HomeMy WebLinkAbout08-07-2012 ac PH1 smith ph1AGENDA •C ORR ESPONDENCE .
Date . f I t Item#M I
•
AUG 0 6 10 2
1568 Cucaracha Court +LO,CITY CLERK
San Luis Obispo, CA 9340 5
August 1, 201 2
RE : 1340 Taft Appeal of ARC Decision of June 18, 201 2
Agenda Item #PH 1
Dear Mayor Marx and Council Members :
I am unable to attend the August 7 t'' City Council Meeting due to a previousl y
arranged commitment . Therefore, I am writing to you to express my support of th e
residents from the Alta Vista Neighborhood in their appeal of the June 18, 2012 ,
Architectural Review Commission decision approving the Mixed Use Project at 1340 Taf t
Street .
I have several concerns about this project that include height, density,parking ,traffic, noise, privacy, and neighborhood compatibility and preservation .
HEIGHT :
•Privacy and Overlook :The third story of this project, along the alley, has window s
which face and overlook the existing single story homes beneath it . These third
floor windows will look directly down into several backyards and windows o f
residents who live along the alley . This violates the existing residents' right t oprivacy in their homes .Pursuant to the San Luis Obispo Community Desig n
Guidelines Noy 5 .4AI (Multi-Family and Clustered Housing Design), "consideratio n
should be given to respect the privacy of adjacent residential uses throug h
appropriate building orientation and structure height, so that windows do no t
overlook and impair the privacy of the indoor or outdoor living space of adjacen t
units ."(Note : Staff has represented to me that these Guidelines do not apply t o
C-N Zone projects and that there are no specific Guidelines for this type of project ,
However, Staff has used this section (5 .4) in their report to support this project—
see February 13, 2012 Staff report,page 6 re : facade and roof articulation).
Further, the City's LUE Section 2 .2 .12 "Residential Project Objectives" state s
"Residential projects should provide : A . Privacy,for occupants and neighbors o f
the project" The third story of this project will most certainly interfere with
adjacent residents' privacy and should be removed .
•Noise :The terraces on the second floor, abutting Kentucky, will be an invitin g
space for parties .This will create noise problems for the neighbors on Kentucky
and Stafford . The terraces should either be eliminated or faced inside the projec t
so the noise they generate will be more focused within the project .
•Solar Access :It was surprising to me that there was no requirement for a sola r
study. The City's WE,Section 2.2 .10 B .,requires that "new buildings will respec t
the privacy and solar access of neighboring buildings and outdoor areas ,
particularly where multistory buildings or additions may overlook backyards o f
adjacent dwellings ." Perhaps a solar study should be required since the height o f
this project could block solar access of adjacent properties .
DENSITY AND PARKING :
•Density :The third story of this project allows for a "den"in 6 of the 7 residentia l
units . Realistically, this project will be occupied by students . So,this "den" (like a
loft) will undoubtedly be utilized as a bedroom which will allow for at least tw o
additional tenants, and could accommodate even more . The use of the den as a
bedroom was not considered in the parking calculation, therefore, the parkin g
allocation for this project will be grossly inadequate .
•Parking Apparatus :The project provides that parking requirements be met b y
utilizing a lift apparatus that requires time and effort to operate . First, it i s
understood from staff's report (March 5, 2012, Page 7) that approximately 40% o f
California vehicles on the road are trucks or SUV's and that these vehicles will no t
fit in the upper lift level . Many students at Cal Poly drive these large types o f
vehicles, so many of the tenants' vehicles will not even fit on the upper parking lif t
and thus they will not be used . Secondly, students are very mobile . The operatio n
and utilization this apparatus will be just too time consuming for these frequen t
quick trips and, therefore, will not be used much of the time . The tenants will the n
just park in the most convenient area, the neighborhood streets . The parkin g
situation in this area is already overburdened from students avoiding on-campu s
parking permits by dropping off their vehicles and then riding their bikes o r
walking to Cal Poly . The additional density from this project (including the use o f
the den as a bedroom) will only exacerbate the existing parking problems .
USE OF ALLY AS INGRESS AND EGRESS FOR PROJECT :
•Alley Traffic :The design approved by the ARC allowed for the use of the alley fo r
all of the residential and commercial traffic from this project . However, sinc e
Staff's report indicates that they are recommending the alternate plan presente d
by the developer to the appellants, there is no need to debate this issue . Thi s
alternative plan will prevent what would have been a severe impact on th e
residents who live along the alley .
•Intersection Traffic :Increased traffic at the intersection of Kentucky and Taft wil l
make this intersection even more dangerous than it is now, as vehicles enterin g
and exiting the freeway, oftentimes at a high rate of speed, will be met wit h
significantly more cross traffic .
Throughout the City's planning documents, a recurring theme is apparent—tha t
new development shall be compatible with and compliment existing neighborhoods an d
that care and consideration must be given to preserve quality of life in existing nearb yneighborhoods. Some examples are :
1.The City's Community Design Guidelines (5 .4A) calls for site planning of ne w
residential development to be compatible with the existing residences, preserving thei rcharacter and quality without the project "turning its back"on the surroundin gneighborhoods. [emphasis added ]
2.Municipal Code Section 17 .08 .072 (A3) Mixed Use Projects provides : "the design o f
the mixed use project shall take into consideration potential impacts on adjacen t
properties and shall include specific design features to minimize potential impacts ."
3.The City's Housing Element dated April 2010 under "Goal 7 Neighborhood Quality "requires that new residential development "be of a character, size, density and
0 quality that preserves the neighborhood character and maintains the quality of life for
existing and future residents ."
4.The City 's LUE at Section 2.2 .10 states:"Housing built within an existin gneighborhoodshould be in scale and in character with that neighborhood,All multi-
family development—should be compatible with any nearby, lower density development .
5.The City's LUE further states at Section 2 .2 .4 : "In designing development at th e
boundary between residential and non-residential uses, protection of a residentia l
atmosphere is the first priority ."[emphasis added ]
I have attached copies of the sections from the various planning documents t o
which I refer in this letter if you need to review them ,
In conclusion, I agree that the property at 1340 Taft needs to be developed an d
the blight that has existed there over the past several years needs to be replaced . Th e
project submitted is an attractive design, however, it is my hope that you will not ignor e
the importance of reviewing and scrutinizing the details of this project that will negativel y
affect the adjacent neighborhood . Some residents have lived In this neighborhood fo rmanyyears, and they deserve to be given respect and consideration by making sure thi s
project will not destroy their enjoyment of their homes . We cannot afford to lose an y
more permanent residents in this City and forcing this project into an already overl y
burdened neighborhood could cause more exodus .
Thank you for your careful consideration of this project ,
Carolyn Smith
San Luis Obispo
San Luis Obis o Communi Pesi n Guidelines
5.4—hfulta Famr1 & Clustered NOUSin Pesi n
neighborhood. Common materials in San Luis Obispo are smooth, troweled,or sand-finished stucco ,
wood, horizontal clapboard siding,shingles, brick, and stone.
F.
Exterior colors.Color schemes for infill residential structures should consider the colors of existing
houses in the neighborhood, to maintain compatibility .
5.4 - Multi-Family and Clustered Housing Desig n
Multi-family and clustered housing projects are generally more dense than single-family developments, an d
tend to generate larger parking areas and provide less private open space . if not properly designed, parkin g
can dominate a multi-family site,and open space may only be provided as "left over"areas, unrelated to other
project features, that are not usable for outdoor activities, and expose residents to uncomfortable noise levels.
Multi-family projects that are surrounded by high walls, parking lots and/or rows of carports along streets ar e
inappropriate in San Luis Obispo and should be avoided . These guidelines address the problems associated
with higher density developments through appropriate site planning, parking layout,circulation patterns ,
building deli n and 1 L ~z tµr a4~f rr Q a a F Y ti 9v a r'.ag eawn'CG;
The placement of new units should consider the existing character of the surrounding residential
area. New development should respect the privacy of d acent residential uses through 4
appropriate building orientation and structure height, so i x flE ;~';e
r~ia tF ti k
"uA an d
Figure 54–Clustered units, ground floor entrances facing the stree t
Multi-family units should be clustered .A project ofmore than 10 units outside the Downtow n
should separate the units into structures of six or fewer units . See Figure 5-1 .
Chapter 5 — Residential Project Design Jane 201 0
dF`S x,
p anwc g. Site planning for a multi-family or clustered housing prof
r + • create a .easant,
comfortable, safe, and distinct place for residents,
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56
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Sai lads o4spo Land Use
THE GENERAL PLA N
Adequate usable outdoor area, sheitere • rom . • ""and prevailing winds, andoriented to receive light and sunshin e
C.Use of natural ventilation, sunlight, and shade to make indoor and outdoor
spaces comfortable with minimum mechanical support .D.Pleasant views from and toward the project ;
E.Security and safety .
F.Separate paths for vehicles and for people,and bike paths along collectorstreets;
G.Adequate parking and storage space ;
H.Noise and visual separation from adjacent roads and commercial uses . (Barrierwalls, isolating a project, are not desirable . Noise mitigation walls may be use donly when there is no practicable alternative . Where walls are used, the y
should help create an attractive pedestrian, residential setting through feature ssuch as setbacks, changes in alignment, detail and texture, places for peopleto walk through them at regular intervals,and planting .)1 . Design elements that facilitate neighborhood interaction, such as front porches ,front yards along streets, and entryways facing public walkways ,J, Buffers from hazardous materials transport routes,as recommended by th eCity Fire Department .
2.2 .13 Non-Residential Activitie s
Residential areas may accommodate limited non-residential activities whic hgenerally have been compatible, such as child day care, elementary schools ,churches, and home businesses meeting established criteria .
2 .3 Residential Expansion Area s
2 .3,1 Specific Plan s
Specific Plans for the Margarita Area and Orcutt Area residential expansions shal l
include:
A.Desired types and intensities of development,compatible with the surroundingarea;
B.Phasing of development and public facilities, subject to availability o f
resources ;
C.Measures to protect resources and open space, including, among other types ,permanent wildlife habitats and corridors, and farm fields ;D.Desired types of public facilities and the means to provide them, to City
standards,including water supply,sewage collection, storm water drainage,.
streets, bikeways,walking paths, and passive and active park space ;
E.Desired levels of public services and the means to provide them,including fire ,
police, and schools ;
F.A variety of owner and rental housing, including a broad range of prices, sizes ,
and types.
G.Trees to help reduce wind exposure, and water-frugal landscaping ;
H.Public parks and open space, and other land that is not to be built on, such a s
yards, and community gardens for multifamily areas ;
I.Dual water systems allowing use of treated wastewater for non-potable uses ,
J.Energy efficient design, utilizing passive and active solar features .
K.Amenities to facilitate public transportation within the area ;
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Sall ,.1S 01315 0 Land Use
THE GENERAL PLA N
CONSERVATION AND DEVELOPMENT O F
RESIDENTIAL NEIGHBORHOOD S
2 .1 Neighborhood Protection and Enhancemen t
2 .1 .1 Neighborhood Identit y
The City shall assist residents to identify and designate neighborhoods . The Cit y
will work with residents to prepare neighborhood plans, to facilitate development o f
a sense of place within neighborhoods .
2 .1 .2 Neighborhood Group s
The City should encourage and support the formation and continuation o f
neighborhood planning groups, composed of neighborhood residents .
2.1'.3 Neighborhood Traffi c
Neighborhoods should be protected from intrusive traffic . All neighborhood stree t
and circulation improvements should favor the pedestrian and local traffic. Vehicl e
traffic on residential streets should be slow . To foster suitable traffic speed, stree t
design should include measures such as narrow lanes, landscaped parkways ,
traffic circles, textured crosswalks, and, if necessary, stop signs, speed humps, an dbollards.
2 .1 .4 Neighborhood Connections
All areas should have a street and sidewalk pattern that promotes neighborhoo d
and community cohesiveness . There should be continuous sidewalks or paths o f
adequate width, connecting neighborhoods with each other and with public an d
commercial services to provide continuous pedestrian paths throughout the City .
(See also the Circulation Element .)
2.1 .5 Neighborhood Open Links
The City should treat streets, sidewalks, and front setbacks as a continuous ope n
link between all areas of the City and all land uses : These features' should b e
designed as amenities for light, air, social contact, and community identity .
2.2 Residential Location, Uses, and Desig n
2 .2.1 Mixed Uses &Convenienc e
Neighborhoods shall include a mix of uses to serve the daily needs of nearb y
residents, including schools, parks, churches, and convenience retail stores .
Neighborhood shopping and services should be available within about one mile o f
all dwellings . When nonresidential, neighborhood-serving uses are developed ,
existing housing shall be preserved . If existing dwellings are removed for suc h_._.uses, the development shall include replacement dwellings .
2.2 .2 Separation and Bufferin g
Residential areas should be separated or screened from incompatible ,
nonresidential activities, including most commercial and manufacturing businesses ,
traffic arteries, the freeway, and the railroad . Residential areas should be protected
from encroachment by detrimental commercial and industrial activities .
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Chapter 17 .08 Page 8 of 1 9
center while the San Luis Coastal Unified School District is conducting its regular
daytime education program ;
3 . The purpose and intent of the facility and operation requirements are still met wit h
the approval of the requested exception. (Ord .1265 §. 2 Ex .A,1994)
17 .08 .070 Mineral extraction .
Commercial mining is prohibited within city limits . (Ord .1365 § 3 (part),2000 : Ord . 1265
§ 2 Ex . A, 1994)
A. Design Considerations. A mixed use project shall be designed to achieve the followin g
objectives:
1.The design shall provide for internal compatibility between the different uses .
2.Potential noise, odors, glare, pedestrian traffic, and other potentially significan t
impacts on residents shall be minimized to allow a compatible mix of residential an d
nonresidential uses on the same site .
4.The design of a mixed use project shall ensure that the residential units are of a
residential character, and that privacy between residential units and between othe r
uses on the site is maximized .
5.The design of the structures and site planning shall encourage integration of th e
street pedestrian environment with the nonresidential uses through the use o f
plazas,courtyards,walkways,and street furniture .
6.Site planning and building design shall be compatible with and enhance th e
adjacent and surrounding residential neighborhood in terms of scale, buildin g
design, color, exterior materials, roof styles, lighting, landscaping, and signage .
B.Mix of Uses . A mixed use project requires a combination of residential units with an y
other use, or combination of uses allowed in the applicable zoning district by Sectio n
17 .22 .010 ;provided, that where a mixed use project is proposed with a use required by
Section 17 .22 .010 to have use permit approval in the applicable zoning district, the entir e
mixed use project shall be subject to that permit requirement .
C.Maximum Density .The residential component of a mixed use project shall comply with
the maximum density requirements of the applicable zoning district, plus density bonuse s
where applicable .
rnm /C A /Sael,uisObispo/Sa iLuisObispo l7/SanLuisObispo 170... 7/28/2012
City of San Luis Obispo Housing Element, April 201 0
6 .79 Evaluate and consider adopting Subdivision and Zoning Regulations changes to support
small lot subdivisions, ownership bungalow court development, eliminating the one acr e
rninirnum lot area for PD overlay zoning, and other alternatives to conventiona l
subdivision design .
Policies
7 .2 Higher density housing should maintain high quality standards for unit design, privacy ,
security, on-site amenities, and public and private open space . Such standards should be
flexible enough to allow innovative design solutions in special circumstances,e .g .in
developing mixed-use developments or in housing in the Downtown Core .
7.3
Within established neighborhoods, housing should not be located on sites designated i n
the General Plan for parks or open space .
7.4 Within expansion areas,new residential development should be an integral part of a n
existing neighborhood or should establish a new neighborhood, with pedestrian an d
bicycle linkages that provide direct, convenient and safe access to adjacen t
neighborhoods, schools and shopping areas .
7 .5 The creation of walled-off residential enclaves, or of separate, unconnected tracts, i s
discouraged because physical separations prevent the formation of safe, walkable, an d
enjoyable neighborhoods .
7.6
Housing shall be sited to enhance safety along neighborhood streets and in other publi c
and semi-public areas .
7 .7
The physical design of neighborhoods and dwellings should promote walking an d
bicycling and preserve open spaces and views .
Programs
7 .8
Implement varied strategies to ensure residents are aware of and able to participate i n
planning decisions affecting their neighborhoods early in the planning process.
7 .9
identify specific neighborhood needs, problems, trends and opportunities for
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