The Riviera Association

El Encanto Gets $45M in New Funding (Nov 28, 2011)

From the Pacific Coast Business Times.

Red the full article here.

Fall Football Fiesta Recipes (Sep 29, 2011)

Whether you’re inviting friends over to watch football this fall or for a Cinco de Mayo party next spring, these two recipes will add just enough zip to spice up the event.  The “Salsa” has peppers, onions, cilantro, tomatoes and chopped avocado.  The “Chile Con Queso” is an easy to make warm cheese dish that is tangy and delicious.  Both dips are great with tortilla chips, veggies or on your favorite Mexican dish and you can sample them both during the wine and hors d’oeuvres reception before the Fall Riviera Association meeting on October 23.  -  Julie Franke

Salsa

INGREDIENTS – makes approximately 3 quarts

2 jalapeno chilies (remove stem and seeds)

12 yellow chilies (remove stem and seeds)

1½ teaspoons white vinegar

1½ teaspoons salt

1½ teaspoons garlic powder

1 28 ounce can tomato sauce

1 bunch cilantro leaves, no stems (divide in half and course chop)

2 bunches green onions (remove ½ the green and course chop)

½ cup water

2-3 ripe tomatoes (chopped)

4 avocados (peeled, seeded and course chopped)

PREPARATION

In a Cuisinart or *blender, place chilies, vinegar, salt, garlic powder and tomato sauce and blend.  Add ½ bunch cilantro, 1 bunch green onions and water and blend.  Place in large bowl and add remaining cilantro, green onions, tomatoes and avocados.  If too spicy, add more tomato sauce.

*If using a blender, you will have to work in batches to accommodate the amount.

Chili Con Queso

INGREDIENTS – makes approximately 4 cups

1 can of Rotel tomatoes

1 clove garlic – crushed

3-4 shallots chopped fine

2 pounds Velveeta Cheese – cube for easy melting

1 teaspoon Worchester Sauce

Tabasco to taste

Salt to taste

PREPARATION

Combine first 3 ingredients and simmer to reduce liquid.  Reduce heat and add cheese stirring until melted.  Add Worchester Sauce, Tabasco and salt to taste.  Serve hot as a dip or pour over tortilla chips.

A Job Well Done…2011 Franceschi Park Clean-up (Sep 29, 2011)

Many thanks to the 40 volunteers who showed up for the Riviera Association’s annual clean-up day at Franceschi Park on June 4. Following a power breakfast, this hearty band pruned, clipped, sawed, raked, shoveled, hauled and managed to have fun while giving the park a major makeover in just four hours. Additional photos of the crew members are posted on www.rivieraassociation.org. —Kent Franke

SBMS responds to Neighbors’ Concerns (Aug 9, 2011)

In response to the points and concerns raised by  the neighbor’s representative about the SBMS move, the Middle School has submitted the following.  Further discussion of this topic will continue in a monthly series of meetings to be announced on this website.

August 5, 2011

To the Riviera Association:

We would like to respond to what we believe to be misstatements in the letter recently posted on the Riviera Association website by Paul Welterlen.  For the sake of brevity, we will limit our comments to the most significant issues:

Mr. Welterlen’s Claim:  “SBMS must start by telling us officially and in detail about all the outdoor activities that they are planning and indicate where these activities are to take place on their building plans submitted to the City.”

Important Additional Facts:  This comment wrongly implies that the School has not fully disclosed its plans. Not so. Since September 2010, when we signed the 30-year lease for the property, the Santa Barbara Middle School has been forthright and transparent in describing its planned uses to the City and the neighbors. We have had numerous meetings with City officials and staff, including inspections of our property. In addition, over the past eleven months the School made two presentations to the Riviera Association Board of Directors and participated in over twelve direct meetings with Association neighborhood representatives. And, the School has engaged in four meetings with the residents of Newton Road (adjacent to the campus) and has revised its plans to accommodate those neighbors’ concerns.

Mr. Welterlen’s Claim:  “We are the ones most impacted by the SBMS integration into the neighborhood.  We need to have our right to peace and quiet preserved and respected.”

Important Additional Facts:  Santa Barbara Middle School has a longstanding philosophy of being a “good neighbor” and operated successfully and harmoniously in the Upper East neighborhood for decades. Since signing the lease for the Riviera campus eleven months ago, the School has voluntarily agreed work with the Riviera Community to minimize impacts on its neighbors.  For a description of these voluntary compromises and concessions, please go to our website: http://www.sbms.org/16community/outreach02.html

Mr. Welterlen’s Claim: “In 1976, Ernie Brooks petitioned the City to buy and use the property to operate a small, private school, for adults, studying photography, indoors.”

Correction:  The 1976 application DID NOT specify that the school’s use would be confined to being “indoors”. In fact, Mr. Brooks received a permit to operate a “school,” and a “school” typically includes both indoor and outdoor uses. This irrefutable fact has been confirmed by City officials, including the City Attorney in a number of conversations and correspondences with SBMS and Paul Welterlen prior to the submissions of these letters. Indeed, every school that operates in the City of Santa Barbara (and elsewhere, for that matter) includes both indoor and outdoor activities.

Mr. Welterlen’s Claim:  “It [the Conditional Use Permit] did not allow any outdoor activities.”

Correction:  This claim is simply incorrect. The 1976 CUP places no limit on outdoor activities. Since a school typically includes ancillary outdoor uses such as recreation, the fact that the permit is silent on such uses means that they are included within the scope of the permit. This conclusion reflects the longstanding administrative practice of the City and has been confirmed by City officials, including the City Attorney, in a number of conversations and correspondences with SBMS and Paul Welterlen prior to the submissions of these letters.

Mr. Welterlen’s Claim:  “ . . .  SBMS is not a public school open to all but rather it is a private business that charges $23,000 per student so it must be evaluated like any other business wanting to locate within our neighborhood”

Correction:  Santa Barbara Middle School is a not-for-profit school. It provides over a half million dollars a year in financial aid to more than 40% of our families.

The Santa Barbara Middle School will continue to operate with transparency and attention to the concerns of its neighbors.  We are proud of our efforts to engage with our City leaders and Riviera residents, and look forward to creating a beautiful campus that is a credit to the entire Santa Barbara community.

Sincerely,

Brian McWilliams
Head of School
Santa Barbara Middle School
1321 APS Street
Santa Barbara, CA. 93103
brian@sbms.org
805-682-2989

Riviera Association members express concern regarding Santa Barbara Middle School (Aug 4, 2011)

As you know from the last Riviera Association newsletter, Santa Barbara Middle School is now occupying the former Jefferson/Brooks Institute campus. An expression of concerns about this move from Paul Welterlen on behalf of adjacent neighbors is provided. An overview of SBMS plans from Brian McWilliams is provided below.  While the Riviera Association does not adjudicate issues of conflict within the Riviera, we are committed to facilitating a positive dialogue and to providing information to our members. While neither of these statements are endorsed by the RA or its Board, we will continue to provide updates and to facilitate an exchange of views as appropriate.

Letter from Paul Welteren – Neighbor Representative – Regarding Santa Barbara Middle School’s move to Jefferson Campus

Dear Neighbors:

What would you say if I told you that you could wake up one morning and find a Junior High School had moved in next door to you, you had nothing to say about it and you had been stripped of your power to oppose it? You would say that that couldn’t happen. We have rules, regulations, City planners that have protocol to follow. Well, you would be wrong and for a group of homeowners who border the Brooks property that is exactly what happened.

In 1971 the City closed the Historic Elementary School citing building safety, earthquake conformity, and concerns about how it was affecting the neighborhood. In 1976, Ernie Brooks petitioned the City to buy and use the property to operate a small, private school, for adults, studying photography, indoors. A Conditional Use Permit was issued to allow specific uses that would not disturb the peace and quiet of the neighborhood or negatively affect property values. It did not allow any outdoor activities. In the twelve years my wife and I have lived fence on fence with Brooks, they never disturbed our lives, not even once.

So, the difference between having Brooks as a neighbor and a new Middle School will be enormous! SBMS will want all types of outdoor activities causing lunch time and recess noise, 100 cars coming and going twice a day, sports, inter-school tournaments and practice including basketball, soccer, volleyball, flag football, martial arts, outdoor meeting areas, recess bells, playground whistles and weekend activities all without any buffer to the adjacent properties.

So what do we do now? Simple; refer to the Conditional Use Permit that has allowed a business to operate within our neighborhood and has also protected the rights of the property owners. And remember, SBMS is not a public school open to all but rather it is a private business that charges $23,000 per student so it must be evaluated like any other business wanting to locate within our neighborhood. Let’s follow and uphold the CUP and we will all be happy. Highlights of the CUP as written:

• No more than 218 people on the property in any 24 hour period
• No special events such as graduation
• The undeveloped land below the school to remain as undeveloped property
• All uses are not materially detrimental to the public peace or general welfare and will not materially affect property values in the neighborhood
• All uses avoid significant detrimental impact on the surrounding properties

SBMS must start by telling us officially and in detail about all the outdoor activities that they are planning and indicate where these activities are to take place on their building plans submitted to the City. Make sure these activities conform to the CUP requirements stated above and include a detailed plan to make sure all outdoor activity areas are:

• Acoustically and visually screened from all adjacent homes
• Limited in intensity and impact i.e. only used during regular school hours, 9am to 3pm Monday-Friday. No outdoor activities on weekends or during the summer break
• Show how they are preserving and maintaining the Wildlife Corridor that has been a home to countless native species for decades
• Create a protocol to resolve neighborhood issues that may arise

We are the ones most impacted by the SBMS integration into the neighborhood. We need to have our right to peace and quiet preserved and respected. We could all wake up living next to a hotel, an elder care facility, a cabinet shop or a school. All of us would insist on protections and respect and on a fair and open process, one that protects everyone’s rights and defines everyone’s obligations. I encourage all residents to write or call your City Councilmen, Mayor, and City officials and ask them to stand up and help the ‘Little Guy’ here. Your property rights are at stake just as ours are. Imagine what would happen to your quality of life and your largest investment if this happened to you?

Thank you,

Paul Welterlen
pwelterlen@cox.net
(805) 966-4748

A New Home for the Santa Barbara Middle School
Jefferson Campus – 1321 APS

On June 1^st Santa Barbara Middle School took official occupancy of the Brooks Jefferson campus at 1321 APS.  We moved our administration into our new offices in July and we are on track to complete our facelift of this beautiful building by the end of August and welcome our students on September 7^th.  We are thrilled to have the opportunity to provide a world-class education in this special neighborhood and appreciate the warm welcome we have received from many of our new neighbors and the dozens of current and past SBMS families who live on the Riviera. Being a good neighbor is very important to SBMS, and as we have done in the past with our Garden Street neighbors, we intend to build a long and positive working relationship with new the entire Riviera Community. We understand that the Riviera is beautiful and unique place and we intend to become a valuable asset and resource for our neighbors.

SBMS believes that sharing information about our school’s philosophy, program, and intended use of the campus is critical step in creating a healthy, working relationship. To this end, we have; presented information to the Riviera Association at it’s November and April meetings, walked the neighborhood going door to door to introduce ourselves, listened to questions, shared our program, hosted three neighborhood receptions at the homes of RA members, and met with the Chair of the Riviera Association Committee for the SBMS more than a dozen times. SBMS is working with the Riviera Association to provide a monthly forum and process for communication and cooperation beginning in September. We are grateful to the Riviera Association for providing a constructive platform to share our program with the neighbors and to learn about the concerns and priorities of the neighborhood.

We understand that there are many questions and concerns regarding our move and intended use of the site and we will continue to be responsive.  SBMS will use the campus strictly within the bounds of the Conditional Use Permit and in full accordance with the city’s prescription and direction.  We have added a link to our website and posted an update of our most recent outreach efforts and information regarding our intended campus usage.

http://sbms.org/16community/SBMSNeighborHoodOutreach.pdf

If you need more information about Santa Barbara Middle School please visit our website at www.sbms.org or if you have questions or concerns please contact Lilli Doner, SBMS Office & Site Manager at lilli@sbms.org or call for her at 682-2989.

Sincerely,
Brian McWilliams
Head of School
Santa Barbara Middle School
1321 APS Street
Santa Barbara, CA. 93103
brian@sbms.org
805-682-2989

Santa Barbara Council Denies Request to Block Construction of Riviera Home – Noozhawk.com (Jul 20, 2011)

Santa Barbara Council Denies Request to Block Construction of Riviera Home – Noozhawk.com.

El Encanto Making Progress (Apr 30, 2011)

If you have passed by Alvarado Place in recent months you’ve noticed a marked increase in activity. Since resuming construction on the El Encanto Hotel last September, the Orient Express Company has made steady progress on restoring this historic gem.

I recently had an opportunity to accompany project manager, James Jones, on an “inside the fences” tour of the project and gained a real appreciation for all the meticulous planning and work involved with a restoration project of this scale. And, I was pleasantly surprised by just how much has been accomplished behind those fences to date. They have relocated the water main under Mission Ridge and removed, trimmed or relocated trees and plants to make way for utilities and avoid structure damage Excavation and shoring for the underground parking structure and main utility room in the Northwest corner is almost complete and ready for concrete. Final City approval for a similar underground parking garage on the Northeast corner with cottages above is imminent. Construction of underground utilities tying in the maze of guest cottages and buildings is underway and when completed in mid-June will trigger resumption of work on all structures including the main building. The Historic Landmark Commission’s final design approval, for the pool and entry drive, is anticipated in April. To view additional photos of the work in progress at the El Encanto go to our Riviera Association website at www.rivieraassociation.org.

So, when can you make dinner reservations at the El Encanto restaurant you ask? Thanksgiving 2012 is a safe bet if Orient Express achieves its goal of completing the restoration within 18 months of receipt of all permits. — Kent Franke

SB Middle School (Apr 29, 2011)

Santa Barbara Middle School to make the Riviera a new home

By Jacques Habra – Riviera Association Board Member

Change at the historic Jefferson Campus
As of June 2011, Santa Barbara Middle School (SBMS) will make the historic Jefferson Campus its new home.  Located in the heart of the Riviera, the Jefferson campus has been home to the Brooks Photography Institute for more than 35 years.  Brooks continues to consolidate operations in these challenging economic times.  The timing could not be better for SBMS as the lease at their current location at
San Roque campus will end in June and not be renewed.

Getting to know SBMS
Santa Barbara Middle School serves 6th – 9th graders with a core philosophy of “grace” and “gratitude”.  SBMS certainly has made a positive impact in the lives of their students and within the community.  Led by a dedicated staff, and unique curriculum, the school emphasis environmental awareness, creativity, and independent thought.  That’s part of the reason why the school takes their students on some pretty rigorous excursions including week long bike trips and  kayak trips – rain or shine.
Some basic facts about SBMS include:

1. Current enrollment is 106 students and has averaged 112 students over the last 3 years.
2. There are currently about 20 full-time and about 10 part-time staff members.
3. Estimated Daily Occupancy, including students, employees, and guests, for next year is 125-155.
4. The academic school year runs from September to June. The campus is in full operation for academic classes by Middle School students approximately 150-155 days per year.
5. Our outdoor education program includes several field trips that require the students to be away from campus 20-25 days per year, with limited use / occupancy of the school during that time.
6. The school typically hosts 8-12 evening events per calendar year which include parent meetings, Back to School Night, Open House, Academic Fair, and drama performances.
7. We host an average of three to six weekend events annually including two Open Houses, assessment test taking, and a Parent Education & Work Days.
8. School team sports include volleyball, soccer and basketball which occur in 6-8 week sessions. Practice times currently take place during school hours (2:30-3:40 PM) as part of our regular P.E. program, and we typically host 4-6 home games per team after school until about 5:00 PM.  Soccer games will be held on other school campuses.
9. 9th Grade Graduation (approximately 20-35 students) will be held off campus.

Impact on the Riviera
Traffic
While SBMS has a much lower average enrollment than Brooks and operates almost 100 days less per year fewer hours per day, the particular type of student and use of the property will have a very different impact than Brooks.  One of the primary concerns that affects all of the Riviera is traffic implications of some additional 80-100 cars arriving for drop-off some time between 8:30 – 9am and pick-up some time around the 3-4pm hour.  SBMS has already taken the potentially disruptive increase in traffic at near peak times very seriously and has implemented the following action plan:

1. A firm stipulation that all actual drop-off and pick-up take place at the parking lot level and NOT on APS.
2. A carpool program that should alleviate the total number of vehicles.
3. Potential for shuttle program.

Though the Riviera Association expects SBMS to do everything in their power to alleviate issues related to the increase in traffic, we believe it is everyone’s concern.  As of September, 2011, during operational days, there will be significantly more cars on APS during the drop-off and pick-up times.  It is highly recommended that all neighbors keep this in mind and plan accordingly.

Noise
The second concern that has been frequently raised are possible noise disruptions given the active/outdoor format of a middle school vs. a graduate photography program.  While this issue will mostly affect approximately 16 adjacent properties, we have received noise concerns from neighbors as far as Dover, Arbolado, Jimeno, and even as far as Lasuen Road.  For those of us who live in the Riviera, we know how far noise can travel.  Almost everyone in the neighborhood hears activities at Santa Barbara High School which is 1/3 of a mile as the crow flies.  SBMS has established a positive relationship with its neighbors and has every intention to do the same in the Riviera.  For those neighbors adjacent to the property, SBMS leadership has outlined several items in their master plan to mitigate noise issues.

Use of lower field
Perhaps the most notable change is that SBMS intends on using the lower field plateau resting to the rear of the building and accessible through a path down the steep slope.  Brooks has rarely, if ever, used the field.  I spoke with a Brooks official who told me that the field was used for only a short time and then kept under lock and key.  The field currently is a wildlife haven with daily visits from coyotes, bobcats, foxes, rabbits, and even hawks using the magnificent Eucalyptus as a perch.   The field is mowed once a year by Brooks to prepare for fire season.  There has been little to no use during the Brooks era.

SBMS plans include grading and preparing the field for:

• Volleyball and soccer, general playing;
• Vegetable garden planters;
• A quieter gathering area known as a “Kiva”.

For those neighbors adjacent to the field, this is certainly the most significant change that will come as a result of SBMS taking over the property.  However, with good communication and cooperation, the use of the field could be a positive change.  SBMS does plan on reviving an old irrigation system which will keep the environment even greener.  There are plans to plan and trim to “green up” the area.  And, once again, the operational use of the field will be for just a few hours in the afternoon, almost always ending by 3pm.  While the impact of the field will only materialize once usage begins, SBMS has been very communicative and cooperative to mitigate any potential negative impact and make the field use a positive for neighbors.  SBMS has made it clear several times over that the field use will be just that, “use”, and not include any developmental implications such as permanent structures, lighting, electricity of any kind, amplified noise, or any installation that would infringe on existing views.

New Energy in the neighborhood
I have had a particular set of unique concerns to address with SBMS as we share approximately 160 feet of property line  (the most of any adjacent neighbor) on the West side of the Jefferson campus.   I do feel that SBMS has every intention of listening to neighbors to fully understand the environment they will make their new home.  Though there exist many “unknowns” and potential problems ahead, I have appreciated the open communications and willingness to work towards excellent neighbor relations.

In this very uncertain times where so many of us have seen significantly downward shifts in our property values, we must each take a keen interest in making sure such a significant change is a positive and desirable one.

If you have any questions or concerns, please contact me at Jacques@rivieraassociation.org

El Encanto Update – February 2011 (Feb 7, 2011)

February 2011

A Happy New Year to all our Santa Barbara friends and neighbors. We are pleased to provide you with an update on activities at El Encanto.

We are happy to report that we are working with the Historical Landmarks Commission for the approval of our last two structures and anticipate the issue of all remaining permits from Santa Barbara Building and Safety this spring.

The removal of dead Eucalyptus trees and general tree care maintenance along Alvarado Place is complete, as is similar work on Lasuen Road.

We have made great progress in the excavation and shoring of the underground parking structure in the North West corner and should be starting concrete work in March. We should also be starting on our joint utility trench in the coming weeks, as well as continuing with the renovation of several of our cottage buildings. Once the final permits are secured and some of the work above is progressed, we will be more aggressively commencing new construction and renovation across the entire site.

We are happy with the progress that has been made since we restarted work on the restoration of El Encanto last September and thank all our neighbors for their patience and cooperation. We will continue in our commitment to update you as works develop.

In the meantime, you can always call us at (805) 687-9789, email our project manager, James Jones, at jjones@ProjectSolutionsLLC.com, or email Orient- Express directly at elencanto@orient-express.com.

Riviera Association Committee formed to address Santa Barbara Middle School arrival in Summer 2011 (Jan 18, 2011)

On the agenda for the last General Riviera Association Meeting was a welcome presentation by Santa Barbara Middle School representatives Brian McWilliams (Headmaster) and Craig Zimmerman (SBMS – Board President).  During the presentation, SBMS outlined the plan to lease the now Brooks campus/property located at 1321 Alameda Padre Serra for preparations in Summer 2011, and enrollment in Fall 2011.  The Riviera Association is excited to welcome SBMS to our neighborhood.
The existing  conditional use permit will be in effect.  SBMS plans to prepare and use the land on the lower plateau of the Brooks property.  Drop off times will be between 8am – 9am at the campus, not on APS.  Pick up times will be between 3pm – 4pm at the campus, not on APS.  The school currently serves 108 students and is in operation generally between 9am – 4pm weekdays.  There are various issues surrounding the shift from Brooks to SBMS and there will be many environmental and neighborhood effects and some changes.  The Riviera Association Board of Directors voted to form a committee to address neighbor and association concerns and questions and help support constructive communication between the school and adjoining neighbors.

Some of the concerns raised included:

• Traffic implications due to drop-off and pick-up at or near peak times
• Noise abatement for surrounding neighbors
• Environmental implications of lower plateau field use
• Access to property before and after school hours

If you would like to address a concern, please contact committee chair and Riviera Association board member – Jacques Habra at jacques@rivieraassociation.org or call 866-745-3555.

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