The Fedex delivery came Thursday, but have had little time to spend with the new family member. Have 30 day escrow just starting out and still use the old laptop. The 11 inch screen is taking some getting used to, but zooming is easy and you sit pretty close to it. It is not a computer I'll be showing people stuff on. It is a very PERSONAL computer.
Love the keyboard- great feel and the backlighting is nifty and sorta cheery. Starting to learn the gestures for the big trackpad.
For those who care it's a MacBook Air 11 inch with i7 1.8 Sandy Bridge CPU, 4GB of RAM and a 256GB SSD. I'll get an LED monitor to use for editing photos and such. Also some external storage--my old laptop has well over 200GB of stuff on it, so I will not be bringing that data over. Just need to find it, when needed.
Spent the day Thursday last at Planning Commission re the vacation rental issue--and after I rushed back following a hurried trip to Los Osos to check on business at lunch they postponed the hearing. Probably a good thing because the Commissioners were in a cranky and irritable mood by then anyhow. I'm sorta glad I spent the morning down there because I had an insight to two regarding the first item--I'll address that in the next post.
To give you a little tease, the AM was spent in micro analysis of some environmental aspects of a proposed subdivision in a very sensitive and well known area. Copious amounts of info were available, but that wasn't enough to satisfy neighbors or the Commissioners. In contrast there is virtually NO information about the performance of the present vacation rental ordinance and no analysis of how the proposed changes might alter that performance---and the Commissioners, staff and public seem just fine with that. The data are available in the form of TOT/BID info by house and by month, but no one seem the slightest bit interested in doing the analysis. Soooo the issue is--- environmental impacts vs economic impacts of public policy decisions.
Big difference---why? More in next post.
RW
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Sunday, August 28, 2011
Sunday, August 21, 2011
Planning Commission comments, plus minor revelation
I've been working on this last 3 days--off and on---mostly off--been busy. At any rate today I had a revelation. Read the first sentence of the last paragraph---has there been much coverage of how the changes to retirement income and lifestyle will impact the pricey communities that ONCE were popular final destinations? Think about it!
DATE: August 21st, 2011
TO: Planning Commissioners Irving, Topping, Christianson, Murphy and O'Grady
RE: FILE NO. LRP2009-00005, Proposed Amendments to Coastal Zone Land Use Ordinance Section 23.08.165- Residential Vacation Rentals. Hearing Date: August 25th, 2011.
FROM: Richard L. Watkins
As the third Planning Commission hearing regarding amendments to the Vacation Rental Ordinance approaches, there are a few remaining issues worthy of consideration.
> Oceanfront properties in Cayucos should be granted an exemption from the density standards in Section 1 c. (1) Location. These oceanfront houses have no beach side neighbors, experience high ambient noise from surf and exuberant public beach activity. They also front streets with significant traffic count and few are occupied by full time residents. Many oceanfront houses were grandfathered as vacation rentals, but when the older structures are expensively remodeled or replaced with new construction, they are seldom vacation rented again. This creates another source of attrition, within the most productive sector of visitor serving lodging in the County. An exemption from the density standards is unlikely to result in numerous new vacation rentals in Cayucos. Setting aside existing active rentals, houses with unused licenses, substandard houses, houses used extensively for family vacations and full time residents, the demand for additional vacation rental licenses is not likely to be high. Importantly, oceanfront rentals show strong occupancy year round producing impressive TOT/BID figures while providing a singular experience for vacationers who tend to contribute heavily to the local economy. Even a few additional oceanfront vacation rentals would account for far more visitor serving occupancy than a substantial number of vacation rentals in less prime locations.
> Oceanfront properties in Cayucos should be granted an exemption from the density standards in Section 1 c. (1) Location. These oceanfront houses have no beach side neighbors, experience high ambient noise from surf and exuberant public beach activity. They also front streets with significant traffic count and few are occupied by full time residents. Many oceanfront houses were grandfathered as vacation rentals, but when the older structures are expensively remodeled or replaced with new construction, they are seldom vacation rented again. This creates another source of attrition, within the most productive sector of visitor serving lodging in the County. An exemption from the density standards is unlikely to result in numerous new vacation rentals in Cayucos. Setting aside existing active rentals, houses with unused licenses, substandard houses, houses used extensively for family vacations and full time residents, the demand for additional vacation rental licenses is not likely to be high. Importantly, oceanfront rentals show strong occupancy year round producing impressive TOT/BID figures while providing a singular experience for vacationers who tend to contribute heavily to the local economy. Even a few additional oceanfront vacation rentals would account for far more visitor serving occupancy than a substantial number of vacation rentals in less prime locations.
Note: Oceanfront houses in Cambria share the ambient surf sound, but differ from Cayucos oceanfronts in enough other ways to suggest modifying Cambria oceanfront density standards might pose problems.
> Condominium and Planned Development projects in residential zoning categories of Cayucos deserve consideration for special treatment regarding the density standards in Section 1 c. (1) Location. Avila feels a 50 ft measure from the wall of individual condominium/PD units is fair, but Cayucos has a more complex situation with condos in commercial zoning not subject to density standards and oceanfront condos in which a majority of units are grandfathered as vacation rentals. Home Owners Associations have the ability to ban vacation rentals altogether or set standards that are more restrictive than those contained in the vacation rental ordinance. Why not simply allow the HOAs to regulate their individual common interest developments by creating standards fitting the needs of the owners. If an HOA Board votes to allow all the units to have the option of becoming vacation rentals, that decision should prevail. There are no winners when the County attempts to micro manage HOAs.
> A different means of measuring density standards in Section 1 c. (1) Location is needed for large parcels in both Los Osos and Cambria. Houses on contiguous parcels can be located well over 200 feet apart. For example, where at least one of the parcels in question exceeds a half acre, the distance between house footprints, not property lines, should be used in performing density measurements.
> The staff report regarding "Existing Residential Vacation Rentals (permitted) describes a situation in which a house that is licensed, but not used as a rental, could loose its eligibility for a license, decreasing the number of potential future vacation rentals. Licensed vacation rentals, unused as such at present, could be used as vacation rentals at a later date, either though a change in owner plans or upon a change of ownership. The prevailing motivation for sunsetting unused licensed has always been to allow other houses to obtain licenses. This mechanism would only rarely accomplish that because of supersaturation in prime areas. Net visitor serving lodging opportunities would decrease over time.
> Condominium and Planned Development projects in residential zoning categories of Cayucos deserve consideration for special treatment regarding the density standards in Section 1 c. (1) Location. Avila feels a 50 ft measure from the wall of individual condominium/PD units is fair, but Cayucos has a more complex situation with condos in commercial zoning not subject to density standards and oceanfront condos in which a majority of units are grandfathered as vacation rentals. Home Owners Associations have the ability to ban vacation rentals altogether or set standards that are more restrictive than those contained in the vacation rental ordinance. Why not simply allow the HOAs to regulate their individual common interest developments by creating standards fitting the needs of the owners. If an HOA Board votes to allow all the units to have the option of becoming vacation rentals, that decision should prevail. There are no winners when the County attempts to micro manage HOAs.
> A different means of measuring density standards in Section 1 c. (1) Location is needed for large parcels in both Los Osos and Cambria. Houses on contiguous parcels can be located well over 200 feet apart. For example, where at least one of the parcels in question exceeds a half acre, the distance between house footprints, not property lines, should be used in performing density measurements.
> The staff report regarding "Existing Residential Vacation Rentals (permitted) describes a situation in which a house that is licensed, but not used as a rental, could loose its eligibility for a license, decreasing the number of potential future vacation rentals. Licensed vacation rentals, unused as such at present, could be used as vacation rentals at a later date, either though a change in owner plans or upon a change of ownership. The prevailing motivation for sunsetting unused licensed has always been to allow other houses to obtain licenses. This mechanism would only rarely accomplish that because of supersaturation in prime areas. Net visitor serving lodging opportunities would decrease over time.
> Unlicensed vacation rentals should be targeted by a more effective enforcement program than currently exits. Whatever the County is doing to enforce the vacation rentals license law is not working, as evidenced by the growing number of Internet offerings. A proactive effort by County staff to identify and cite unlicensed vacation rentals is needed, but if that's not feasible, the process should be made far simpler. An online, menu driven system in which a complaint could be filed by a member of the public (identity known only to County), then tracked and resolved in a transparent process, could act as both an effective enforcement tool and a strong deterrent.
The historic role of Cambria as a retirement haven arose from an entitlement/benefit environment unlikely to survive the current economic cycle. Tourism has greater potential as a long term source of economic vitality, but the magnificent geography that provides San Luis Obispo County with unmatched beauty also dictates a need for diverse visitor serving lodging to encourage the necessary travel. The amended Vacation Rental Ordinance to emerge from this lengthy process may be in effect for 10 years, or more. If it fails to accommodate an increase in vacation rentals and their visitor serving lodging contribution that can offset natural attrition in prime, supersaturated areas, the overall well being of these small coastal communities may erode into a bleak future of missed opportunity.
Richard L. Watkins
Richard L. Watkins Real Estate Services
PO Box 211
Cayucos, CA 93430
CDRE # 00897399
Wednesday, August 10, 2011
Which is the RIGHT house VI
Long gap since number V and I'm still on pain meds (just ibuprofin--LOL), but we're ready to cover non essentials. You'd think that would represent an easier situation, but not really. They aren't essential, so there's this incremental approach to a tipping point at which a house that was in the running to become the RIGHT house becomes just another that didn't make the cut. There's also a price point issue with non essentials attributes. What if a house that didn't quite measure up has a BIG price reduction---you didn't like it at, say $600,000 because it lacked some non-essential items of value, but when it's reduced to, say $545,000, how do you react? You already put in on the "not so much" list, but with that new price it starts to look a little more attractive. Can you get beyond the fact that you already crossed it off? Should you?
It's useful to separate non essential traits into a couple of categories at this point. On contains traits that you already have experience with from previous homes and either like them or don't like them. The other contains traits that you THINK you would like or not like, but have never really road tested in the real world. Both categories warrant some careful consideration--as I said, non essentials are tough.
One thing I've been impressed with the past few months in looking at houses that need some remodeling is kitchen size. In order to stay within the current building envelope (doing otherwise gets pricey fast) some space often needs to be pushed and tugged. Many people like large kitchens and the kitchen is arguably the most important room in the house, BUT there are many kitchens, particularly in houses built in the 90's and later, that are perhaps a little too big. Now if you're accustomed to a big kitchen and like to have big meals prepared by several people, a big kitchen may be an essential. On the other hand, if there usually only one or two people cooking there may be other ways to use some of the kitchen space--pantry, breakfast/casual eating area, bigger dinning area, etc. There are some very efficient cabinet storage solutions that pack an amazing amount of capacity into a small area. Pantries are also very efficient.
Another other aspect of the kitchens is that opening it up makes a huge difference in the perception of size in living/dining/kitchen area. There are those who want to keep the kitchen separate and allow the meal to appear miraculously at the appointed hour. Most people want to chat and remain part of the scene while cooking. Spaciousness is almost always a good thing upon resale.
Because I'm 6ft +, I have a pet peeve about overhead cabinets blocking my view of living room, ocean etc.
Vertically challenged folks also hate overheads because they need a ladder and some stuff on the top shelf sits there with the spiders for decades, until it's forgotten. When I remodel my contemporary house I'm considering wall hung cabinets (or cabinets with legs) with no bottom drawers and no overheads. I have a large pantry and it's a small house--should be interesting to see how it works out. The kitchen will appear much larger, for sure.
It's useful to separate non essential traits into a couple of categories at this point. On contains traits that you already have experience with from previous homes and either like them or don't like them. The other contains traits that you THINK you would like or not like, but have never really road tested in the real world. Both categories warrant some careful consideration--as I said, non essentials are tough.
One thing I've been impressed with the past few months in looking at houses that need some remodeling is kitchen size. In order to stay within the current building envelope (doing otherwise gets pricey fast) some space often needs to be pushed and tugged. Many people like large kitchens and the kitchen is arguably the most important room in the house, BUT there are many kitchens, particularly in houses built in the 90's and later, that are perhaps a little too big. Now if you're accustomed to a big kitchen and like to have big meals prepared by several people, a big kitchen may be an essential. On the other hand, if there usually only one or two people cooking there may be other ways to use some of the kitchen space--pantry, breakfast/casual eating area, bigger dinning area, etc. There are some very efficient cabinet storage solutions that pack an amazing amount of capacity into a small area. Pantries are also very efficient.
Another other aspect of the kitchens is that opening it up makes a huge difference in the perception of size in living/dining/kitchen area. There are those who want to keep the kitchen separate and allow the meal to appear miraculously at the appointed hour. Most people want to chat and remain part of the scene while cooking. Spaciousness is almost always a good thing upon resale.
Because I'm 6ft +, I have a pet peeve about overhead cabinets blocking my view of living room, ocean etc.
Vertically challenged folks also hate overheads because they need a ladder and some stuff on the top shelf sits there with the spiders for decades, until it's forgotten. When I remodel my contemporary house I'm considering wall hung cabinets (or cabinets with legs) with no bottom drawers and no overheads. I have a large pantry and it's a small house--should be interesting to see how it works out. The kitchen will appear much larger, for sure.
Tuesday, August 9, 2011
Back from Root Canal Escapade
Had a little diversion last couple weeks as a vague heat sensitivity pain in left side of face developed into a tooth ache and that developed into a root canal. Nerve died on me and I learned that an endodontist who doesn't to anything BUT root canals can make what can be a devastating experience tolerable. It wasn't fun, but I'm not terrified of root canals anymore.
Haven't got much creative work done, what with pain meds and pain. Missed two running workouts, but did loose a little weight--heck of a way to do that, but tooth problems always work.
I'll resume the Right House series and also start laying out the Hedonic Adaptation material I was heavily into when the tooth intervened. Have also done research on FHA 203 (k) loans and how they can play a bigger role in sales (and listings). Vacation rental revision Planning Commission final hearing is coming up in a couple weeks too.
RW
Haven't got much creative work done, what with pain meds and pain. Missed two running workouts, but did loose a little weight--heck of a way to do that, but tooth problems always work.
I'll resume the Right House series and also start laying out the Hedonic Adaptation material I was heavily into when the tooth intervened. Have also done research on FHA 203 (k) loans and how they can play a bigger role in sales (and listings). Vacation rental revision Planning Commission final hearing is coming up in a couple weeks too.
RW
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