HomeMy WebLinkAboutARC 01-21-15 Meeting Correspondence - WalkerSteve and Kathie Walker
1269 Fredericks Street
San Luis Obispo, CA 93405
January 19, 2014
Marcus Carloni, Associate Planner
RE: 323/353 Grand Avenue; File Number ARC 25 -13
Dear Mr. Carloni,
RECEIVED
CITY OF SAN LUIS OBISPO
JAN 21 2015
COMMUNITY DEVELOPMENT I
We live in the Alta Vista neighborhood and are familiar with the property at 323/353 Grand Avenue.
After review of the proposed development of the property by PB Companies we have some serious concerns.
While we encourage the development and improvement of our neighborhoods, we are opposed to the
applicant's proposed project for several reasons.
The applicants originally represented the project as a smaller scale in -fill development which was more
consistent with the surrounding R -1 low density neighborhood. Based on those representations presented to
the Planning Commission on August 14, 2013, the applicants were successful in obtaining approval for the
subdivision of the two existing properties into four separate lots, which granted an exception to the City's
Subdivision Regulations minimum lot depth and area requirement of 6000 square feet.
The applicants supported their application for the subdivision with several attachments including a list
of lots under 6000 s.f. within % mile of their proposed development. An analysis of the list uncovers the fact
that those smaller lots contain smaller homes relative to the size of the lot and consistent with the surrounding
neighborhood. Most lots were established decades ago, prior to the City's implementation of regulations that
require a minimum lot size of 6,000 s.f. for subdivision in an R -1 zone. We researched the first 30 properties
listed on the applicant's attachment and found that several lots are not under 6,000 s.f. as represented, and the
average percentage of living space versus outdoor space is 24 %. The applicant's proposed development allows a
49% livable space versus outdoor space, more than double the average presented by the applicant's attachment
in support of the lot subdivision.
Address
Bdrm /Ba
Sq. Ft.
Lot Size
% Livable v. Outdoor Space
521 Hathway
2 bd /2ba
1138
5880
0.19
537 Hathway
2 bd /1ba
1028
5250
0.20
549 Hathway
2 bd /1ba
891
5250
0.20
551 Hathway
3 bd /3ba
1501
5250
0.29
544 Ellen
2 bd /1ba
1019
5880
0.17
502 Hathway
2 bd /1ba
780
3600
0.22
550 Hathway
3 bd /1ba
1332
5501
0.24
1283 Murray
unavailable
6824
619 Grove
3 bd /1ba
1287
6000
0.21
615 Grove
3 bd /2ba
1748
6000
0.29
634 California
2 bd /1ba
1171
5900
0.20
675 Grove
3 bd /2ba
1720
6098
0.28
1698 Wilson
3 bd /2ba
1842
5700
0.32
1618 Hillcrest
2 bd /1ba
1382
5116
0.27
1654 Hillcrest
4 bd /3ba
2227
5950
0.37
1662 Hillcrest
2 bd /1ba
1253
5000
0.25
611 Park
2 bd /1ba
1014
5924
0.17
1661 Wilson
3 bd /1ba
1034
4304
0.24
1641 Wilson
2 bd /1ba
1004
5562
0.18
624 Grove
3 bd /1ba
1040
5000
0.21
1680 Hillcrest
unavailable
4000
Cr
1690 Hillcrest
2 bd /1ba
1060
5093
0.21
670 Grove
3 bd /2ba
2269
6000
0.38
676 Grove
unavailable
CD
6144
1625 Hillcrest
1 bd /2ba
870
5744
0.15
657 Park
4 bd /2ba
1800
5654
0.32
1656 Phillips
3 bd /2ba
1393
5250
0.27
1607 Phillips
2 bd /1ba
948
3500
0.27
1656 Phillips
3 bd /2ba
1393
5250
0.27
1607 Phillips
2 bd /1ba
948
3500
0.27
In granting the applicant's request for subdivision of the property, the Planning Commission
determined:
"All parcels shall be designated "sensitive sites" to ensure that future development will respect existing
site constraints, privacy for occupants and neighbors of the project, and be compatible with the scale and
character of the existing neighborhood."
The proposed development does not respect the site constraints, privacy for occupants and
neighbors, and is not in scale with the existing neighborhood.
Finally, the applicant represents the proposed development as four 4- bedroom residences, however it is
apparent that each of the homes are designed to allow easy conversion of rooms designated as a "Media Room"
or "Dining" to bedrooms. The rental market in San Luis Obispo is extremely lucrative and is based on the number
of bedrooms in a residence. As a result, some developers have become creative in manipulating the system to
convert living spaces to the largest number of bedrooms possible by having media rooms and dens which were
later converted to bedrooms. As a result, San Luis Obispo recently adopted a policy that actually defines a
bedroom as "any space in a dwelling unit which contains a minimum of seventy square feet of floor area."
Our neighborhood is already burdened by the influx of developer -owned properties which are mostly
rented to young adults. Although a city ordinance prevents more than 5 adults from occupying a residence,
many of these larger homes house 6, 7 or 8 students. Over the past five years the quality of life of our
neighborhood has steadily declined with noisy gatherings and droves of young adults that parade through the
neighborhood. We constantly deal with discarded trash in our yards and speeding traffic throughout the
neighborhood. We've had two cats hit and killed in front of our house, and our parked car was recently hit by an
intoxicated 21 -year old neighbor. Two weeks ago some college students broke the back window of our other car
which was parked in our driveway. Several neighbors have also been victims of vandalism. The crime and
mayhem has increased relative to the increased population around us.
We urge you to deny the applicant's proposed development and require that it be scaled down to
conform to the existing neighborhood.
Sincerely, ❑-Z)
❑
❑
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Steve and Kathie Walker
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