HomeMy WebLinkAbout11/22/1994, 3 - PD 108-94: AMENDMENT TO AN APPROVED PLANNED DEVELOPMENT ALLOWING LARGE OFFICES, TO ALLOW GOVERNMENT OFFICES. MEETING DATE:
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COUNCIL AGENDA REPORT min NUMBER:
FROM: Arnold Jonas, Community Development Director
BY: Judith Lautner,,Associate Planner
SUBJECT: PD 108-94: Amendment to an approved planned development allowing large
offices, to allow government offices.
CAO RECOMMENDATION
By motion, deny the request, based on finding it inconsistent with Land Use Element policies
on governmental offices, as recommended by the Planning Commission.
DISCUSSION
Background
A planned development rezoning was approved for the site in 1991, to allow large (2,500 SF
or larger) office tenants at the site. Because of the City's tri-polar policy, governmental offices
were specifically excluded from the list of offices allowed at the site. Now the applicant wants
to amend the preliminary development plan conditions to allow governmental offices. The
Planning Commission reviewed the request on October 12, 1994, and recommended denial of
the request.
Project descri tp ion
The applicants want to amend a planned development plan for the site, which allows certain
large (over 2,500 square feet) offices, to allow governmental offices, with approval of an
administrative use permit.
Evaluation
Please refer to the attached Planning Commission report for an evaluation of this request, along
with the following additional information:
1. The request was expanded at the Planning Commission meeting. The representative
pointed out at the Planning Commission hearing that the request is not for a specific
tenant, as was suggested in the application materials. The tenant interested in the space
is the Federal Social Security Administration, but the representative would like the
Planned Development amended to allow governmental offices in general.
Planning Commissioners debated the advisability of allowing governmental offices at the
site, with a use permit requirement to determine if specific governmental tenants are
appropriate at that location. Discussion focussed primarily on the meaning of paragraphs
5.1.6, 5.1.7, and 5.1.8 from the Land Use Element (LUE), attached. The majority of
the Commission concluded that few offices would meet the criteria in the LUE for
location outside the three governmental "nodes" defined in the element. Because of this,
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2877 S. Higuera Street
Page 2
the Commission felt that it would not be appropriate to allow governmental offices with
use permit approval, because that action could lead to an erosion of LUE policies over
time. There was also discussion of the fact that independent governmental agencies can
locate where they choose, regardless of LUE policies. The Commission felt that the
City's inability to enforce its policies in all situations is no reason for the City itself to
ignore those policies.
PUBLIC PARTICIPATION
The Planning Commission heard this request on October 12, 1994. No members of the general
public spoke, and no letters or telephone calls have been received from members of the public
about this request.
OTHER.DEPARTMENT COMMENTS
Other departments have no opinion on this request.
FISCAL IMPACTS
Either an approval or a denial of the request would have no fiscal impact on the City.
ALTERNATIVES
The Council may adopt an ordinance approving the request, if it finds it consistent with the
general plan.
The Council may continue action. Direction should be.given to staff and the applicant.
ATTACHMENTS
Planning Commission report and attachments
Draft ordinance
Draft minutes of Oct. 12, 1994 Planning Commission meeting
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CITY OF SAN LUIS OBISPO
PLANNING COMMI ION STAFF REPORT ITEM x 1
BY: Judith Lautner, sociate Planner MEETING DATE: October 12, 1994
FILE NUMBER: PD 108-94
PROJECT ADDRESS: 2877 S. Higuera
SUBJECT: Request to amend a Planned Development to allow governmental offices at the site.
RECONE4ENTDATION
Recommend denial of the request to the City Council, based on finding it inconsistent with General Plan
Land Use Element policies.
BACKGROUND
Situation
A planned development rezoning was approved for the site in 1991. The rezoning was needed to allow
large (2,500 SF or larger) office tenants at the site. Now the applicant wants to amend the preliminary
development plan conditions to allow governmental offices.
Data Summary
Address: 2877 S. Higuera Street
Applicant/property owner: Lewis Wise
Representative: Rob Strong
Zoning: C-S-PD
General Plan: Service commercial/Light industrial
Environmental status: Categorically exempt; previous negative declaration still in effect
Project action deadline: No mandated deadline for legislative actions
Site description
The area to be developed is a 1.5-acre portion of a larger parcel. Most of the site is zoned for service
commercial uses, and the remainder for conservation and open space uses. The site slopes steeply up
from South Higuera Street, and the average cross slope exceeds 30%. Several billboards are located
on the site, at least one of which will be removed in.conjunction with development.
Project Description
The approved project is development of a 15,000-square-foot office building and dedication of the
remainder of the site as permanent open space. The current project is a revision to the PD conditions,
to allow government offices at the site.
11-3
PD 108-94
2877 S. Higuera
Page 2
EVALUATION
1. The request is not consistent with Land Use Element policies. The Land Use Element (LUE)
says:
5.1 PUBLIC FACILITIES
5.1.1 GROUPPiG FOR CONVENIENCE GOVERNMENT OFFICES THAT PROVIDE SIMILAR TYPES OF
SERVICES SHOULD BE GROUPED FOR EFFICIENT SERVICE DELIVERY.
5.1.6 SOCIAL SERVICES THERE SHOULD BE A SOCIAL-SERVICES AREA ON SOUTH HIGUERA STREET
NEAR PRADO ROAD (FIGURE 5). THE FOLLOWING FUNCTIONS SHOULD BE LOCATED IN THE SOCIAL
SERVICES AREA: COUNTY SOCIAL SERVICES; CALIFORNIA EMPLOYMENT DEVELOPMENT AND
REHABILITATION; FEDERAL SOCIAL SECURITY ADMINISTRATION. THIS AREA SHOULD HAVE
SUFFICIENT SPACE TO ACCOMMODATE REGIONAL OFFICES OF STATE AND FEDERAL AGENCIES.
Figure 5 (attached) identifies a shaded area in the general area of the Prado Road and South Higuera
Street intersection as the "social services area". The Social Security Administration is the
governmental office wanting to move to the 2877 S. Higuera site. This office is clearly defined as
one of the social services offices expected to be located within that shaded area.
While the shaded areas on this map are not intended to be exact, they are intended to show the
general area where certain types of governmental offices would be acceptable. The site is about
2,000 feet north of the northerly boundary of the shaded area. Therefore, it is not close enough to
the shaded area to be said to be within the social services area. The request is inconsistent with the
LUE text.
The representative feels the shaded areas need to be better-defined. He offers an alternative sketch
(also attached), and calls the South Higuera segment the "Other Government Facilities Area",
because it would include CalTrans, the Regional Water Quality Control Board, and other non-social
service functions. If the Commission and Council feel that the representative's alternative is
preferable to the text and map in the LUE, then an amendment to the recently-adopted LUE should
be initiated. The applicant has not requested an amendment to the LUE, however. The merits of
the PIS amendment request must be based on the policies and maps in the adopted LUE.
2. How governmental offices are allowed in other planned developments. The representative notes
that other office planned developments have been amended to allow governmental offices, and
specifically mentions Westwinds Business Park, the Pacific Coast Center, and the Granada
Professional Building. Specific governmental offices were allowed in Westwinds and in the Pacific
Coast Center, because, in part, the offices involved (CalTrans engineering and administration and
the Regional Water Quality Control Board) are not social services offices and they do= involve
a high degree of public contact. Governmental offices were requested to be allowed in the Granada
Building, but that request was denied.
PD 108-94
2877 S. Higuera
Page 3
ALTERNATIVES
The Commission may recommend approval of the request, if it can find that it is consistent with the
general plan.
The Commission may continue action, with direction to staff and the applicant.
OTHER DEPARMNIENT COAINIENTS
Other departments have no concerns with this request.
Attached:
vicinity map
PD conditions
excerpt from Land Use Element
letter and discussion of LUE policies from Rob Strong, representative
suggested LUE map amendment from representative
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VICINITY MAP PD* 108-94 NORTH
2877 SOUTH HIGUERA ST. 21-1
ORDINANCE NO. 1186 (1991 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE OFFICIAL MAP TO REZONE A PORTION OF
THE PROPERTY AT 2877 SOUTH HIGUER.A STREET
FROM C-S-S AND C/OS-40 TO C-S-PD AND APPROVING A PRELIMINARY
DEVELOPMENT PLAN FOR LARGE OFFICES (APPLICATION PD 1488)
WHEREAS, the Planning Commission conducted a public
hearing on application No. PD 1488 on January 30, 1991, and
recommended approval of the application; and
WHEREAS, the City Council conducted a public hearing on
March 19, 19.9f•, and has considered the testimony and statements of
the applicant, and other interested parties, and the records of the
Planning Commission hearing and action, and the evaluation and
recommendation of staff;
BE IT ORDAINED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Rezoninc
The council approves application No. PD 1488 , thereby amending the
Official Zoning Map designation for a portion of the site from
Service Commercial - Special Considerations (C-S-S) and
Conservation/Open Space - 40-acre minimum lot size (C/OS-40) to
Service Commercial - Planned Development (C-S-PD) , and approves--the
preliminary development for a large office planned development, as
shown on Exhibit A attached, based on the following findings and
conditions, and including the following exception to the Grading
Ordinance Standards:
SECTION 2 . Findings
1. The project will be compatible with existing and allowed land
uses in the area.
2. The project's location or access arrangements do not
significantly direct traffic to use local or collector streets
in residential areas. -
3 . The project will not have impacts related to noise, light and
glare, and loss of privacy, on nearby residential uses.
4 . The project does not preclude industrial or service commercial
Ordinance No. 1186 (1991 Series)
PD 1488
Page 2
uses in areas especially suited for such uses when compared
,with offices.
5. The project does not create a shortage of C-S and M zoned land
available for service commercial or industrial development.
6. A negative declaration for the project is hereby approved for
the project, based on incorporation of the following
mitigation measures into the project description:
Recommended Transportation and Circulation Impact Mitigation
Measures:
The app-licant *shall initiate a trip reduction plan approved
by the Community Development Director. The applicant shall
create a property owners ' association which shall be empowered
and regtl -red to implement the plan on a continuing basis .
Monitoring:
The property owners association shall report to the Community
Development Director annually on compliance with the on-site
trip reduction plan.
Recommended Plant Life Impact Mitigation Measures:
The site shall be surveyed by a qualified botanist during the
spring of 1991, prior to issuance of any permit for grading
or construction of the project is issued. If any evidence of
rare or endangered plant species is discovered, a new initial
study shall be prepared which evaluates the new information
in accordance with applicable provisions of CEQA and local
environmental review guidelines.
Recommended Aesthetic Impact Mitigation Measures:
The visual impact of the structure has been acceptably
mitigated by design revisions incorporated in the plans
submitted for review by the City Council at their March 4 ,
1991 hearing. Those plans, which are on file in the Community
Development Department office, are incorporated by reference.
SECTION 3 . Conditions
1. Except as otherwise noted in these conditions of approval,
all zoning regulations for the C-S zone shall apply.
2. "offices (professional) " shall be considered an allowed use
in this planned development, subject to compliance with the
square footage and any other limitations specified in these
Ordinance No. 1186 (1991 Series)
PD 1488
Page 3
conditions of approval. Utility company administrative
offices which do not involve significant public contact shall
be allowed.
3 . More than one office tenant may occupy office space on the
site, but no single tenant may occupy less than 2500 square
feet of adjacent, interconnected floor area.
4 . Office-related uses which are prohibited by Section 17 .22 . 010,
Footnote 10, shall be prohibited: banks, real estate offices,
financial institutions, medical clinics, doctors offices, and
lawyers offices. Government offices shall be prohibited.
5. The following 'uses which are otherwise permitted in the C-S
zone are prohibited in this PD:
Ambfilance services
Auto repair and related services
Bars, taverns, etc.
Carwashes
Bus stations
Cabinet and carpentry shops
Contractors' yards
Equipment rental
Retail sales or rental of autos, trucks, motorcycles,
RV' s, boats, aircraft, mobile homes
Service stations
Tire recapping
Trailer rental
Trucking/taxi service
Utility companies
Corporation yards
6. The following uses which are otherwise permitted in the c-S
zone are only allowed in this PD subject to approval of an
administrative use permit:
Building and landscape maintenance services
Exterminators and fumigators
Feed stores and farm supply sales
Laundry/dry cleaners
Photofinishing - retail or wholesale
Printing and publishing
Repair services - appliances, locksmiths, saw sharpening,
shoe repair
Retail sales - building and .landscape materials
Retail sales - auto parts and accessories
Warehousing, ministorage, moving company
Wholesale and mail order houses
y-9
Ordinance No. 1186 (1991 Series)
PD 1488
Page 4
7. Applicant shall remove all off-premises signs (billboards)
from the site, except the northern single faced billboards
shown on Exhibit "A" . If the applicant dedicates an open
space easement pursuant to Condition 81 the applicant shall
submit an agreement for recordation acceptable to the City
Attorney providing for removal of the northern single faced
billboards at the end of the existing sign lease term.
8. Applicant shall dedicate to the city an open space and
pedestrian easement over the entire area shown as Parcel 2 on
the approved tentative map for Minor Subdivision 89-096, to
the approval of the Community Development Director, City
Attorney, and applicant. The open space and access easements
shall run with the land and provide the following limitations
on land use or alterations:
A. No structures or solid fencing shall be placed on or
within said premises with the exception of receiving or
transmitting equipment.
B. No advertising of any kind shall be located within said
premises.
C. The general topography of the area shall be preserved
substantially in its existing condition. No grading
shall be allowed except as permitted by the Community
Development Director.
D. No removal of trees or vegetation except for fire
protection or other hazards or elimination of diseased
growth as approved by the Community Development Director:
In lieu of dedicating an easement, the applicant is
encouraged to dedicate Parcel 2 in fee title to the7 city
for open space uses, and assign its interest in the sign
lease specified in condition 7 to the City. If an open
space easement is dedicated, applicant shall assign its
interest in the sign lease specified in Condition 7 to
the City, or if not legally permissible, shall execute
an agreement binding on Applicant, its heirs, successors,
and assigns pledging to contribute all lease payments or
other compensation from said sign lease to the City' s
Public Art Program.
9. Open space area described in Condition No. 8 shall not be
further subdivided.
lo. The applicant shall initiate a trip reduction plan approved
by the Community Development Director. The applicant shall
create a prdperty owners' association which shall be empowered
�/O
Ordinance No. 1186 (1991 Series)
PD 1488
Page 5
and required to implement the plan on a continuing basis. The
property owners association shall report to the Community
Development Director annually on compliance with the on-site
trip reduction plan.
SECTION 4 : Exception to Grading Ordinance Standards
An exception to the Design Standards of Section 15 . 44 . 210 is hereby
approved, allowing grading as shown on the preliminary development
plan, on a site with an average cross slope in excess of 30% , and
where 100% of the site would otherwise be required to remain
ungraded. The exception is approved based upon the following
findings:
A. This exception is subject to conditions which assure that
it''`does not constitute a grant of special privilege
inconsistent with the limitations upon other properties
in the same vicinity;
B. That because of special circumstances applicable to the
subject property, including size, shape, topography,
location or surroundings, the strict literal application
of the grading limitations is found to deprive subject
property of privileges enjoyed by other properties in the
vicinity.
C. Under the circumstances of this particular case the
exception is in conformity with the purposes of the
Grading Ordinance as set out in Section 15 .44 . 020 .
SECTION 5. A summary of this ordinance, approved by the City
Attorney, together with the names of council members voting for and
against, shall be published at least (5) days prior to its final
passage, in the Telegram-Tribune, a newspaper published and
circulated in this city. This ordinance shall go into effect at
the expiration of thirty (30) days after its final passage. A copy
of the full text of this ordinance shall be on file in the office
of the City Clerk on and after the date following introduction and
passage to print and shall be available to any interested member
of the public.
INTRODUCED AND PASSED TO PRINT by the Council of the City of
San Luis Obispo at its meeting held on the day of
1991, on motion of , seconded
by and on the following •roll call vote:
J ��
Ordinance No. 1186 (1991 Series)
PD 1488
Page 6
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
APPROVED:
City Administrative Officer - -
City Attorney
Community Development Director
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SIGN REMOVAL EXCEPTION
14-.SEE CONDITIONS 7 AND S /
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PUBLIC & CULTURAL FACILITIES
Introduction
fAs the County seat and a cultural center for the region, San Luis Obispo plans to accommodate
several types of facilities to support government and cultural services. This section describes
preferred locations for various types of facilities.
' POLICIES
5.1 Public Facilities
5.1.1 Grouping for Convenience Government offices that provide similar types of
services should be grouped for efficient service delivery.
5.1.2 Private Businesses Within any area shown as a preferred location for public-
facilities, there may be compatible private businesses, so long as they do not displace d
preferred public agencies.
5.1.3 Joint Projects Government agencies should cooperatively plan for new or expanded
facilities. They should consider joint projects when mutual objectives can be met.
5.1.4 Civic Center There should be a downtown civic center (Figure 5). The following
functions should be located in the civic center, along with compatible businesses:
A. City Council offices and meeting rooms, clerk, administration, finance, attorney,
personnel, community development, utilities, and public works administration and
engineering. Any additional space for these functions should be in or close to City
Hall.
B. County supervisors offices and meeting rooms, administration, courts, jury
commissioner, clerk, auditor, assessor, counsel, district attorney, personnel,
engineering, planning and building, environmental coordinator, and voter
registration. Any additional space for these functions should be provided in or close
to the County Government Center (Courthouse block).
5.1.5 Health Care There should be a health-care area on Johnson Avenue near Bishop Street
(Figure 5). The following functions should be located in the health-care area:
A. Public Health Department; General Hospital; Mental Health Services.
L LAC
1 VIII
57
B. Other public or private offices or health facilities found to support the continued viability
of General Hospital.
If County General Hospital is to be rebuilt, the City will evaluate other sites within the
City for public health care facilities, including consideration of convenient access from
regional transportation systems.
If County General Hospital is to be rebuilt, the City will evaluate other sites within the City
for public health care facilities, including consideration of convenient access from regional
transportation systems.
5.1.6 Social Services There should be a social-services area on South Higuera Street near
Prado Road (Figure 5). The following functions should be located in the social services area:
County Social Services; California Employment Development and Rehabilitation; federal Social
Security Administration. This area should have sufficient space to accommodate regional offices
of state and federal agencies.
5.1.7 Related Offices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6, but
functionally related to them, should be located in the appropriate area.
5.1.8 Unrelated Offices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6, and not
functionally related to the named offices, should be consolidated at the social services area, or
they may be expanded at their present locations or within designated office areas.
5.1.9 Different OlTices Government and private activities of types not listed in policies 5.1.4,
5, and 6 may be established in these identified areas, so long as they are compatible with and
do not displace the government functions which should be located in the areas.
5.1.10 Other Government Functions Some government functions which have been provided
at certain locations in the City should be located close to related activities, though they should
not be bound to any one of the identified centers. Such functions include:
A. Probation - suitable for the civic center (courts), the County operational center on
Highway 1 (sheriff), or the social services area;
B. Alcohol and drug treatment programs - suitable for the social-services area or the
health-care area.
5.1.11 Consolidation Desired It would be desirable to consolidate government agencies
dealing with environmental quality, such as the Regional Water Quality Control Board and the
County Air Pollution Control District.
5.1.12 Building Intensity Buildings in Public Facility areas will have a wide range of
characteristics, since they can range from downtown offices and meeting rooms to fire stations
and maintenance yards at the edges of the City. The appropriate building intensity for each
Land Use Element
56
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FIGURE 5
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PUBLIC FACILMES AREAS
San WIS OB ISPO
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A SERVICES ONE BUENA VISTA•SAN LUIS OBISPO.CALIFORNIA 93405 905/543-9560
August 16, 1994
Mr. Arnold Jonas t C E V F. 1
Community Development Director
CITY OF SAN LUIS OBISPO AUG 199
City Hall, 990 Palm Street
San Luis Obispo, CA 93401 OITr OF SAN LUIS OBIS;
714 MITv ncv�• - .
Subject: Amendment of PD 1488, and Ordinance NO. 1186,
C-S-PD, 2877 South Higuera Street
Dear Arnold:
As we discussed last month, the new owner of the above C-S-PD zoned property wants to pursue
possible lease of approximately 7500 square foot of the proposed 15,000 sq. ft. office building to
a single governmental tenant—the Social Security Administration Regional Service Center.
Previously, this tenant has been located in leased space at 3240 South Higuera Street, San Luis
Obispo.
Unfortunately, this opportunity appears to be prohibited or constrained by the final sentence of
condition 44 of Ordinance No. 1186 (1991 series) which provided that "Government offices shall
be prohibited..." in PD 1488. Similar restrictions for other planned developments including
Westwinds Commerce Park on South Street, Pacific Coast Center at South Higuera and Madonna
Road, and Gran da aI&enter at Granada Drive and South Higuera have been amended or approved
to allow governmental office tenants.
Additionally, a large proposed office park on the north side of Prado Road between Freeway 101
interchange and San Luis Obispo Creek has also been approved for governmental office expansion
if or when flooding and other constraints can be corrected.
From a practical standpoint as well as coordinated land use and circulation planning, the most
diverse and broadest component of the "tri-polar" governmental office complex is more
accurately a corridor along South Higuera Street between Tank Farm Road and Madonna Road
containing a diverse mix of social service and other County and State offices. The downtown
complex of City and County administrative offices and courts are clearly not capable of
accommodating the large scale and specialized governmental offices such as the DMV, welfare,
nor social security offices. And the General Hospital complex on Johnson Avenue, while
containing some unrelated APCD and probation offices is essentially intended for health care and
related public services. Thus, the South Higuera Street corridor has developed with numerous
other governmental offices and this approved planned development would be conveniently central
• to that corridor complex.
y-11
Mr. Arnold Jonas
August 16, 1994
Page 2
We request that the exclusion of government offices provided by the last sentence of condition 4
be deleted and that government offices be either expressly allowed by inclusion in condition 2 or
conditionally allowed by listing in condition 6. In any event, it is evident that this restriction is
counterproductive to the intent of the tri-polar concept for government office development and
logical land use and circulation along the South Higuera Street corridor.
Enclosed are the required planning application forms and planned development rezoning
(amendment) application statement for PD 1488 revision. No map change, legal description,
objectives, development standards, findings or other changes to the site plan and grading
exceptions are required. The check for $1578 for PD zoning amendment and $526 initial study
filing fee is being sent by the applicant and should be received by the City within 5 days.
This change could enable or facilitate a planned development providing permanent hillside open
space and desired office development as previously approved. It would also encourage the social
security administration to economically relocate in an existing concentration of similar
governmental offices rather than an unrelated, separate location.
If you or other community development department staff want to discuss this proposal further or
suggest other PD amendments, please call me at (805) 543-9560 or(619) 341-2798.
Sincerel ,
�y
Rob Strong, A.I.C.P.�
cc Lewis Wise, applicant JJJ
The public facilities policies of the proposed Land Use Element of the General Plan
includes a basic intent for"Grouping for Convenience", 5.1.1 stating:
"Government offices that provide similar types of services should be grouped for efficient
service delivery."
The concept of a downtown civic center and health-care area on Johnson Avenue near
Bishop Street illustrate this public facility policy.
Policy 5.1.6 suggests...There should be a social services area on South Higuera Street near
Prado Road (Figure 5), "including County Social Services, State EDD, and Federal Social
Security Administration, with space to accommodate regional offices of state and federal
agencies." Policy 5.1.7 suggests related public offices not named but functionally related to the
above should be located in the appropriate areas Policy 5.1.8 discusses...Unrelated Offices and
suggests these "should be consolidated at the social services areas..., expanded at their present
locations or within designated office areas." Policy 5.1.9 further discusses "Different Offices"
suggesting they could be "established" in "these identified areas, so long as they are compatible
with and do not displace the government functions which should be located in the areas."
Figure 5, referenced in the text does not adequately depict the potential extent of any of
these three governmental office areas, however. The "Civic Center," for example, does not
include the recreation center or police headquarters nor include all the recent County required
properties north of Santa Rosa Street on Monterey or south of Santa Rosa Street near Higuera
Street. The "Health Care Area" near Bishop and Johnson, if it intends to depict existing County
owned land and buildings near Johnson Avenue and Bishop Street should be expanded to Sierra
Avenue and include the additional undeveloped land above the General Hospital and old
Probation Department building.
Similarly, the Social Services Area should be reconfigured on Figure 5 to extend along the
South Higuera Street corridor from Prado Road intersection north to Madonna Road (except the
cemetery on the west side). In that way, the large Caltrans complex can also accommodate State
or other governmental offices, the State's Regional Water Quality Control Board offices in Pacific
Coast Center and the proposed Wise property can all be an extension of the "Social Services
Area." In fact, with DMV, The City Corporation Yard and other unrelated government.facilities
in the vicinity, the Prado Road and South Higuera Street corridors should be substantially
enlarged and designated for"other governmental facilities."
See suggested "Revised Figure 5."
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PUB-CC-LUE 50 7.28-9a
ORDINANCE NO. (1994 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING
AN APPROVED PLANNED DEVELOPMENT
AT 2877 SOUTH HIGUERA STREET
THAT ALLOWS LARGE OFFICES,
TO ALLOW GOVERNMENTAL OFFICES
(PD 108-94)
WHEREAS, the City Council has held a hearing to consider the planned
development amendment request PD 108-94; and
WHEREAS, the City Council makes the following findings;
Fmdings
1. The amendment is consistent with the general plan Land Use Element, specifically
with policies for public facilities.
2. The overall planned development rezoning of which this application is a part, and
with which approved land uses it conforms, was previously granted a negative
declaration of environmental significance by the City Council. No further
environmental review is required.
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. The Planned Development PD 108-94, which amends PD 1488,
is hereby approved, based on the above findings and all of the findings in Ordinance 1186
(1991 Series).
SECTION 2. The Planned Development PD 108-94 is subject to all of the
conditions in ordinance 1186, which is attached and made part of this ordinance, with the
following amendment to condition #4:
4. Office-related uses which are porhibited by Section 17.22.010, Footnote 10, shall be
prhibited: banks, real estate offices, financial institutions, medical clinics, doctors
offices, and lawyers offices. .
Ordinance no. 1255 (1994 Series)
PD 177-93
265, 271, 277, and 285 South Street
Page 2
SECTION 3. A summary of this ordinance, together with the names of
councilmembers voting for and against, shall be published at least (3) days prior to its final
passage, in the Telegram-Tribune, a newspaper published and circulated in this city. This
ordinance shall go into effect at the expiration of thirty (30) days after its final passage.
INTRODUCED AND PASSED TO PRINT by the Council of the City of San .
a
Luis Obispo at its meeting held on the _ day of , 1994, on motion of
seconded by , and on the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
APPROVED:
City Attorney
•
94
02
urnn
Minutes
City of San Luis Obispo
Planning Commission Meeting
October 12, 1994
PRESENT: Commrs. Mary Whittlesey, Barry Karleskint, Gilbert Hoffman,
Brett Cross, Grant Williams, Charles Senn, Chairwoman Dodie
Williams
ABSENT: None
STAFF PRESENT: Judith Lautner, Assoc. Planner; Ron Whisenand, Development
Review Manager; John Mandeville, Long Range Planning
Manager, Glen Matteson, Assoc. Planner; Cindy Clemens,
Asst. City Attorney; and Laura Murphy, Recording Secretary
ACCEPTANCE OF AGENDA: The agenda was accepted as printed.
PUBLIC COMMENT: None
PUBLIC HEARINGS:
Item 1. 2877 Higuera: Request for an amendment to the C-S-PD zoning district at
the site to allow government offices as allowable uses; C-S-PD zone; Lewis
Wise, applicant. (PD 108-94).
Judith Lautner presented the staff report, recommending that the Commission deny the
request, based on finding it inconsistent with Land Use Element policies on governmental
agencies.
Chairwoman D. Williams opened the public hearing.
Rob Strong, Strong Planning Services, 43 Verde Way, Palm Desert, applicant's.
representative, displayed a map, showing where governmental agencies were located in
the City. He read policies from the Land Use Element text, and said sufficient space to
accommodate regional offices of state and federal agencies is not available within LUE
designated areas. He pointed out that there were other areas in the City that have
governmental office clusters in addition to the Higuera St. corridor area. He noted that
the applicant's request was for governmental offices in general, not just for the Social
Security Administration.
Chairwoman D. Williams closed the public hearing.
Commr. Cross asked about policies 5.1.7, 5.1.8 and 5.1.9, page 57 of the Land Use
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Planning Commission
October 12, 1994
Page 2
Element. He wondered if staff's interpretation of these policies would be the same as the
applicant's interpretation, and if a General Plan amendment might be required.
Judith Lautner said that staff's interpretation was that the social services areas clearly was
intended to include those three main agencies mentioned in the Land Use Element.
Other types of agencies should go in that area, or nearby if they could be
accommodated. If they cannot be accommodated then, they may locate in other areas
in the City, depending on the type of agency. The Water Quality Control Board and CAL
TRANS locations were consistent with those policies. The Social Security Administration
relocation at the site would not be consistent with City policy, and therefore a general plan
amendment would be required to change the policy.
Chairwoman D. Williams reopened the public hearing.
Rob Strong asked the Planning Commission if the application was being recommended
for denial solely because the suggested tenant was Social Security. He said that the
Social Security Administration was not necessarily an essential tenant, though he felt, they
were a probable and appropriate tenant. Governmental offices, in general, were
prohibited in this particular location, which did not seem reasonable or logical to the
applicant.
Chaitwoman D. Williams closed the public hearing.
Ron Whisenand responded to a question by Commissioner Cross by explaining that if the
Commission felt that there were other government functions that would not fit in any of
the Land Use Element categories, then perhaps the PD could be modified to specify
those type of offices. If the Planning Commission felt that the site was an appropriate
location for such offices, then they could be allowed. The applicant would likely have a
difficult time finding a government office that would be appropriate for that zone that was
not identified in one of the other three Land Use Element categories.
Commr. Cross clarified that unrelated offices and other government functions could
conceivably locate at this current site without an amendment to the Land Use Element.
Ron Whisenand clarified the issue by reiterating the section of the Land Use Element
which said that unrelated offices not named in the policies, and not functionally related
to the named offices, should be considered at the social services area. He suggested
looking at the"different office"category and the "other government function"category and
determining whether there were an appropriate number of governmental offices that fit
those categories to justify changing the PD designation. He said there was available land
in the area set aside for social services or other governmental uses.
Commr. Senn said that he concurred with the applicant that there were very few choices
for an office that wanted 7,500 square feet of area. He explained that if Social Security
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Planning Commission
October 12, 1994
Page 3
wanted.to buy this piece of property and build their own office at this site, there would be
nothing the City of San Luis Obispo could do. He also noted that if there were an existing
building on the site and Social Security wanted to move into it, there was nothing the City
of San Luis Obispo could do, because the United States Government can act
independently of the City's rules.
Commr. Hoffman suggested that it could make sense to modify the planned development
to allow government offices. He said that this site was not close enough to the social
services area to be included, but he might support changing the Planned Development
to allow those governmental offices noted in section 5.1.9 and 5.1.10 of the Land Use
Element.
Commr. Whittlesey said other agencies may choose to ignore the City's governmental
agency policies but that the City should uphold those policies. She said that Commission
could look at other specific governmental agencies on a case-by-case basis.
Commr. Karleskint suggested that this item request was clearly not in line with the policies
in the newly adopted Land Use Element.
Commr. Hoffman, moved to recommend approval of the request to modify the conditions
of the PD to allow governmental offices provided those governmental offices met the
definitions in sections 5.1.9 and 5.1.10 of the Land Use Element and that those offices,
prior to locating, would be subject to an Administrative Use Permit. Commr. G. Williams
seconded the motion. He said that it should be helpful to have a description of what
functions the Social Security Offices perform.
Commr. D. Williams expressed concern about the site itself, with its steep slope and
circulation issues.
VOTING: AYES: Commrs. Hoffman, G. Williams
NOES: Commrs. Whittlesey, Karleskint, D. Williams, Cross, Senn
ABSENT: None
The motion failed.
Commr. Karleskint moved to recommend to the City Council denial of the request to
amend the planned development to allow government offices based on the finding that
the request is inconsistent with General Plan Land Use Element policies. Commr. Senn
seconded the motion.
Commr. Cross said he would not be supporting the motion. He felt that unrelated offices
and a listing of other government functions would be appropriate.
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Planning Commission
October 12, 1994
Page 4
Commr. Senn said he would be opposing any requirement for use permits, saying either
governmental offices should be allowed or they should not.
VOTING: AYES: Commrs. Karleskint, Whittlesey, D. Williams, G. Williams
NOES: Commrs. Senn, Hoffman, Cross
ABSENT: None
The motion passed.