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HomeMy WebLinkAbout01-11-2016 ARC Agenda Correspondence - Item 1 (Villarreal)From: Michael Villarreal Sent: Wednesday, January 06, 2016 10:20 PM To: Bell, Kyle Subject: Comments for 48 Buena Vista ARC Com. meeting Jan. 11, 2016 Comments for 48 Buena Vista ARC Com. meeting Jan. 11, 2016 Meeting: 01- i l - i Lo A KC item: - RECEIVED CITY OF SAN LUIS OBISPO JAN 0 7 2016 COMMUNITY DEVELOPMENT There are 4 lots that front Buena Vista. Two of the lots will be accessed from Santa Ynez. The other two lots, one bring the developers, the other being the lot adjacent to proposed development may be accessed from Buena Vista or Loomis. Accessing the proposed project and the adjacent lot from Loomis, would be inline and similar to the two lots that will be developed someday at Loomis and Santa Ynez. (See drawing A). The Loomis access would blend into the hillside and be about the same elevation with the existing and future homes along the hillside freeway view. (See drawings B and C). There is also plenty of street parking and parking at Cuesta Park. This hillside neighborhood is the first view visitor will sees when entering San Luis. • Pushing the house farther down the hill will accommodate guest parking, at present design the house has zero. The house will be at same visual plain/elevation as neighboring homes. The lot also widens towards the bottom of the lot, and may not require a setback exception. The house does not have to be built along Buena Vista as the planning staff insists because of utility access. Electricity, gas, TV and water all flow downhill. The only special need is for a sewer pump, and the developer is proposing a sewer pump at its proposed location. Not the 300 plus feet of sewer main that planning staff is maintaining. In addition to the developers offer to mitigate the dangers of entry/exit from the house with giant mirrors along Buena Vista. Buena Vista has a huge 12 inch curb. The redesigned proposed driveway approach (surprising labeled `NOT FOR CONSTRUCTION') still cannot be built to City and ADA standards. Building the driveway approach without considering future ADA requirements will only mean removing driveway approach and regrading the EXISTING house driveway sometime in the future when sidewalks are built. ADA requirements cannot be exception -ed away. • The city's plan is to get the house approved and then see if the driveway and ADA sidewalk can be built. • If the Fire Department someday allows parking along BV, passenger doors will not be able to open due to the 12" curb. • There is a reason that there are 12 inch curbs along Buena Vista. A drainage study still has not been done to determine if storm water will leave the street at the proposed driveway approach and run downhill causing damage. This drainage issue requires more review before approval. ■ With the approval of the secondary unit, now labeled 'in law suite', the developer may choose to "live" in the 1 bedroom secondary unit. Than rent the main 4 or 5 bedroom house as a vacation rental or dormitory. The bedrooms are planned in a way that they are just rooms, dorm rooms, one bedroom is accessed by way of garage. How many 5/6 bedroom homes are there in this neighborhood or San Luis? And how are they used? With the high ratio of bedrooms to indoor living space and the possibility of large gatherings of tenants or vacationers on the huge roof deck (I find it amusing that the roof deck is now labeled 'kids play area', 20 year old kids?) and decks on 3 sides, and with no sound control, noise will flood the neighborhood. The deck square footage is about twice that of the house. The roof deck will be a first for the neighborhood. Still no sound mitigation proposed. The house is required to have indoor space below 45 db and at least one outdoor space below 65 db. The sound study used for this development was done in 1993. Traffic noise has probably increased in 22 years. A new study should be completed before any approval. • 1 was surprised to hear at the last meeting that ARC was not going to be required. Planning said that the home is going to go to architecture review (AR), but NOT to Architecture Review Committee (ARC). Big difference, AR is at the planning staff level. This S -overlay (special consideration) site requires ARC input to assure compatibility of use with its surrounding neighbors and the view corridor. See drawing D. • The existing 5 lot development (See drawing A), only 3 lots have been built, accessing from Santa Ynez was approved with no exceptions. This hillside development had to go through Use Permit and ARC. All 5 lots within the development have 10 foot setbacks, instead of 5 foot, building envelops, height limits, and a requirement that at least one outdoor space be shielded from the freeway noise. • Why would the developer orient the house into the side of the future adjacent house, and not the 'forever' Open space? This issue should be an asked with an ARC review. As you may know SLO is getting $1000/bedroom. Let's say a 5 bedroom house, $60,000 per year, with write offs and depreciation. Developer should be able to pay off house in about 12 years. With 6 bedrooms, less time. One could build a nice neighborhood 3 bedroom home without exceptions. But not a six bedroom house in a 3 bedroom neighborhood. But can't make no -money with only 3 bedrooms!! This is a changeling lot but the developer knew this going in. The neighborhood should get some benefit for allowing the exception. Exceptions should be used to get a better product for the neighborhood, not worse. The house should conform to the neighborhood and sight views from the freeway. The 2 lots can be developed further downhill. (See drawings) This hillside is the first sight travelers sees when entering San Luis. 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