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Home My WebLink About12/4/2023 Item 4a, Watry Nick Watry < To:Advisory Bodies; Bell, Kyle; Cohen, Rachel; Goode, Owen Subject:My presentation at the ARC meeting this evening: Attachments:scan 28.pdf This message is from an External Source. Use caution when deciding to open attachments, click links, or respond. Good morning, Attached are the comments I will be delivering to the Architectural Review Committee this evening. Please confirm that this transmission got to you and is sufficient for me to be on the agenda; if not, I will deliver a hard copy to each of you by 2:00 PM this afternoon. Sincerely, Nick Watry 805-441-4721 nwatry@me.com 1 December 4, 2023 City of San Luis Obispo Architectural Review Commissioners Council Chambers at City Hall - 990 Palm Street, San Luis Obispo, CA. 93401 805-781-7164 Email: advisorybodies0slocity org Mr. Kyle Bell, Housing Coordinator 805-781-7524 Email: kbell(TslociiW OrE Ms. Rachel Cohen, Senior Planner 805-7817574 Email: rcohen@slociiy.org Mr. Owen Goode, Assistant Planner 805-781-7576 Email: ogoode@slocity org REGARDING: COMMLUMN MEET/ C ON MONDAY DEEMBER 4 O a OO n m REVIEW OF THE RESIDENTIAL DEVELOPMENT CONSISTING OF A THREE-STORY / FOUR-STORY, 6,065 SQUARE FOOT, (OR IS IT 5,722 S.F.?) TEN UNIT, (OR IS IT A 6- UNIT?) APARTMENT BUILDING, RISING TO 40'-0- IN HEIGHT. THE PROJECT SPONCER PROPOSES TO BUILT THIS LARGE OF A DEVELOPMENT WITH A 26% DENSITY BONUS, A 100% VEHICULAR PARKING REDUCTION AND A ZERO LOT LINE TO THE REAR. THE PROJECT IS PROPOSED ON THE 460 PACIFIC STREET, SAN LUIS OBISPO, CA. LOT WITH AN EXISTING RESIDENCE THAT WILL BE DEMOLISHED. Ladies and Gentlemen, My name is Nick Watry and I reside next door to this proposed project to the North, (actually due North) in the 1921 California Bungalow at 466 Pacific Street, San Luis Obispo. I am a practicing Architect, Professional Engineer and Parking Planner. During my career, I have designed over 2,500 parking facilities, one for the City of San Luis Obispo at 919 Palm Street, the other for the Cal Poly's Performing Arts Center. The purpose of this communication is to bring to your attention that, in my professional opinion, this housing project will generate additional parking demands on our neighborhood that will create an adverse health and safety impact and will be intolerable for my neighbors and myself for the following reasons: 1. Many of the residences in the extended neighborhood do not have enough on -site parking for the inhabitants. Case -in -point is the residence across the street from me; 465 Pacific St. houses 5-Cal Poly students with 4-vehicles. Yes, a couple do ride bicycles or ride -share to the Cal Poly Campus, but their vehicles reside on the curb all day and night so that they can use them at night or weekends to go other places. Another example is a resident from two blocks way parks her late -model SUV on 475 MARSH STREET SUITE 458 SAN LUIS OBISPO CALIFORNIA 93401 805.441.4721 nwatrv(0)me.com the curb squarely in from of my home during the week and drives off on the weekends; she lives two blocks away in the "lower income' Downtown Terrace Apartments at SSO Higuera Street 2. The Downtown workforce at this end of town park up and down Pacific St as well as on Nipomo, Beach, and Carmel side streets east to Pismo Street and beyond. This is "free parking' for all these workers. 3. Another case -in -point is that the Avila Senior Living at Downtown facility, 475 Marsh St has over 72-apartments with a staff of approximately 28 during the day and 12 at night. A majority of these employees drive to and from this work destination in their one passenger vehicles and many of them commute from Santa Maria. I don't believe that these employees employ the City's Transit System, Rideshare, Carpool/Vanpool and probably never will. 4. Avila Senior Living has an outdoor patio and eating area west and behind my home at 466 Pacific Street and is a very popular outdoor event area. This proposed 40'-0" apartment building is due "magnetic south" of this patio and just may cast an unfavorable shadow on this popular outdoor area for our community's seniors. I recommend that a shadow study be required for this project before fill approval is made. 5. As you are aware, Marsh Street is one-way north and Pismo Street is one-way south. The consequences are that many more vehicles travel, "speed" north and south on our Pacific Street to avoid these one-way streets with bicycle lanes, see the attached map. Therefore, the narrow Pacific Street vehicle corridor is "over -stressed". I accidents. Also, have the Police any records of traffic accidents on Pacific Street? 6. So, living on this narrow two-way street with "bumper -to -bumper" curb parking poses a dangerous situation while backing out of our driveways. Because of the parked vehicles each side of my driveway, it is difficult for me to see the north/south vehicle traffic on Pacific. When I do back out onto the street, my vehicle is often stopping traffic, many times in both directions. I recommend that a narking study be required for this project before full approval is made 7. This year's condominium construction at 570 Pacific Street has almost been unbearable with Pacific Street from Nipomo to Beach being shut down many, many times. Also, most of the curb -side parking was taken up with construction vehicles that put an additional strain on all parking in the area. If this project at 460 Pacific Street is approved as presented here, I recommend that the city require that all construction vehicles be parked far away and bused into this congested site. I worked many years in Waikiki, Hawaii, leading the construction of many hotels and apartments and that was how it worked. Construction materials were delivered when traffic afforded it. For this project, that would be on weekends when we don't have nearby employees parking here. My personal observations are that we have 29-parked vehicles on our block on week days, 12 on the weekends. 8. Question; will this project have a Condominium Map filed as part of the application? It is my experience that this is a common occurrence with some rental housing projects, allowing the project sponsor the ability to sell the project off, or in part at a later date. 9. Monday morning, like this morning, is trash pick-up time. The tenants of this project will have to walk approximately 200 feet from the project's front door, (there is no back door) to the trash enclosure. I surmise that a few of our new neighbors in this housing project will also be dumping their trash into our trash receptacles on our curbs. Will we be able to report these occurrences to the City authorities for remedy? 1 recommend that the pKoject have the trjqh enclosure provided on this urn=,eCEM co th t the Inhabitants t the trash recentarlec on the c, rh Pyea Sunday night like we do The required parking for 10-apartments per the City of San Luis Obispo Parking Standards in this R-4 zone of the City is, see attached: Studio Apartments require 1-stall per unit times 2-units = 2-stalls, One Bedroom unites require 1-1/2 stalls per unit X 6-units = 9-stalls, Two Bedroom unites require L-&WIIS 1jer Unit times 2-units4-stalls. s. Therefore, the total parking stalls required by the SLO ordinance = 15-stalls, 11 for 6-units. A possible alternate approach: It is noted on sheet T1.0 that an agreement with the property owner to the rear of this project, 437/441 Marsh Street will enter into an agreement to provide space on their property for a trash enclosure and Electrical transformer. It should be explored if a similar agreement could be reached with this owner to provide for mechanical parking on their properly for this project: "Stackers" come to mind as well as a "Carousel" tower or movable pallets. 1 recommend that the project team contact Mr. Dave LoCoco Principal at Mtry Design in San lose to perform an analysis if mechanical parking is available. David is the nationally recognized expert on mechanical parking systems. He can be reached at dlococo@watMdesign.com or 633-917-7275. In the spirit of affordable housing for our community and as the most impacted nearby resident, could the City approve a full 4-story apartment building within the 40'-0" height? This could be constructed as four identical apartment floors with 2-One Bedroom units and 1- Two Bedroom unit per floor to come to 12-total units requiring 20-parking stalls on the 437/441 Marsh St. property. The residence entrance would be to the west, with the Pacific Street entrance for visitors. An elevator and another stairway would be needed also. Respectfully presented. , C. Nicholas Watry, Architect/ Engineer Resident of 466 Pacific Street, San L is Obispo Attachments: I am city of san Luis oBjspo paakinG ana Nzlveway stan&os ana associated paaklnG Requlatlons section l: plannmG section 2: pusUc WORkS section s: sultOmej section 4: f1Re section 5: In heu fees section 6: community design Guidelines 6-07 TABLE S - PARKING REQUIREMENTS 13Y USE wumn.cmoneroirxnmaswe»w.dm:�