HomeMy WebLinkAbout03/18/2008, - FRONT PORCH - STUDENT HOUSING PROJECT - DOCUMENTS FROM MICHAEL PEACHEY Page 1 of 1
Hooper, Audrey
From: Hooper,Audrey
Sent: Wednesday, March 19, 200811:48 AM
To: Romero, Dave; Brown, Paul; Carter,Andrew; Mulholland, Christine; 'asettte@calpoly.edu'
Cc: Hampian, Ken; Lowell, Jonathan P; Mandeville, John; Stanwyck, Shelly; Mandeville, John;
Murry, Kim; Davidson, Doug
Subject: Front Porch-Student Housing Project-Documents from Michael Peachey
Attachments: Peachey Letter re Front Porch Student Housing.pdf
Attached are the documents Michael Peachey dropped off during his comments at last night's City Council
meeting. (Because the maps/exhibits may be difficult to read, I've also put the copies he provided for each of you
in your mail boxes.) You'll recall that Council agreed that Mr. Peachey's issue should be referred to the Land
Use Element or Housing Element Update,whichever comes first
Audrey
3/19/2008
RECEIVED
MW ARCHITECTS,INC
March 18,2008
MAR 1 8 2008
San Luis Obispo City Council SLO CITY CLERIC
City of San Luis Obispo
990 Palm Street
San Luis Obispo,Calif.93401
Re: Front Porch Student Housing Project
Presbytery of Santa Barbara
Dear Mayor and Council Members,
On March 12i°,we received resounding support from the Planning Commission for a use permit for the Student
Housing Project for the Presbytery of Santa Barbara. Enclosed with the envelope is a copy of that application.
In addition we had extensive discussion on how this project could be a catalyst to encouraging similar types of
projects adjacent to Cal Poly. The Planning Commission made the motion to suggest that the City Council consider
amending the zoning to allow additional residential density with the following three findings;the project shall
incorporate an on-site manager,the property shall be contiguous with Cal Poly Campus and the parking restrictions
shall be reduced. With these revisions to the General Plan and Ordinance we can encourage smart growth
principles,provide for a walk able and livable community that will serve a diverse student population and provide
affordable housing opportunities.
We believe that given the high cost of automobile ownership for students under the age of 25,[car payments,
insurance,fuel,parking]that the parking spaces provided in our project are more than adequate. Our planning for
this project has as its core value the goal of reducing vehicle traffic in the immediate campus neighborhood by
replacing students who commute by vehicle with students who come to Cal Poly without a vehicle and walk or bike
to class.
In a sister ministry,Westminster House at U.C.Berkeley,out of a total of 130 residents,only 5 chose to bring their
vehicle to campus.Westminster House leasing staff report that this lack of demand by undergraduate student
residents has led them to find others who are able and willing to pay for monthly parking to fill the remaining
parking spots. The vast majority,(125)of Westminster House residents bike or walk to classes,the U.C.Dining
Commons,and other area business locations for shopping and dining.
In Comparison,Berkeley's R-4 zoning density limitations are 217 people per acre vs. 55 people per acre in San Luis
Obispo. The parking requirements are 1 space per 5 occupants vs. 1 space per 1.5 occupants.
In Conclusion,the Front Porch and the Presbytery have invested in this community for the last 50 years and wish to
continue making investments in the community well into the future. Thank you for your time and consideration.
Respectfully,
y
Mich APeache c ' ect
MW ARCHITECTS, INC
225 PRADO ROAD STE. G,SAN LUIS OBISPO CALIFORNIA 93401
TEL. (805) 544.4334 FAx. (805) 544.4330
ARCHITECTS: MICHAEL PEACHEY•WAYNE STUART
Development Standard Statement
It is our goal to have the City review this project against the goals and objectives of the General Plan and
Zoning ordinance to the be in substantial conformance to these standards. The only exception we are
asking with this application is the language that limits the number of people per acre for a multi-family
student apartment project within a R-3 zone.
Due to the projects demographic location to Cal Poly and many amenities built into this project that makes
this a walkable, livable and environmentally viable project,we are requesting the City to consider our
request for an additional 35 students on this site. We have highlighted many of the General Plan goals and
objectives that this project meets and exceeds and hope the City will find that this project's unique
characteristics would grant an exception to this occupancy standard. This project represents anew trend in
student housing that will show that increased occupancy for student housing provides far more benefits to
the community than it detracts.
General Plan Support for this Project
Land Use Element 2 4.8 High Density Residential
High-Density Residential development should be primarily attached dwellings in two-or three-story
buildings, with common outdoor areas and very compact private outdoor spaces. Other uses, which are
supportive of and compatible with these dwellings,such as group housing,parks,schools, and churches,
may be permitted.Such development is appropriate near the college campus, the downtown core,and
major concentrations of employment.
Front Porch: This project consists of all two-story structures with 34 surface parking spaces directly
adjacent to the College Campus. It could be argued this project is not dense enough and should be three
stories. For this to happen,we need a serious discussion on parking requirements for this type of project.
There are many examples across the nation that could make the case to reduce the parking requirements
significantly for projects of this type due to its proximity to the college campus. Cal Poly is currently
increasing housing and reducing parking. This project proposes to increase the occupancy from.35 to 70
occupants;this would make the car to person ratio, l car per 2 persons. There are examples of student
housing with ratios as high as I carper 6occupants. It is our opinion the city's current parking requirement
is a major restriction to affordable housing.
Land Use Element 25 Affordable Housing
the City will help conserve and increase residential opportunities for residents with very low, low, or
moderate incomes.As explained more fully in the Housing Element, each development project should
contribute in some way to the conservation or production of affordable housing, considering the
opportunities and limitations for the project. The major residential expansion areas,in particular,should
include a wide range of housing types and costs to meet the needs of various income levels and housing
preferences.
Front Porch: Staff has recommended that would have to rezone to R,4 and encumber the project with an
affordable housing restriction of 25%to obtain the necessary density.that this project is requesting. We
feel this project,since it is owned by a non-profit,is better suited to manage and govern over this project
and will reduce the pressure on city funds and resources to facilitate an affordable housing portion on this
site. The Presbytery's primary goal is to provide affordable housing for the entire project not just 25%.
Secondly,the high permit fees are a major impact to making any project affordable. The current fee
estimate for this project places a$50,000 per unit burden in just permit fees. This fee can be absorbed in
the rent easier with increased occupancy. Affordability also should be addressed in parking. See
comments in section 2.4.8 above.
Land Use Element 2.7.3 Amenities
Multifamily housing likely to be occupied by students should provide the amenities which students seek in
single-family areas, to provide an attractive alternative.
Front Porch: This project will attempt to lead in providing amenities that provide benefits of multi-family
housing and campus housing. All units will have large living area,private study-dining area,kitchen
facility,one bathroom per bedroom,ample.bicycle storage,activity center that will provide group activities,
game room,lounge,coffee bar,computer support,and social and academic support.
Land Use Element 2.7.4 Location
Housing likely to attract faculty or students should be encouraged to locate close to Cal Poly, to reduce
commute travel.
Front Porch: This project should represent a model that the city embraces. This project borders Cal Poly
campus and provides more opportunities for students to walk to campus. Adding more students will reduce
the pressures on single-family housing,workforce housing and reduce commuter traffic. Shared electric
vehicles are provided to meet the students transportation needs within the city along with close proximity to
walk,bike or ride the bus to essential needs of student living.
Land Use Element 2.11 Multifamily Preferences&Standards
1.11.1 Preferences- The City will evaluate student-housing preferences and consider revising
Development standards to better meet them in multifamily housing near campus.
Front Porch: This is our request today,to consider revising the city's development standards to allow an
additional 35 occupants. This can be supported because of the organization support by the Presbytery.
This project requires an onsite caretaker,counselor and financial commitment to make this project work in
a responsible manner. The areas historic problems with students have been a burden to the city's police
and fire resources that can be better suited in appropriate areas. The family oriented nature of this project
makes this a sustainable and self-policing project. The quality of the housing is improved when you have
an on-site manager,things that don't function will not go long without correction. Where as in single-
family neighborhoods that convert to student housing,many of the mechanical needs go unfixed or
modified to an extent that create a hazard for the occupants and the neighborhood. This project eliminates
this because the hands on nature of this projects owner. It's a safer and healthier project and support of
this project will benefit the community in many ways.
Land Use Element 2.16 Residential Densities
The City will evaluate alternatives to the current maximum number of dwelling units per acre(based on
bedroom count)and height and setback standards, to regulate residential building intensity, and bulk and
mass. Floor area limits will be considered.
Front Porch: Currently this project complies with the curren-tzoning density definitions,height and setback
standards,building intensity,bulk and mass. The portion of the residential density we are asking to
consider it the increase in number of occupants per acre. We are requesting to change the occupants per
acre from 40 to 80.
Land Use Element 6.4.5 Porous Paving
The City encourages the use of porous paving to facilitate rainwater percolation.Parking lots and paved
outdoor storage areas shall,where practical,use one or more of the following measures to reduce surface
water runoff and aid in groundwater recharge:porous paving;ample landscaped areas which receive
surface drainage and which are maintained to facilitate percolation;drainage detention basins with soils
that facilitate percolation.
Front Porch: We have met with City engineer regarding this product to meet the standards of the Water
Ways Management Plan. This statement is included as part of the conceptual grading and drainage plan.
We also support sustainability concepts within the green building council and have submitted a LEED
checklist for new construction with this application. We will continue to implement as many of this
principals within this project. We wish to make this an example for all other projects to follow.
General Plan 2.0- Circulation Element
Transportation Goals
1.Maintain accessibility and protect the environment throughout.San Luis Obispo while reducing
dependence on single-occupant use of motor vehicles, with the goal of achieving State and Federal
health standards for air quality.
2.Reduce people's use of their cars by supporting and promoting alternatives such as walking, riding buses
and bicycles,and using carpools.
8.Reduce the need for travel by private vehicle through land use strategies, telecommuting and compact
workweeks.
Transportation Objectives
1.6 Encourage Better Transportation Habits
San Luis Obispo should:
L Increase the use of alternative forms of transportation and depend less on the single-occupant use of
vehicles,
L 7 Promote Alternative Forms of Transportation
TRANSIT SERVICE
3.0.4 Campus Service
The City should continue to work with Cal Poly to maintain and expand the "no fare program"for campus
service and Cal Poly should continue to provide financial support. The City should encourage Cuesta
College and other agencies to establish similar programs.
BICYCLE TRANSPORTATION
4.0.1 Bicycle Use
Bicycle transportation should be encouraged.
4.0..2 Cal Poly Trips
At least 33%of all Cal Poly trips should be made by bicycle by the year 2000.
4.0.3 Continuous Network
The City shall complete a continuous network ofsafe and convenient bikeways that connect neighborhoods
with major activity centers and with county bike routes as specified by the Bicycle Transportation Plan.
4.0.4 New Development
New development should provide bikeways;secure bicycle storage,parking facilities and showers,
consistent with Cityplans and standards.
4.0.5 Bikeway Design
Bikeways should be designed and maintained to improve bicycling,safety, convenience, and encourage
people to use bicycles to commute to work or school.
WALKING
S 0.1 Promote Walking
Walking should be encouraged as a regular means of transportation for people who live within a 10-minute
walk of school, work,or routine shopping destinations.
5.0.1 Sidewalks and Paths
The City should complete a continuous network ofsidewalks and separated pedestrian paths connecting
housing areas with major activity centers and with trails leading into city and county open areas that avoid
sensitive areas.
5.0.3 New Development
New development shall provide sidewalks and pedestrian paths consistent with City policies,plans,
programs and standards.
5.0.4 Pedestrian Access
New or renovated commercial and government public buildings should provide convenient pedestrian
access front nearby sidewalks and pedestrian paths,separate from driveways and vehicle entrances.
5.0.5 Pedestrian Crossings
To improve pedestrian crossing safety at heavily used intersections, the City should institute the following:
A.Install crossing controls, where warranted, that provide adequate time for pedestrians to cross the
street.
Front Porch: This project promotes a walkable,bicycle friendly community and alternate means of
transportation by design and location. This project incorporates substantially more short-term bicycle
parking than what is required, 1 space is required and 50 are provided throughout the project. We have also
provided 275%more long term bicycle storage,400%more parking for motorcycles,electric scooters and
3 electric shared vehicles for trips around town. Bus routes are readily available and accessible to this
project. We believe this project exceeds many of the standards that are outlined in the Circulation
Element.
3.0 Housing Element
1.0 Demographic snapshots
-The median household income(including both family and non family households)was$31,916, compared
with$41.428 for the County and$47,493 Statewide. This refects the high percentage ofstudent households
in San Luis Obispo.Many students attending California State Polytechnic University(Cal Poly)and
Cuesta College are nominally classified as lower income, although they often have significant financial
resources through parental support.
-San Luis Obispo's housing market is strongly influenced by Cal Poly University and Cuesta College
enrollment.At Cal Poly, on-campus student housing is very limited, and is non-existent at Cuesta College.
Most of the area's students five off campus, in single family or multi family rental units in City of San Luis
Obispo. Under City zoning regulations, up to five adult students can live together in a house and share
rental costs. Consequently, college students can often outcompete non-student households for rental
housing in areas that were historically
single-family residential neighborhoods.
•Just over three quarters of the City's housing stock was built before 1980's.
Of the roughly nine square utiles ofzoned land, about 28 percent is zoned for low-density residential
development.By contrast,about 14 percent is zoned for multi family residential use(Medium,Medium-
High,and High density residential uses).
Front Porch: With these statements made in the Housing Element of the General Plan,it is obvious there is
a direct need for housing of students and the current inventory does not come close to meeting the goals of
this plan. With this project,we can provide affordable housing and provide a safe and environmental
healthy project that would meet these goals of the general plan.
Goal I Safety.Providing safe,decent shelter for all residents.
Front Porch: This project embraces safety and community living that will be an enhancement to the
neighborhood and community. This project proposes to have an onsite caretaker,a youth minister with the
Presbytery Church,who will be available to help with group activities,relationships,and property
management. This enforces quality community living and enhances the college life for the propose student
population.
Goal 2 Affordability.Accommodate affordable housing production that helps meet the City's Quantified
Objectives.
Front Porch:The initial design goals held by the Presbytery,a non-profit organization,to provide
affordable housing for the student population that would enjoy unique college experience. The design of
the facility would attempt to meet the financial,academic,spiritual and social needs of today's students.
Due to the high costs of developing in the City of San Luis Obispo,permit fees,school fees,traffic impact
fees,inclusionary housing fees,construction costs,and entitlement costs all provide undue barriers to
providing affordable housing and unique projects that would benefit the community. The General Plan has
many references within the Housing element that projects similar to Front Porch should be encouraged.
To date,we have received conflicting information throughout the process and now wish to bring this before
the decision makers.
Goal 3 Housing Conservation. Conserve existing housing and prevent the loss of safe housing and the
displacement of current occupants.
Front Porch: Conserves the current use and provides more student housing opportunities. This project
currently has two houses and a multipurpose building that has been part of the Presbytery since the early
1960's. This property has been underutilized per its existing zoning and landuse patterns.
Goal 4 Mixed-Income Housing.Preserve and accommodate existing and new mixed-income
neighborhoods and seek to prevent neighborhoods or housing types that are segregated by economic
status.
Front Porch: Currently housing mix is affected by the lack of housing provided by Cal Poly so the
diversity in mixed income is lost within the current community. By providing the density where it should
be planned,the pressure to convert the existing single-family neighborhoods is reduced. The restrictions
on the number of occupants puts an undue pressure on this current project and will require this project to
rent at upper market rents. Our request to increase the occupancy from single occupancy to double
occupancy will therefore help meet the Presbytery's mission goal at to provide affordable student housing
and a living experience different than the typical college experience.
Goal 5 Housing Variety and Tenure.Provide variety in the location,type,size,tenure,and style of
dwellings
Front Porch: This project incorporates all this these goals by providing 5 bedroom apartment living,with
adequate bicycle storage,shared electric vehicle access,direct connectivity to the College campus,banks,
stores and eateries. In addition there is an on site minister,councilor,caretaker that will facilitate group
activities,conversation and fellowship. Also within this project a lounge,game room,copy center,fax and
computer connection provide an enhanced college experience.
Goal 6 Housing Production.Plan for new housing to meet the full range of community housing needs
Front Porch: This project meets several community needs that are not being met by Cal Poly or other
developments. Currently,Cal Poly only provides freshman housing and after the first year on campus all
students look to the community to fulfill housing needs. Until Cal Poly meets these needs,the community
housing,work force housing,and affordable housing will be impacted.
The General Plan Section 3.15.4 States"Encourage Cal Poly University to continue to develop on-campus
student housing to meet existing and future needs and to lessen pressure on City housing supply and
transportation systems."
This project will serve to lessen the pressure on the City's housing supply and transportation systems. This
is another incentive to increase the density for this infill project.
Goal 7 Neighborhood Quality.Maintain,preserve and enhance the quality of neighborhoods,encourage
neighborhood stability,and improve neighborhood appearance and function.
Section 3.13.7 states "The physical designs of neighborhoods and dwellings should promote
walking.and bicycling,and should preserve open spaces and views."
Front Porch: The current neighborhood quality has continued to deteriorate over the years. With the
increase in project occupancy,this will reduce the demand of converting the existing single-family
residents into student housing. Providing housing that does not require the automobile to get to school and
back also helps with the local neighborhood. The more that Cal Poly adds housing on site and projects
similar to Front Porch,the neighborhood quality will be restored.
Also,higher density,infill projects,compact urban design reduces urban boundary pressures and city's
resources.
Goal 8 Special Housing Needs.Encourage the creation and maintenance of housing for those with
special housing needs.
Front Porch:Provides three units with ground floor bedrooms and bathrooms that meet accessibility
standards. Site is designed for full access to all facilities and connects with existing accessible ramp to the
college.
Goal 9 Sustainable Housing,Site,and Neighborhood Design.As part of its overall commitment to
quality of life for its citizens,and to maintaining environmental quality,the City encourages housing
that is resource conserving,healthful,economical to live in,environmentally benign,and recyclable
when demolished
Front Porch:Has incorporated many features within the US Green Build Council LEED guidelines for new
construction. This project will attempt to maximize renewable,recycled-content,recycled materials and
minimalize the use building materials that require high levels of energy to.produce or cause significant,
adverse environmental impacts.
Goal 10 Local Preference. Maximize affordable housing opportunities for those who live or work in San
Luis Obispo while seeking to balance job growth and housing supply.
Front Porch: This project with the requested density will lessen the strong demand to convert existing
residential homes to student housing. This retains existing housing for workforce housing and will
contribute to the overall environment impacts due to displacement of workforce housing. Currently the
highest demand for student housing is adjacent to the College and this project should have special
consideration due to this demographic:.
Goal 11 Suitability. Develop and retain housing on sites that are suitable for that purpose.
Front Porch: Due to its location directly adjacent to Cal Poly Campus,this site should be maximized due to
its suitability for affordable housing,variety in campus living and direct connectivity to the campus and
other essential activities nearby. This is a project that the car is not necessary for the operation and
function. When we all discuss how we can reduce the environmental impact due to the dependence on the
automobile,this project should be embraced and encouraged.
In Conclusion; this project should be considered for a modification to the allowable occupancy for this
zone to include 80 occupants per acre. Thank you for your to
in this matter.
R*ach
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