Curb, gutter, sidewalk (required if damaged or needs ADA slope repair)...............................$25,000 Street Trees (1 per 35 LF street frontage)................................................................................$2,500 School Fees ($3.48 /SF)..........................................................................................................$2,436 Soils report (required by Building)............................................................................................$2,500 Building Permit (itemized below)............................................................................................$11,675 Engineering Development Review..............................$1,096.00 SMIP (Residential).............................................................41.50 Green Building Fee............................................................14.00 Planning Development Review Fee..............................3,216.00 Consolidated Inspection Fee.........................................4,289.00 Consolidated Plancheck Fee........................................3,019.00 Estimated fees and costs associated with development of ADU.....................................$65,918 That same 700 SF ADU @ $200/SF = $140,000building cost. City required charges listed above add almost 50% to the building cost, almost $100 per square foot. Clearly, we can do better to reduce the cost of ADU Development. p.o. box 14345 san luis obispo, california 93406 (805) 801-3414 gregory d. wynncalifornia licensed architect c-24917greg@gregwynn.com I am asking you to consider a policy shift… Consider that the cost of City infrastructure replacement need not be on the development of ADU’s. We all like street trees and new sidewalks, but these can be deferred to the same property owner when larger development takes place. Consider that more water usage sold through the same water meter comes at a higher tier price point. It behooves the Owner to install a second meter to get a lower-tier pricing structure, but if they don’t have the $13,000 to get the meter installed, they can’t construct the ADU. A better response would be to make the requirement for a second water meter optional, or provide sub-metering, or install the meter for monitoring usage but don’t charge theinitialfees;there is already a monthly usage fee for the life of the ADU.Believe me, an on-site owner landlord paying the water bill can be a very effective advocate for improving tenant water conservation. Consider that soils reports can be waived by the Building Official, something already allowed on projects below 500 SF.The soil profile in this City if pretty well known, and the standard detailing we have used for years takes into account the expansive nature. Simply raise the exception limit to 800 SF. You get the idea…some things we can’t change, school fees for example, but many of the requirements we put on development can be set-aside, in hopes of making this ADU ordinance successful. We say we want housing and we all want housing options, but if we throw uptoo many roadblocks, we limit the opportunity for all income levels to participate. I am truly happy you are adopting this ordinance. It is the right move to help solve our housing crunch. Please provide a clear policy to staff that supports what you are trying to achieve. Thank you, greg wynn architect Greg Wynn, AIA Architect