HomeMy WebLinkAbout11/22/1994, 4 - AMENDMENT TO AN APPROVED PLANNED DEVELOPMENT MAIM HHH4 UNMUTHN US) IN[$
TELEPHONE 805/543-5854
GENERAL ENGINEERING CONTRACTOR
P.O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
November 149 1994 MEETING AGENDA
DATE Z/27-5-24* iTEM #
Fac
IyCDN DIR
The Honorable Mayor Peg Pinard O FIN DIR
City of San Luis Obispo O FIRE CHIEF
990 Palm Street O PW DIR
San Luis Obispo, CA 93401 1 O POLICE CHF
O REC DIR
103 O UTIL DIR
Dear Mayor Peg Pinard: O ►ERSDIR
In reference to PD 108-94, I ' m not sure I agree with their
request. We are presently negotiating with the federal office of
Social Security Administration and have been for over six months.
Since we started negotiating, we have upgraded the 3240 Building
to new ADA requirements, new automatic lock system, and other
handicap items.
It is my understanding that the rationale for relaxing the tri-
polar concept is based on the proposition that the existing tri-
polar areas no longer have the capacity to meet perceived
government office space demands.
I do not believe that the tri-polar concept should be changed,
nor do I believe that the capacity of the existing zoned
government office center has been reached.
The tri-polar concept has worked well since 1978 in preventing
the scattering of government offices throughout the City . It has
met and can continue to meet the Council ' s objective of locating
government offices within . identifiable areas having some
commonality of purpose.
By 19980 the Charles I . Walter Center, zoned for government
offices, has the capacity to meet the identified needs of the
Water Quality Control Board, the Highway Patrol , Cal Trans and
still have space available. We have conveyed our development
plans to the appropriate government agencies are are confident of
our ability to accommodate future demand for government offices
in San Luis Obispo.
According to our recent projections, providing a graphic
depiction of the availability of government office space within
the Walter Center. There is a potential for 128,360 square feet
to become available by 1998 due to construction and lease
expirations. The construction schedule could be accelerated if
government agencies were interested in participating in a "build
to suit" program.
Mayor Peg Pinard
Page 2
November 14, 1994
If more government office zoning is needed, which has been
apparent, it seems appropriate to extend the existing "O-PD"
designation towards the freeway, west :of Higuera and north of
Prado Road (see aerial photos attachedJ . Extending the existing
"O-PD" designation would preserve the Ari-polar concept thereby
avoiding the proliferation of government .offices throughout the
City and would avoid creating a "fourth pole" and traffic
congestion. ;
Given the existing government office capacity discussed above,
the modification of the tri-polar concept, as followed by the
City Council and Planning Commission over the past years, to
allow government .offices in..the C-S and M zones seems to be a
short-term fix to a vacancy problem brought about by an apparent
overbuilding of C-S and M space.
Changing government office space zoning for this purpose does not
seem appropriate in the short term, and certainly not in the long
term.
�•__ We are uncomfortable with the idea of permitting short term, use
permit occupancies outside the tri-polar zones since it appears
impractical to require an established government office to move
at the end of a three or five year period. It is unlikely that
such offices would willing'ly and graciously relocate.
In addition, commercial and professional office uses during this
three to five year period would be displaced by government
offices which, according to the General Plan, should be located
in government-zoned office space specifically planned for
government use. A professional or technical related office which
needed space in San Luis Obispo, might be forced to locate
elsewhere if commercial or professional office space were leased
to a government agency .
Further, the distinction between offices with "high public
contact" and offices "not requiring significant public contact"
seems particularly difficult to determine. Even the present
Water Quality Control Hoard offices have a higher volume of
traffic and parking demands than is apparent by casual
observation .
If indeed there is a short term space problem, the reasons are
more readily attributable to lack of government foresight in
addressing long identified needs than to a failure of the tri-
polar concept.
t
Mayor Peg Pinard
Page 3
November 14, 1994
In consideration of the foregoing I urge you to maintain the tri-
polar concept as it exists and as it has evolved through
practice. ' If any modification is considered necessary it should
be in the nature of expanding the current "O-PD zone and not in
creating scattered government office uses, or in .creating a
"fourth pole" , or extending the South Higuera - Prado Road pole
up Higuera Street towards downtown.
I believe the tri-polar concept is working very well . I would
appreciate a denial of the request based on its inconsistency
with the Land Use Element policies on government offices.
Thank you for your consideration.
Sincerely,
WALTER BROS. CONST. CO. , INC.
Jipil��
\_. Donald C. Walter
President
TABLE OF CONTENTS
1 ) Aerial Photographs - Tri-Polar
2) Letters of Support of "Tri-Polar" Concept
a) Department of Motor Vehicles
b) Employment Development Department
c) Internal Revenue Service
d ) Dept of Housing & Community Development
e) Dept of Alcoholic Beverage Control
f ) Dept of Parks & Recreation
g ) Dept of Transportation Right of Way
h) Dept of Corrections
i ) Social Security Administration
3) Prado Road Tri-Polar Expansion
4) History of Padre Plaza & Charles I . Walter Center
5) Social Security Administration
• a) Public Facilities Areas
b) Letter of Support of "Tri-Polar" Concept
c) Social Security Admin. move announcement
d ) Articles on Zoning
e) Social Security Admin. Lease
b) Solicitations for Space to Lease
7) Walter Bros. Brochure of Office Space for Lease
S) Current List of Government Tenants
9) Building 9 - EDD Expansion
10) Proposed Office - Building 9
11 ) Parking Summary at the Charles I . Walter Center
12) Bus Route & Schedule South Higuera Street
hin ACOS. Cw1ouvin U41 It
TELEPHONE 805/543-5854
GENERAL ENGINEERING CONTRACTOR
P.O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
November 10, 1994
The Honorable Mayor Peg Pinard
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
RE: Government Office Locational Policies
PD 108-94
Dear Mayor Peg Pinard:
On behalf of Walter Bros. Construction Co. , Inc. , I would like to
put into simple perspective the policies that would once again
allow the dispersal of government office uses outside the tri-
polar concept currently contained in the General Plan.
I have forwarded to you -- perhaps inundated you -- with a
lengthy documentation on the history and success of the City' s
tri-polar policy. All the letters, graphs, lists, and statements
contained in these materials have hopefully been useful to you.
But their sheer volume has probably numbed you to our simple
position. Our position on this matter is as follows:
1 . The tri-polar policy , South Higuera, Prado Road location
should be maintained and expanded by increasing the size of
the region covered by each of the poles; thereby providing
for and protecting governmental uses in logical , localized,
and identifiable areas in the community as government space
needs increase.
2. Historically, the City' s government office location
policies have been a critical part of the City ' s General
Plan since 1977. Any change to those policies or
reconsideration of them was accomplished through the
comprehensive Land Use Element Update.
3. In the short to mid-term, facilities at the current South
Higuera, Prado Road government office complex are or can be
made to be adequate to handle government office demand as
demonstrated in the attached 5-year government office space
projection.
Mayor Peg Pinard
Page 2
November 10, 1994
4. Long-term government expansion needs could be handled by
expanding the Charles I Walter Center Prado-South Higuera
"pole" , and then expanding to the west across San Luis Creek
to create a new government office complex on the extensive
vacant lands in this area. A comprehensive, well-planned
government office complex could be sited and become a focal
point of improvement of this portion of the community.
Centering on San Luis Creek, a new "Mission Plaza South"
could be created with pedestrian bridges connecting a new
government office complex on the west side of San Luis Creek
with the Walter Bros. Complex currently on the east side of
the creek. Such a complex would be readily accessible from
the freeway and integrated transportation programs could be
developed. •
I hope that you will continue to support the tri-polar concept.
Sincerely ,
WALTER BROS. CONST. CO. , INC.
Donald C. Walter
President
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PD 1476
Page 3
center on South Higuera Street near Prado Road. Probation
should be located near courts or near the sheriff 's. facility.
The juvenile facility should be located near the existing
county sheriff ' s facilities. (page 21, LUE)
The general plan land use element (LUE) does not specify where
government offices, unrelated to the three tripolar uses
above, should locate, except to say:
The city will locate its facilities and advocate location of
other agency's facilities in order. to:.
(a) Remove nonconforming uses from residential neighborhoods.
(b) Foster convenient public access to those uses serving the
public directly.
(c) Group related public offices together.
(d) Locate facilities with significant numbers .of employees
or clients complementary non-govenmental services
(Testa ts, con nience shopping) .
(e) M e economical us of land and builidngs already owned
Y lic agenci s and minimize the displacement of
ist ng private usinesses or residents.
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This action is in contrast to the Planning Commission' s
recommendation, as part of its LUE update review, to allow
government offices that do not specifically fit in the
categories above to locate where they would otherwise be
appropriate. The proposed office site, within walking
distance of South Higuera Street and the current Cal Trans
offices, appears consistent with the general guidelines above.
3 . Lack of public contact and need for space. The offices
requesting space are Cal Trans engineering design and
environmental planning offices. No administrative offices
would move to this location. There is no requirement for
public contact at either of these offices. In their current
location on South Higuera Street, they do not even have a
receptionist. Cal Trans has contacted Walter Brothers to
inquire about availability of space in the South Higuera
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3.23 Expanding Centers The City should evaluate the need for and desirability of
additions to existing neighborhood commercial centers only when specific development
proposals are made, and not in response to rezoning requests which do not incorporate a
development plan.
3.2.4 Stores in Residential Areas Small, individual stores within established residential '
areas may be retained when they are compatible with surrounding uses. Other isolated
commercial uses which are not compatible with residential surroundings eventually should
be replaced with compatible uses.
3.2.5 Building Intensity The ratio of building floor area to site area shall not exceed 2.0.
The Zoning Regulations will establish maximum building height and lot coverage, and
minimum setbacks from streets and other property lines, as well as procedures for
exceptions to such standards in special circumstances. Architectural review will determine
a project's realized building intensity, to reflect existing or desired architectural character
in a neighborhood. When dwellings are provided in Neighborhood Commercial districts,
they shall not exceed 12 units per acre. So long as the floor area ratio is not exceeded, the
maximum residential density may be developed in addition to nonresidential development
on a site. (See the residential section for policies on density bonuses for affordable
housing.)
33.1 Purpose and Included Uses The City should have sufficient land for Office
development to meet the demands of City residents and the specialized needs of County
residents. Office development includes professional and financial services such a
architects and insurance companies and banks and government agencies.
My Not all types of offices are
appropriate in all locations. (See office location policies below. Also see the Public
Facilities section, page 49.)
3.3.2 Office Locations
A. All types of offices are appropriate in the downtown General Retail district, but are
discouraged at street level in storefronts of the commercial core. '
B. All types of office activities are appropriate in the Office district which surrounds
the downtown commercial area, though offices needing very large buildings or
generating substantial traffic may not be appropriate in the area which provides a
transition to residential neighborhoods.
C. Medical services should be near the hospitals.
41
E. Large offices, with no single tenant space less than 2,500 square feet, and having
no substantial public visitation or need for access to downtown government services
may be in Services and Manufacturing districts, subject to approval of a Planned
Development zoning application.
3.3.3 Offices Outside Designated Areas Existing office buildings outside the areas
described in policy 3.3.2 may continue to be used and may have minor expansions if they:
A. Have access directly from collector or arterial streets, not local residential streets;
B. Will not significantly increase traffic in residential areas;
C. Will not have significant adverse impacts on nearby uses.
3.3.4 Building Conservation Historic or architecturally significant buildings located in
Office districts should be conserved, not replaced.
3.3.5 Building Intensity The ratio of building floor area to site area shall not exceed 1.5.
The Zoning Regulations will establish maximum building height and lot coverage, and
minimum setbacks from streets and other property lines, as well as procedures for
exceptions to such standards in special circumstances. Architectural review will determine
a project's realized building intensity, to reflect existing or desired architectural character
in a neighborhood. When dwellings are provided in Office districts, they shall not exceed
12 units per acre. So long as the floor area ratio is not exceeded, the maximum residential
density may be developed in addition to nonresidential development on a site. (See the
residential section for policies on density bonuses for affordable housing.)
3.4 Tourist Commercial
3.4.1 Basis for Tourism The City should be an attractive place for short-term stays, as
well as an attractive destination for long-term visitors. The City should base its attraction
on the character of the community, its natural qualities, and its educational and cultural
facilities. The City should emphasize conference and visitor-serving facilities which have
a low impact upon the environment and upon existing land forms and landscapes, and which
provide low-impact visitor activities and low-impact means of transportation.
' 3.4.2 Locations Visitor-serving uses should be integrated with other types of uses,
including overnight accommodations downtown, near the airport, and near the train station;
small-scale facilities (such as hostels or bed-and-breakfast places) may be located in
Medium-High Density Residential and High-Density Residential Districts, where compatible.
Visitor-serving uses are especially appropriate where such uses have already concentrated:
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Land Use Element 56
CMC CENTER
CULTURAL FACWTIES AREA HEALTH CARE
AREA
SOCIALSERVIC
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55
PUBLIC & CULTURAL FACILITIES
Introduction
As 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
5.1.1 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 the
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.
S.L4 Civic.-Center..There should be."owntown_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.
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.
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Social-
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 Merent Office 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 I (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
STATE OF CALIFORNIA - BUSINESS, TRANSPORTATION,AND HOUSING AGENCY PETE WILSON, Governor
IEPARTMENT OF MOTOR VEHICLES
DRIVER SAFETY DISTRICT OFFICE tmi0r`n�
3220 S.Higuera SL,Ste.307
San Luis Obispo,CA 93401 pI�OWO W.WImW1�YW[Wl
(805)543-7046 A Pub/rc Service Agency
NOVEMBER 14, 1994 V
TO WHOM 1T MAY CONCERN:
Our office, which deals with matters pertaining to the driving privilege, has benefited from the
proximity to the Department of Motor Vehicles and other government offices in the Walter Brothers
complex.
We have been in the Walter Brothers Complex for approximately eight years and have had all the
accomodations for public access that we need. There is more than sufficient panting for our clients
needs and all elevators and doors are designed for handicapped access.
J. CALLAHAN, MVFR
STATE OF CAUFORNIA THE RESOURCES AGENCY PETE WILSON,Govemw
DEPARTMENT OF WATER RESOURCES
r ;TAL PROJECT HEADOUARTEPS : a
SOUTH HIGUERA STREET,SUITE 101
.J LUIS OBISPO,CA 93401
NOV 1 4 1994
Walter Brothers
3220 South Higuera Street
San Luis Obispo, California 93401
To Whom It May Concern:
The Department of Water Resources has occupied office space
in the government zoning area at the Walter Center since June
1993. We have found the grouping of government agencies in this
center convenient for both our employees and the public we serve.
We find it especially beneficial to be located close to other
State agencies so that we can share our resources. This allows
us to maintain the services of our Department with less costs to
the State of California.
We believe that the current zoning serves the Department of
Water Resources well and we support its continued use.
Sincerely,
Jert Grotheer, Project En ' eer
stal Project Headquarters
struction Office
Dvision of Design and Construction
Serving the People of California
State of California/ Health and Welfare Agency Pete Wilson,Ciovemor
3220 S. Higuera, Suite 102
November 14, 1994 Employment Tax District Office
REFEY To. San Luis Obispo, CA 93401
Telephone (805) 549-3512
Walter Brothers
P O Box 809
San Luis Obispo, CA 93406
Gentlepersons:
Providing the public with efficient service is government's biggest challenge in this fast
changing environment. The people of California deserve efficient and convenient service
from all governmental agencies. Over the past 13 years that I have been in state
government, I have heard the public ask for one-stop service. The current location of
federal, state and county governmental agencies allows efficient and convenient service
to the public. Considering our bad economic situation in California,the least government
can do is make governmental service available to the public without the additional
hardship of having them travel from one location to another within our community. For
some of our clientele,this may even make it impossible for some of them to access these
needed services.
If the primary goal of planners was to provide the most convenient location of service
agencies to its local population,then the complex.we presently occupy fulfills that goal.
We applaud future planning efforts that continue to meet the needs of our clientele.
We ask that this plan continue for the efficiency and convenience of the people of our
great City and County of San Luis Obispo. Thanks for the opportunity to have input
respecting this issue.
Wi Resp
Timo y L. Su cal rl%LN�d
District Tax A inistrator
Employment Development Department
STATE OF CALIFORNIA—STATE AND CONSUMER SERVICES AGENCY PETE WILSON.Governor
90EZwo!
BUREAU OF AUTOMOTIVE REPAIR
3220 S. HIGUERA STREET. SURE 103 A
muner SAN LUIS OBISPO, CA 93410
PHONE:(805)649-3597 FAX:(805)549-3608
November 14 , 1994
Walter Brothers
P.O. Box 809
San Luis Obispo , CA 93406
To Whom It May Concern :
This letter is to encourage continued use of government zoning for
the offices in the Walter Brothers Center . The close proximity of
these government agencies as well as the adequate parking has been
very convenient for the public .
It is already known to the public that a majority of government
agencies are in one area of town. It seems to work well and any
change in locations does not seem necessary .
Sincerely,
Jessica Barrett
Program Technician II
STATE OF CALIFORNIA-BUSINESS,TRANSPORTATION AND HOUSING AGENCY PETE WILSON Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF CODES AND STANDARDS
.,220 SOUTH HIGUERA STREET,ROOM 103B,SAN LUIS OBISPO,CA 93401 de
t (805)549-3373,FAX(805)549-3205
California Relay Service For Hearing-Impaired:
From TDD Phones 14300.735.2929
From Voice Phones 14300-735-7922
November 14, 1994
To Whom it May Concern:
With this letter we wish to strongly express our opinion that the clustering
of governmental agencies in a convenient location with adequate parking in San
Luis Obispo is in the best interest of the public we serve as well as our
Department. Any lessening of this policy would definitely result in public
confusion and create more difficulty conducting business.
Our Department handles the registration and titling of mobilehomes which for
many years was handled by the Department of Motor Vehicles. Many people show
up at the DMV office only to be told that mobilehomes are now registered and
titled by our Department. Fortunately for those customers, they are told to
merely walk across the parking lot to our office. This is a great relief to
many of these people as many of our customers are senior citizens who would
be very annoyed and troubled to have to get in their cars and drive to a
different office.
Sometimes the reverse of the above situation exists and we have to send a
customer from our office to the Department of Motor Vehicles. It is much
better to be able to point out our window across the parking lot in explaining
where they must now go. The elderly mobilehome owners have expressed many
times how they were in our center at the Social Security office-and while they
were here they could get some registration questions answered.
The current government clustering in the Walter Center has worked extremely
well for both the public and the government agencies working here for many
years. We feel the current plan has served our Department and. it's customers
very well in the past and will continue working well into our future. Thank
you for the opportunity to express ourselves on this issue.
SiniDL�Qgrely !"� `- la
David Richard Cook
District Office Manager
St of California
Dv;_ mens of Housing SK F
I Community Development v ?,✓�
I: on of Codes and Standards
c gistration and Titling
)'U Higuera Street, #1038
an Luis Obispo, CA 93401
t
STATE OF CALIFORNIA--GUSINESS,TRANSPORTATION AND MOUSING AGENCY GEORGE DEUKMEJIAN•Goyemor
DEPARTMENT OF MOTOR VEHICLES
FIELD OPERATIONS DIVISION
3190 So. Higuera Street
San Luis Obispo, CA 93401
June 27 , 1990
C,..o..�
City Council of San Luis Obispo
Mayor Ron Dunin
PO Sox 8100
San Luis Obispo, CA 93403
Honorable Mayor Dunin and City Council Members:
We have been located in the Government Complex in San Luis Obispo
for four years . I have found this location meets the needs of the
community . It is easy to give directions to, and is easily accessible
to the freeway. There is also public transportation= the bus stopping
in front of the EDD office .
my members of the public travel to this complex to take care of
heir business , in many instances they visit several of the agencies .
phis cuts down on the congestion normally encountered in many other
areas of the city.
I have found that there is more cooperation between agencies . .
we are closely related to Housing Community and Development . . it is
easy to send customers from one agency to another . . it is only a few
steps away , I utilize their FAX machine when a need arises, as we do
not have one at our location . EDD works closely with us when we
test for future openings . . once again the proximity is advantageous .
Planning is an integral part of a successful organization . . San Luis
Obispo needs to continue to plan , organize , and implement sound
policy .
If I can clarify my position any further , please contact me .
Sincerely,
t
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Lois Castagnetto
Inager
IL
■ �rning 0.x• Pv.,16- ,i ( ilotmmj
June 27 , 1990
Mayor Ron Dunin
and City Council Members
990 Palm
San Luis Obispo, CA 93401
Dear Mayor Dunin and Council Members :
I would like to make a statement of support for the
concept of having a governmental center. There is
merit in grouping governmental service providers
together , as many clients frequently need to access
more than one agency at a time. Having a central
location with good freeway access , parking, and bus
service ensures convenience and cost effectiveness
for clients.
Thank you for allowing me to comment on this matter.
Sincerely ,
Norie Placak
Field Office Manager
3196 S. Higuera, San Luis Obispo, CA 93401 (805) 544-9050
Employment Development Department
Internal Revenue Se, ;e Department ne Treasury
District
Director
Person to Contact:
C%y ll �..L! Si L.I t-'� `: ^-,FSr i C 1. }: .' l 1'i L�'i�'"�.'.' ` L.co- 11"; (Lpi-.i'.
Telephone Number:
i S Ih So c, C(: ".14.11.., '.8C)5 )
Refer Reply to: Intel-I-a F'e•+erl1_le `:i� rvice
32211 S,. Flig-_lora , Suite 31IS
Date:
San L.LI I..G Cat, l LF'1 ?134(_111
JL:', 29. 1996
Re: 11=.T t,?r c C•-2nt:e'i ,:_ICL'.. (_•lock 5. H::gLlera, .7 a'il LL-t ; b +_1 p CFS
IJ1S C
Dear _•ii- o1 rlad"m:
T:I Sarl ,_UIT Obis[:)o off.—ce of the Internal Revenue Service
has O �erl lora'Fed in the kla,ltr.'.- ' s Center for several Wears 11GW.
D1_u- 111 CJ that: t'.IFl=' Wr ,I-=ve teF=it more than satisfied with the
_iccom6d EA t i cons and the the Walters have c_hown for
0Lll deeds. The cr�nYple:< maintains a. professional appearance and
atmo=_phore. We had foLlnd that our clients have no trouble in
locatinn I-F a c.- mple:- nor i .l finding free parking . Ill fact , -the
complex itself has become a diI-ect�onal reference paint . When
;diving directions to GLIr office we simply state that 1.1.1e are
located "next to the Depal-tniont of Motor Vehicles" ol-
above Social Ser-vices" , or ,by the Employment Development
Department" . This clarifies dir-ections for almost everyone.
Wher, the deci_ior was made to congregate ail the Government
OrfiCes 111 orle 31-_e3g it Was cl W:LSe move. We eIicc.ui-age than
coLlslci1 to : Conti)ILI E- tQ SUPPort: :his, policy .
I inight be poinLed out that the Internal Revenue Servif:_-- is
CU1-re?Itl11 Updatiiirl t:.> lea'-i=• for this site, iyS pi]I t Of 6LIr lee:ae
C S11e Wal procedUreS, CIUI- Fac1lit1eS Depar tmenb was r egUire•d to
advertise• pLfblicall': i 't:s desire to lease space in the city oT San
Luis Obispo . F'ropel ty ownecs were encoLti-aiged to notify the
IT-I ter na1 Revenue Ser'= ice concerning theirfacilities available.
There WE?Ce 1l0 i espoilses ?ur advel-tising . Ther—e were no
intarE?i5:ed prop E•1 1,`.• .Wlleo"S wl 1 1 ing 'to Ieasr_. 't:o thl i Federal
Government , chis e'. 1.deiItl'; :haws an L'11WI lIing,les7, by local
pl-r.pel-ty o:-J.-1 rs to r�kl:e p,?.:-t; 11I leas'lllflt0 ntitae
Ci!"Je'nln E'1-)h an
ilf- �: ', i•f: .c:.� i'i-..i'.�.1 _. I � .. i fSti L.l rl '-.. '.� l:.: h. j' ; �'...(: t�: f
STATE OF GUFOW" GEORGE OEU1fA WAN. Gompm
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DMSION OF CODES AND STANDARDS
'0 South Higuera Street Suite #103B
Luis Obispo, California 93401
To Whom it May Concern: June 25, 1990
My name is Ruben Mireles and I am employed by the State of California.
Department of Housing and Community Development, Division of Codes 6
Standards. I was transferred here from Fresno sixteen years ago. In
those sixteen years our office has relocated four times, the fourth
time being to our present location at- 3220 So. Higuera Street. I deal
a lot with the general public and other governmental agencies on a day
to day basis, so being accessible plays a major part in our present
location. I know how important it is being centrally located with
other governmental agencies. It has made my job easier from the
standpoint of not having to drive all over town to meet with other
governmental agencies, not to mention the parking problems that I
encounter. We have fewer complaints from the general public because
they can easily find us due to the fact that they have been here to
deal with D.M.V. , Social Security, Social Services or any of the other
agencies presently in this complex.
I feel that centrally locating the various governmental agencies is a
very strategic move for any growing community.
Ruben Mireles
District Rep. I
SM
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hc
lu0 ,� ,.
STATE OF CALIFORNIA GEORGE DEUKMEJIAN,Growmw
DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL
'20 S. Higuera St . , Suite 305
n Luis Obispo, Ca. 93401
June 27, 1990
TO WHOM IT MAY CONCERN:
I am the Supervisor of the San Luis Obispo Office,
State of California, Dept. of Alcoholic Beverage
Control . Our office is located in the Walter Bros.
Building at 3220 S. Higuera Street.
I feel the concept of having as many Governmental Agencies
as possible in the same geographical location o s a real
plus. It is convenient for the public as well as the
various agencies . Often timesI need to make personal
contact with other agencies, and needless to say, it is
much less difficult to walk across the hall or to the
next building than to drive across town.
The public also benefits by being able to conduct as much
business as possible at one location
I do not feel that allowing Government Agencies to locate
at random throughout the city would be in the best
interest of the public.
Si y,
Ronald D. Bressler
Branch Office Supervisor
STATE OF CALIFORNIA—THE RESOURCES AGENCY GEORGE DEUKMEJIAN,Governor
DEPARTMENT OF PARKS AND RECREATION
San Luis Obispo Coast District
3220 South Higuera St. , Suite 311
San Luis Obispo, CA 93401
(805)549-3312 FAX (805)541-4799
June 27 , 1990
Walter Brothers
P.O. Box 809
San Luis Obispo, CA 93406
To Whom It May Concern:
This letter endorses the continued use of government zoning for
offices in the Walter Brothers Center. I believe that clustering
governmental agencies in a convenient location with adequate
parking is in the best interest• of the public we serve.
An abandonment of this policy may result in public confusion about
locations in present use and inefficiency in providing related
public services.
The current plan has served us well. Let's keep it.
Sincerely,
incerely,
David L. Sears
District Superintendent
STATE OF CAUFORNIA—BUSINESS, TRANSPORTATION AND MOUSING AGENCY GEORGE DEUKMUTAN, Gov m w
DEPARTMENT OF TRANSPORTATION
D.O. BOX 8114 a
N LUIS OBISPO. CA 93403-8114
`D (805) 349.3239
3232 So. Higuera St. #200
June 26, 1990
San Luis Obispo, CA 93401
Mr. Don Walter
Walter Brothers Construction, Inc.
P O Box 809
San Luis Obispo CA 93406
Dear Don:
I just wanted to give you a brief status report on how we are
doing in our new location. Although we have only been in here
since February this year, I am happy to say that the facility
suits our needs to a tee.
We find the offices extremely well laid out and the parking is
definitely superior to what we enjoyed at the District office.
Additionally, our location is very convenient to the
transportation corridors in the area when accessing the streets
and freeways.
I find it very convenient to have some of the other public
agencies close at hand. As a matter of fact, I have overheard on
more than one occasion the same comments from the general public.
who have utilized our offices.
This is just a short note in order to express my appreciation for
your courteous and considerate attention to the various needs and
requirements of our department.
Sincerely,
Richard L. cyan /
Caltrans Right of Way Department
mlb
STATE bF GUFo*dA— USNM TRANSPORTATION AND MOUSM, AGENa GEORGE DEUKMEAAK Gew"W
DEPARTMENT OF TRANSPORTATION
Sox 8114
14 LUIS ORISvo. a 934W4114 3232 So. Higuera Street #200
TOD (RDs) 649-n" San Luis Obispo, CA 9340.1
5 December 1988
Walter Brothers Construction Co. , Inc.
Attention: Don Walters
3250 So. Higuera Street Suite C
P. 0. Box 809
San Luis Obispo, CA 93406
Dear Don:
You had asked whether the Caltrans Right of Way Department was
involved in substantial public contact.
Our branch has the primary responsibility of appraising,
acquiring, and managing all of the real estate required for
Caltrans projects. This is much the same as private real estate
acquisition and management companies. Public contact and
coordination is the majority of our duties.
Attached is a copy of Chapter 1 of our Policy Manual which may
give you an overview of our activities.
If I can be of any further assistance, please give me a call at
(805) 549-3396.
Since y yours,
/ YIII�IE:1 oiOS.
w
ichs-rd L. Bryan51988
Senior Right of Way Agent
Acquisition cow-vurn011 MIm
RLB:mlb
Attachment
STATE Of CAUFOEMA-YOUTH AND ADULT CORRECTIONAL A0040 GEOWE DEULMEJ AK QMWW
DEPARTMENT OF CORRECTIONS
Parole and Community Services Division
3232 South Higuera, Suite 102
San Luis Obispo, California 93401
(805) 549-3251
July 3, 1990
To Whom It May Concern:
The Parole and .Community Services Division, San Luis Obispo Parole Unit
is located in the Walter Brother's Government complex at 3232 So.
Higuera Street. Our office is near Dept. of Motor Vehicles, Vocational
Rehabilitation, Dept. of Social Services, Social Security, Employment
Development Dept. and a host of other government agencies. This location
has afforded us convenient referral of our clients and easy access to
these agencies by our clients.
Interaction between the various agencies is ongoing and the concept of a
government center is simply a good idea that should be encouraged.
Sincerely,
.M. Willis,
Unit Supervisor
e DEPARTMENT OF HEALTH b. HUMAN SERVICES Social Security Administration
s
Refer to: 3240 S Higuera Street
San Luis Obispo CA 93401
July 3, 1990
To Whom It May Concern:
We are eager to take the opportunity to express our opinion on
surrounding availability of services for our clientele at the
Social Security Administration.
Many applicants for the programs we administer also require the
very closely related services of the Department of Social
Services. Many of these shared clients are infirm, disabled ,
indigent, and lack any access to private transportation. Since
Department of Social Services is a short distance from us (one
building away) and adequate bus service is available at our
location, these people can easily take care of required business
with both agencies in one visit. To require additional travel to
visit our agencies separately places additional hardship on our
clientele and may possibly "shut out" many of those needing
services the most.
Besides the Department of Social Services, many of our clients
require related services from Department of Motor Vehicles,
Employment Development Department, Internal Revenue Service, and
Department of Vocational Rehabilitation. It is refreshing to us
that visitor referrals to all of these agencies for additional
services are so conveniently within walking distance of our own
office.
If the primary goal of planners was to provide the most
convenient location of service agencies to its local population ,
then the complex we presently occupy fulfills that goal .
We applaud future planning efforts that continue to meet the
needs of our clientele.
Thank you for the opportunity to express ourselves on this issue.
Sincerely,
V( rzs/e. ) Martha E. Dreke
District Manager
"The Prado-Elks Regional Center"
Proposed General Pian Map Amendment
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General Plan Amendment Application
"The Prado-Elks Regional Center"
Request
1) Amend the General PI 'Use Element ap for the subject property
from Interim Conse t' Open Space to O ce. This would be
implemented thro ;PD zone:: Se a corresponding PD Re-
zoning applicati aterials.
The property is proximate to land already designated for office to the east
of this site and near the Higuera-Prado intersection, which is one of the
"poles" designated for government offices in the City. It is also across
Prado from the City Corporation Yard and its related offices.
2) Amend the,tem o#.theme l ;Nement to alloHaupial5 ,of=tk�esquare
footage ofes-.
� ttIhe.offices;7---These'coakrir a6cTe=fLfad service,
�p1+�9x g�vffres•se�ppliesr�et�:= . .
Suggested text additions are shown underlined, below.
Add to Section C.5.b. (p. 22):
Other areas reserved for urban use include:
- An area north of Prado Road and east of Elks Lane, which may be
changed to an urban land-use designation when the flood hazard is
mitigated. >
haIfJ!)4gnn_qirl red"
-.._
f6dis6d'drr'tff 6—iffiai�s 61'Pr9do and.HiguaM_ UQ to 15% of the floor
area of new buildings may be devoted to com'++eMial msec which are
related to offices. such as (but not limited to) food service. copying and
onntma. and office s„ooly sales,
The format of the LUE is likely to change in the update, which is currently
being considered. We request that the intent of this proposed amendment
be incorporated into the new format/language of any update of the LUE.
General Plan Ame. nent
Application Statement
General Plan Amendment Statement
How the amendment carries out existing policies of the General Plan
The general plan designates the subject property as "interim
conservation/open-space". This site (the area north of Prado Road and east of
Elks Lane) is specifically reserved for urban use; the land use designation may
be changed to allow urban development if the flood hazard is mitigated.
The proposal mitigates the flood hazard by allowing for all buildings to be
raised above the flood zone and/or flood proofed. Development will be
concentrated into a few buildings; most of the site will remain in open space.
By limiting development to a few, relatively small building pads, the amount of
water displaced by the raised pads is insignificant relative to expected volumes
during flood times.
The site is proximate to one of the three government "poles" called out in the
General Plan. Recently, the City has received several requests to allow
expanded government office locations. The City has generally directed that
these'should continue to concentrate at the three designated areas, including
the South Higuera/Prado Road node. The subject site is part of the logical
extension of the government office uses currently allowed on the northwest side
of Higuera and Prado, across the creek to the east from this location.
The site is also directly across from a significant concentration of City offices
and facilities including the corporation yard, sewer treatment plant, transit
center, and related offices, training rooms, and similar uses.
The site is immediately adjacent to a freeway interchange, which will facilitate
easy access not only for employees, many of whom will be from outside the
area, but also for the public served by these offices. Many government offices
have a regional nature and serve a much larger community than just San Luis
Obispo proper. Thus, the convenient freeway access is an attractive component
of this plan.
The proposed amendment would also allow some related commercial
development to serve the workers in the new offices and in the nearby City,
County and other office complexes. This will help achieve goals related to
reduce dependence on the automobile by locating mutually supporting uses
proximate to one another.
A designation that affords the flexibility to allow office and some related
commercial is the preferred one for this location. Because of its proximity to the
freeway, the site is not suitable for residential purposes. There are no nearby
residential neighborhoods which could be affected by an office project in this
location.
Crawford Multari & Starr planning • architecture •public policy
2
General Plan Ams:,ment
Application Statement
How the or000sed change relates to other General Plan elements
The most important element besides land use which has bearing on this
proposal is the Circulation Element. A draft revised 'element contemplates the
extension of Prado over the freeway. The subject site is sufficiently large to
accommodate the likely overpass/interchange design. If the proposed over-
freeway link is built, the argument for office use at this location is strengtherled.
With appropriate mitigations, there will be no flood hazard or other safety
concerns; noise impacts from the freeway can be readily mitigated for the
proposed non-residential uses.
No other element directly affects this site or this project.
Crawford Multarl&Starr planning-architecture-public policy
3
J
1
PD Rezoning Application
"The Prado-Elks Regional Center"
Request
Rezone the property (see attached map) from C/OS-10 to O-PD. The General
Plan Amendment application includes a discussion of how this proposed
change carries out existing LUE policies and suggests text amendments to
clarify the intent for this area.
Preliminary Development Plan
A. Legal Descrition
See attached.
B. Statement of Objgl2iy
The principal objective is to transfer this property from interim open space
to urban uses, specifically, a phased office development, including
offices for public agencies. The PD will be developed in phases as
demand for office space, particularly in the public sector, increases. The
site is a logical extension of the government office node designated at
Prado and Higuera: it is proximate to and can be easily linked with the
existing office facilities; it is directly across from the City offices and
facilities at the Corporation Yard, transit center and sewer treatment
plant; it has immediate freeway access for employees and for office
clients; it is not proximate to any residential neighborhood which could
be disturbed by traffic associated with office uses; the site is not suitable
for residential development due to proximity to the freeway and the over-
crossing of transmission lines.
Some commercial development in conjunction with the offices would be
preferred. The commercial uses would be intended to serve the workers
in the offices on the subject site, at the City facilities across Prado Road,
and in the other government offices existing and contemplated at the
intersection of Prado and Higuera. The PD, with the accompanying
General Plan text amendment, provides the flexibility to accommodate
some related commercial uses with the offices.
The intent is to create a more campus-like environment by developing
large landscaped setbacks along the street frontages and around the
buildings. The buildings will surround and focus on a large central plaza.
PD Re-zoning
Preliminary Development Plan
The proposed project also includes 2000 square feet reserved for a day
care center in Phase One (Building C). Note the adjacent play area,
which would be protected by a solid wall or fence.
The site also includes areas for transit pick-up and drop-off (for example,
see the turn-out in front of the fountain and plaza).
Pedestrian access to Higuera-Prado will be achieved by sidewalks along
Prado (secondary pedestrian access to the Walter Brothers Center may
be possible over the creek; there is currently an intervening parcel
between the subject site and the creek).
The attachment of the PD suffix allows the City to review and approve a
preliminary development plan at this time, which can address the
preliminary land use mix, circulation patterns and development
standards for the property.
See also the General Plan Amendment Statement for further discussion
of objectives and intent.
C. Schedule.
Building C would be the first phase of the project. It would be constructed
in approximately one to two years from approval of the Planned
Development. This building will include the day care center and play
area.
Later phases would be built as demand for additional office space
increases. Buildings A and B would constitute the next two phases. A
likely scenario would be development of one additional building every
two to three years. Total build-out would occur over a period of 10 years
or so.
D. Sales/Lease of the Property.
No definite plans on the further sale or lease of the property has been
determined. The option for sale or lease will largely depend on the
needs of the end users.
E. Proiect Statistics-
See attached site plan.
Crawrord Muuarl & Starr planning • architecture - public policy
2
PD Re-zoning
Preliminary Development Plan
F. Variances.
A height exception is proposed for all the buildings. The usual height
limit in the O district is 35 feet (with approval of a minor use permit). The
following heights are proposed for each building:
Building A: 45 feet (three stories)
Building B: 65 feet (four stories)
Building C: 55 feet (three stories)
Building D: 55 feet (three stories)
These limits will allow three to four story buildings with some roof line
variety. The additional height also allows the building footprints to be
more compact, reducing the area which needs to be raised out of the
flood zone.
The same floor area can be developed by designing lower, more spread-
out buildings. The preferred approach will make the pads smaller,
increasing the landscaping around each building to create a more open
environment, oriented around a large plaza.
A four story building will be of comparable scale with the hotel which is
almost directly across the freeway from this site and with the drive-in
movie screen on the adjacent property.
G. Site Plan and Maps.
See attachments.
H. Nearby Land Uses.
East of the property is Highway 101. North is the drive-in theater. South
is the City corporation yard facility. East is another narrow parcel which
is largely vacant, San Luis Obispo Creek, and across the creek, the
'Walter Brothers" office complex.
As noted elsewhere, the proximity to the Higuera-Prado government
office node, the existing City facilities, and to the freeway all argue that
this is a logical expansion of office opportunities here.
The drive-in theater site will likely transition to 'new uses some time in the
future. The owners are currently not interested in including this property
in this plan.
Crawrord Nullarl S Starr planning - architecture -public policy
3
PD Re-zoning
Preliminary Development Plan
The site is capable of accommodating the proposed uses and the
freeway overpass/interchange if that is necessary. The applicants will
offer to dedicate adequate area for the interchange.
A new'road is proposed extending from Prado Road which would provide
access to the newly created buildings and parking lots. This road will
align with one of the main entrances to the corporation yard.
Other Information.
1. Uses
The proposed building area is approximately 127,000 s.f. total (all
phases). Of this all would be devoted to offices except 2000 s.f. for a day
care center and up to 15% of any building which may be used for
commercial uses related to the offices. We propose that the type of
commercial uses be spelled out in the precise plan for each building.
2. Land for the Interchange and Road.
The applicants propose to offer to dedicate land necessary for a future
interchange/overpass and to develop and offer to dedicate the road that
serves the project itself (the re-routing of Elks). Dedication of the land for
the interchange and the new road would be offered to the City, unless the
City indicates that they would prefer the interchange dedication be made
directly to CalTrans.
3. Common area and reservations.
Approximately 248,000 s.f. or 87% of the site remaining after roadway
dedications will be reserved as common open space. See site plan for
break down between parking/drives and landscaping/plaza areas.
4. Archaeology Report.
An archaeology/history report for the property has been prepared and is
attached.
5. Traffic Study.
A traffic study is being prepared for the proposal (in anticipation of the
environmental review) and should be complete within two weeks.
Crawford Multarl& Starr planning - architecture-public policy
4
F lional Center
San Luis •
PG&E Toww
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Massing Study of proposed buildings
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r_` the Regional Center,Prado Rd. San Luis Obispo,
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Reference Plan
cityo san l�uis oBispo
Elblag966 Morro Strost •San Luis Obispo,CA 90401
April 251 1990
TO WHOM IT MAY CONCEPN:
For many years, Prado Road has been planned and developed as an
arterial street. It connects to 101 on the west for northbound
movements and is widened to •four traffic lanes near Higuera
Street. Our master plan calls for Prado Road to be extended
easterly to eventually join Highway 227 in the Edna Valley.
The City is in the process of updating its circulation element.
One of the primary alternatives being considered for Prado Road
is a master plan for a grade separation structure at 101 and a
connection to Madonna Road, a major arterial leading from
downtown to Los Osos Valley Road. The favored alternative being
considered at this time will consider a full interchange at the
intersection of Prado Road and 101, thus providing for all
traffic movements. We expect the updated circulation element to
go to public hearing, with final decisions and adoption of the
plan being made within the next year.
Very truly yours
David F. Romero, Director
Public Works Department
prado/dfr421
nw _.
h 1
'WALTER BROS.
CONSTRUCTION CO., INC.
GENERAL ENGINEERING CONTRACTORS REAL ESTATE DEVELOPMENT
HISTORY OF PADRE PLAZA AND CHARLES I . WALTER CENTER
At its conception the long range plan for Padre Plaza was a
retail commercial plaza. The original goal in 1973 was for seven
buildings, all of which have been completed with the exception of
the corner lot which was set aside for a bank or savings and loan
branch. This Walter Brothers project was one of the first in the
City to allow a bike lane and delete street parking. This
concept and original plan was later changed to a government
center.
The first building to be constructed was at 3250 South Higuera
Street. This was built as a deli - liquor store to be owned and
operated by Walter Bros. Construction. In addition to the 49500
— square foot store, there was an additional 3,500 square feet of
leasable space built, making the total square footage of the
building 89000 square feet.
The County of San Luis Obispo approached Walter Brothers to build
to suit a 10,000 square foot building for the purpose of housing
the food stamp operation for Social Services. This building,
known as Building *2, was constructed in 1978 and in 1985, was
re-leased to the Federal Social Security Administration.
In 1978, Walter Brothers was contacted by •a private party
interested in a build to suit of a 4,000 square foot building for
the purpose of a restaurant. In 1990 it was converted to an
office for the State Compensation Insurance Fund. At the same
time the State of California put out a bid for design and
construction of a 12,000 square foot building for the use of
Employment Development Department. Walter Brothers was the
successful bidder and in 1979 both restaurant and Employment
Development Department were built. In 1979, the city rezoned the
property to public facility for government agency use.
In 1980, County officials once again contacted Walter Brothers
with the prospect of a new building to consolidate all Social
Services functions under one roof. They were looking for 21,000
square feet. After making contact with other county departments,
state and federal agencies it was agreed that there was a need
for rental space of 42,000 square feet. Walter Brothers felt at
this time it would be beneficial to construct an additional
13,000 square feet, as this was going to be considered the new
south "Government Center" in the city- of San Luis Obispo.
Construction of the three story, glass and steel 55,000 square
-foot Building Five commenced in 1979, and was completed in
December of 1981. A three floor concrete parking structure was
completed adjacent to Building Five at the same time. In 1981,
the city adopted the tri-polar concept, which meant the South
Higuera property would be a government center separate from the
downtown area.
In 1986, Walter Brothers completed another build to suit for the
State of California, an 8,600 square foot building occupied by
the Department of Motor Vehicles. At this time, the center was
occupied by state, federal and county agencies. The city ' s idea
was to consolidate government functions so the public would not
have to make several stops to meet their needs. This has worked
very well for the needs of the public; for example DMV, EDD, IRS
and Social Security are all conveniently in one central location.
Additional benefits to the public from the South Higuera
government center include two major signal installations -- at
the South Higuera "south pole" are intersections at Margarita
Avenue, and at Prado Road. Walter Brothers has built a full bus
pull out and a glass enclosed bus shelter, the first of its kind
in the city of San Luis Obispo.
The latest addition to the Charles I . Walter Center, completed
early in 1990, is Building Seven, a 17,000 square foot two-story
structure leased to the State of California. A new parking lot
on the South Higuera frontage was constructed at the same time.
This building was built in response to the burgeoning demand for
office space by government agencies.
Walter Brothers, seeing a need of government growth started in
the summer of 1989 to work on additional space for the government
center, and is working on two projects at the present time. The
first project, a drawing of which is enclosed, is an addition to
building number 4 at 3196 South Higuera. The project consists of
the addition of a 15,000 square foot second story to the existing
building.
The second project consists of the addition of a two-story ,
30,000 square foot building on the corner lot at South Higuera
and Prado Roads. Two floors of underground parking- will serve
this office building. As with the entire center, good access to
Highway 101 is an asset. These projects are in the planning
stage only . Approval of the City will need to be obtained.
In 1993, the County of San Luis Obispo moved to their own Social
Services building on their newly acquired property at South
Higuera and Prado Road. The completion of this building by the
County have freed up approximately 33,000 square feet of office
space in the three story 3220 South Higuera building. As of this
date we have been able to fill the county space by eighty percent
with Dept. of Water Resources, Cal Trans Engineering, expansion
of EDD Tax Office and GSA Federal Judge. Our five year
development plan, and Walter Brothers development plans now are
over a ten year period. have been projected for the next ten
years. Walter Brothers' goals, including our planning and new
projects to come will not only meet government' s space needs, but
also keep our tri-polar zoning working in a functional manner in
the future to come.
uuiu vac ZtauicuL vYu"Lc tieanng Uratz
---------------
` 1
FIGURE 4 i
--- GL POLY
CIVIC CENTER
CULTURAL FACILITIES AREA; t.
` > HEALTH CARE AREA
wiou LMM
-- �,
00
+ CIAL SERV ES
0., AREA .
.w.ow
�� o0
N No r To SCALE
Q cm uwrt UNE-----
PUBLIC FACILITIES AREAS
42 "
Land Use Element Update Hearing Draft
1 PUBLIC & CULTURAL FACILITIES
Introduction
As 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
Public facilities
05.1 Government offices that provide similar types of services should be grouped for
efficient service delivery. Within any area shown as a preferred location for
public facilities, there may be compatible private businesses, so long as they do
not displace the preferred public agencies.
52 Government agencies should cooperatively plan for new or expanded facilities.
They should consider joint projects when mutual objectives can be met.
53 There should be a downtown civic center (Figure 4). 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).
5.4 There should be a health-care area on Johnson Avenue near Bishop Street
(Figure 4). The following functions should be located in the health-care area:
A. Public Health Department; General Hospital; Mental Health Services.
B. Other public or private offices or health facilities found to support the
continued viability of General Hospital.
pmDr t.ue-rvs.wp 41
DEPARTMENT Of HEALTH & HUMAN SERVICES Social Security Administration
a
"tea Refer to: 3240 S Higuera Street
San Luis Obispo CA 93401
-7,dly 3, 1990
To Whom It May Concern:
We are eager to take the opportunity to express our opinion on
surrounding availability of services for our clientele at the
Social Security Administration.
Many applicants for the programs we administer also require the
very closely related services of the Department of Social
Services. Many of these shared clients are infirm, disabled ,
indigent, and lack any access to private transportation. Since
Department of Social Services is a short distance from us (one
building away) and adequate bus service is available at our
location, these people can easily take care of required business
with both agencies in one visit. To require additional travel to
visit our agencies separately places additional hardship on our
clientele and may possibly "shut out" many of those needing
services the most.
Besides the Department of Social Services, many of our clients
require related services from Department of Motor Vehicles,
Employment Development Department, Internal Revenue Service, and
Department of Vocational Rehabilitation. It is refreshing to us
that visitor referrals to all of these agencies for additional
services are so conveniently within walking distance of our own
office.
If the primary goal of planners was to provide the most
convenient location of service agencies to its local population ,
then the complex we presently occupy fulfills that goal .
We applaud future planning efforts that continue to meet the
needs of our clientele.
Thank you for the opportunity to express ourselves on this issue.
Sincerely,
('Mrs. ) Martha E. Dreke
District Manager
Aw
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After nine yeim et 1 Lia_fleoa
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an a 1�egnest eTea gaVCHneF
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A '
R-1-
-ORDINANCE NQ-$16
•2•.ORDINANCENO:$16
AN ORDINANCE OF THE CITY .
OF SANLUIS OWISPO
AMENDING,THE:•OPPICIAL
i ZONE MAP OF'TN@CJTujl.;(Ta..
REZONE PROPS !f>a'..:
SOUTH HIGUERA STREET'::.:
C I T Y - I N I T I A.T.6.d:.:.
REZONING).CR 0757_ '.._'
WHEREA4o-'tW.O'fA�lBt .:
Commisswn•:mld�CH1t1 ':R
nave hold leearingb':10:eanaldef.;__
appropNatr,•'zaning�tbF soblecty,; a^
property:.in>aeeerdaA}we C ft
Section 65Bg0:ef;';leg0
Government Cotls;;atldt ^c;;.:.0
WHEREAS;•RIa Cf .CBCiI
findsthat.fhe:proposed; is''
consistgptplatiPim
wltR:" 1
WFIER6ldi tiffs rte;llw
al -'a
id-odMa�as11C�';
�lirlth* thr' :teiifj'.•„s '°'.
vlfonal giia111Sa/rchefCsp':`•
WHEREASi 1he:' IOIf.•''
fa.:usa.permit;approval;ender';,
the '"$'.'. Yorla`la':ne ^'fb';'•
Insure:acce0tab.1irAte.:11100n
aU this; Property''10' relation:hl'-
neighboring -Proprortles'anrt
access to:South:HWUWW4heet,
and to,:resetve_spabe tbr•par-, '
titular atthilt(ae asdesciibeAiR,-
policies of iheLand:Uae£IMneUt:,-'.
of the general.plarlr ...,'u ,o. .
BE 4T,:OROAINI3D Ay+TIM
council:of the City.of Sag,:"ft.:.,
Obispo as lo
SECTION L T,hai-fF*:aiaer-.'!
shwfn on':the map'•altecNpd.
hereto marked
included hereto by- efeilX11 951"
reclassified from C•H:(S4rvIM
Commercial) 'ta: PWS '(Public`.:;
Facility '- SpeC1;a,k. ccfflI
siderations) "..•;:•zr
SECTION".4: Thir,ordlnane0.'.
together with the*as amt noes:'. ^
shall be published once In full,at:
least three (3)-davdprIOr to.att•
final passage. In the7e(agranl•
ITribune,.a nrawN eR'p 110�. 1d0-i
:an&circulated In.MUdi11yy;:1md`:A
me"same.shall'go Info
~at
the expiration of tlIM'(311)days:t.
after Its said final passage.
INTRODUCED AND-PASSED ?
TO PRINT by the Council OF the '
city of.'San Luis Obispo.at a.•
meeting thereof held an the AM
day of September':. .IM On .'
motion of -councilman
Jorgenson,-seconded.by,Cilun*
cllman;" Bond"and "an 'the',
following rail.call v -
AY-E$"...; Counclimep+b�a:.
`�-Jorgen7all:�iBond:,',Bt11IdC arldj.`i
Mayor:Ai JWT
f!rdT Iav:H
ABSENi ,Mal(or• _
P's/ROIFDUNIN
Yar Pro Tam n. h s.
; 5
w•
STANOAOD FORM Z
FEBRtARr 1945 WITION U.S. GOVERNMENT
GENERALr$
AOMINIaTUTION1NT10R LEASE FOR REAL PROPERTY
FFR(et CFR)1-16.601
DATE OF LEASE LFAs[in
Oq- ZD-Iq$5 GS-09B-383118
THIS LEASE, made and entered into this date by and between : ALTM BRAS, CON3TYWCTION CO., i=w
whose address is P.O. i:OX 8109
;;an Luis Obispo, CA Z406
and whose interest in the property hereinafter described is that of Owner
hereinafter called the Lessor.and the LiNn*ED STATES OF AMERICA,hereinafter called the Government:
WITNESSETH: The parties herein for the considerations hereinafter mentionedcovenant and agree as follows:
1. The Lnsor hereby lean to the Government the following described premise
7,525 neL usable squame fceL of office 4nd ><Glated space ori Lhc
ground floor or 3240 So. Higuerd^as fiirW6ii 'depicted on the zZached
floor plan marked ExhibiL "A" together with six reserved, off—sLrcet
parking spacco.
mbcoacdfor:;uch purposes :is may be dcLerwined by the General Ocrvicc:;
l:ul:irlistration
2 TO HAVE AND TO HOLD the said premises with their appurtenances for the term beginning on
..............................__............................... through ....—.......—_............................... subject to termination
and renewal rights as may be hereinafter set forth. '19iis raragraph is dele Lcd.
0
3. The Government shall
pay the Lessor annual rent of i...1Q0}a +.Qst00...................._._ .-------_----_---_
at the rate of S...J((].FZQjkQg--.----_------------------------ per....INXI h.....--_..................__.__--_........--...-_— in arrC2M
Rent for a lesser period shall be prorated. Rent chedis shall be made payable to: Owner
// on or after thyy- iU
i ;,l fi.vu ; car Lor1u
4. The Government may terminate this lease at any timdby giving as least.......-4Q.............. days'notice in writing
to the Lessor and no rental shall accrue after the effective date of termination. Said notice shall be computed commenc-
ing with the day after the date of mailing.
S. This lease may be renewed at the option of the Government,for the following term and at the following rentals:
For o:,c five year period at an annual rental of $1351525.25 LI the rate
of : 11,273.77 per monl.h 11)1 ;;rrear:: plus all previously accrued esc;LlaLion.
lZeaL fur a lessor periva ::hall bu proraLOd. Annual cscal:,tiorw purJuan,.
,o res -agraphz D2 and D3 shall continue during this rene 31 option period.
provided notice be given in writing to the Lessor at least ........r!_----_-_- days before the end of the original lease term
or any renewal term. all other terms and conditions of this lease shall remain the same during any renewal term.
Said notice shall be computed commencing with the day after the date of mailing.
2-106
6. The Lessor shall furnish to �evnmm4 as put of the maul consideration, Swing:
:;puce c.ilwll Le built-ouL in i,ccordanee with the atLached ;;uliciL tion
for Offer=s Jo. G3-09B-3W'1t;
7. The following an attached and made a part hereof: %ll terns, conditions and oblicatiuns of
Solicitation iur Offers No. G -093-33^818, GGA form 3517: Gcl
tarul
Cl;".u:;e:;, Ga. Fonn 3513: RepresenL-Lion and CerLi.ficaLionz, Li-1-1.111F; of
CJI;j;lo,,menL OpeninGs, and floor Plan marked n hibit "A"
e The following changes were made in this lease prior to its execution:
Para&va,Lp i .2 was deleted.
9-13 were added.
L`. VP''INEti WHEREO the parties hereto hav unto subscribed their rtalnes as of the date first above
[ written.
rLL" !:r.I.,? GTRUCTIO 0., INC.
a. —
.-- -- ------- ------------ --------------------- -----------------------
!Slpr IP, (Sfpnwel
IN F OF
._____--__—_---_--------------------------------------------
lSiprrmrl lAddrrn)
UK=STATES OF AMERICAG;;IM-LULL =IJIC ; 1,1:1MINIST11UTIOId, Office of Public BuildinGs and Real
"- ------------ PTulJUl't�r
— -- -ContactinL;_Off`i��r---------------------- -
r,.a rJnT -r is X (OEkW In41
STANDARD FORM >? U.S. GOVMMmj" p;EUrr 16 OFFUM r 1983 O - 621-526 (9163)
FEBRWRY 190 EDITION
:;[ J,oi 140. 1 A'.l"I'11CIfi,D li tL•'I'0 111 ;•UDL i'. N147 U1 I.L'l,G i1G. (iC-•�^:jC i�
9. TO 111;VL IMD TO IiOLD the said premise:; with their appurLcnancea for tlac terra !)CLim n3
on the day Lhe space ie: certified by the Goverrvnent ar complete anal I caiiy for occu-
poncy through Lhe following five year Lurm. Lc,--or rhal.l have 60 t:urkin� days from
the daLc Of I-occipt Uf u:a
1111 iterrrr as specified in Solicitation for Offers No.
fuithwor deliacatcd on Exhibit "1." shall be provided by Clic lessor.
Actual occuj,_ncy ua'k;cz Lu be e3Uat;j.LL;ilca u�' SupplcmenLal Lea" Al;recm,:r,L.
10. Pur;�uanL to 1'ara4;rajjh Cij, LIruI•u wi.i'L 1:C: jjo charge to Lhe GOvt;rnj 1enL• foi• Ovei•Li11c
";zZc of the ::.Dace. In :uldition, puruuanL to Section L, Spacial Space R equil•emz:nts,
1'ai•L 101 :.hc rc trill ilc nu cirarLc Lo Lhe Covcrruncnt for overLimu usaL;u Of Lhe Data
Corw;:ualcations Room.
1.1. For DurpoceZ of oj;cr.,tilu; cast ua.xa.latiun, the base rate is c:;t,iulislrca ;:L :11.75 per
uc;L uaaLlu square foot per annum.
17.. For purposes of real estate tax escalati , 'Clhe percenta&c Of the building occupied
by the Government is . 7�Zs°, j
13. At the request of the Government, the Los i shall providu all. laL-or, :;:aLcrials, ruui
egailr.:;ent to install the above-standard iters in accordance with the Sjjeci..l Space
Ituquiiuu�erlL:; (Section l:) a' taci'lod Lo Solicitation for Me= 11,0. Cs09L-:� 1�. Thc�c
items shall be provided for a lump sura of $6,366.00. This is broken clot= as folloIM:
Section 2: Perimeter Doors, including, non- $150.00 ea 4 = i 600-CO
removable hinge pins-
Solid Core Doors $150.00 ca 1 = 150-CO
Double Cylinder Dead Dolt Locks w 75.00 ea 1 = 75.00
Perimeter 'Walls - :;lab to slab 1.342 = 4,146.00
conctructiuu
Section 5: Viers Panels $80.00 ea 3 240-00
Section
.Section : iWiLinr, Counter V0.00 ea 1 - 70.00
DrirddnL Fountain $150.00 ea 1 = 150.00
Suction 7: CiabineLs w/double sink 4,400.00 ca 1 = 100.00
erection 10. Acoustical the - mall and $2.00/r.f. 140 = X20.00
ceiling
Solid Coro Doors $150.00 ea l = 150.00
Dead Dolt Loch y 75.00 ea 1 = 75.00
Vicar Pculclo 30.00 ca 1 = '.0.00
w 6,366.00
Thi.- :ziount will be paid as a lump sum payment urhen the work is coarpl::;:cd and accepted
b the Govcrnu;c.it. Payment will be due only for work required uncles ,lu, paragraph of
Lhe lca:;c and for work as shoran on the approved floor plans as rpcciriod in Lhe Special
Sj;ucc n;quiremontr of the attached Solicitation for Offers GG-09D-3C,%1C.
I',: i;; 11;1 Lr:;LOOd alld aj;rccd that title Lo the li.-ted special purpose itcmr shall vert
in thu Govi.;r'ImCr1L x:17; Lhu= iLeriu cru1 be rumoved by Lhe Governr:rent at any time durirl,
tiic initial turrai of the lc..sc or Luii cxLcaziom or rcncu;alr Llici•cof airl furLh�,r Lh:1L
the Lessor t•:aivcc any restoration in connection therewith.
:;hall be :lade rithin 60 drys from the date that the Govcrruncnt inopectr :1111
acecj)t:; t11e t'ol'l( LLL ; cumpleLu.
neral Services Admii 3tion, Region 9
25 Market Street
San Francisco, CA 94105
February 8, 1984
Walter Bros. Construction Co. , Inc.
Padre Plaza Square
P.O. Box 809
San Luis Obispo, CA 93406
Attn: Ms. Peggie Bourdon
Re: Lease No. GS-09B-38118 - SSA - San Luis Obispo, CA
Dear Ms. Bourdon:
Enclosed is a fully executed copy of the U.S. Government Lease for Real
Property for the above-referenced lease.
The floor plans will be completed by the SSA regional office and I will
forward them to you as q-uickly as possible.
Thank you for your continued cooperation and assistance.
Sincerely,
l
BEVERL4ecialist
. HABER
Realty
Real Estate Division
Public Buildings and Real Property
Enclosure
NVER OROS. CONSTRUCTION C019IN[$
MOMM M$051543-5854
A GENERA! ENGINEERING CONTRACTOR
P.O. BOX 809 SAN WIS 0600,CALIFORNIA 93406
May 23, 1990
Mr. Ed Sheean
State of California
Department of Transportation
District Five
50 Higuera Street
San Luis Obispo, CA 93401
Dear Mr. Sheean:
In order to help Cal Trans with possible future office space
needs in San Luis Obispo, our firm has come up with a proposed
project.
This two-story office building, with two floors of underground
parking, is to be built on the corner parcel at Prado Road and
-South Higuera Street. Plans for the site are included in the
enclosed presentation.
We have also enclosed a letter from the City of San Luis Obispo
regarding the overpass and interchange to be built at the nearby
intersection of Prado Road and Highway 101 . Of course, this
would greatly increase the traffic circulation aspect of our
project suitability for your employees' and the public's use.
We feel offices in this building would be perfect for your use.
Since the building is currently in the design stage, any special
considerations for Cal Trans' use could be incorporated early in
the design.
We would be glad to meet with you to discuss this project at any
time. We appreciate your interest in this project. Once again,
thank you for your time and consideration.
Sincerely.
WALTERVnit
NST. CO. , INC.
r
esid
DCW:cac
1AITER CROS. CONSTRUCTION 06) We
TOB40M OW543-SM
GENERAL ENGINEERING CONTRACTOR
P.0. BOX 909 SAN LUIS OBISPO,CAIJFORNLA 93406
May 10. 1990
Mr. Kevin Yackle
Realty Specialist
Real Estate Division
Public Buildings Service
General Services Administration
350 South Figueroa St. . Suite 303
Los Angeles. CA 90071
Dear Mr, Yacklei
In order to'help:-you with any anticipated future space needs for the
Government's offices in San Luis .Obispo. our firm has come up with a
proposed project we feel would be perfect for your use. This two-
story office buildings with two. floors of. underground parking, is to
be built on the corner parcel at Prado Road and South Higuera Street.
Plans for the site are included in the enclosed presentation.
We have also enclosed a letter from the City of San Luis Obispo
regarding the overpass and interchange to be built at the nearby
intersection of Prado Road and Highway 101.. Of courses this would
greatly -increase our project's attractive traffic circulation setup,,
for both the public and for the government's employees. We feel
offices in this building would be perfect for the government's use.
Since the building is still in the design stages, any special
considerations could be incorporated early in the design.
In addition, we are anticipating an approximate 28,000 square foot
vacancy in the three-story glass building at 3220 South Higuera, in
1991 or 1992. This will come about when the County of San Luis Obispo
completes its planned building on South Higuera Street. Upon vacating
their offices in the 3220 South Higuera building (where the IRS
offices are currently) , the County space will become available for
lease to the government. The suites coming available would offer you
a variety of options for your long term space needs.
We would be glad to meet with you to discuss this project at any time.
Please let me know if there is any further information you need.
Thank you for taking the time to review these materials, and I will
look forward to hearing from you soon.
SinceVt
WALCO. , INC.
Do
Pr i
LITH HHHO CONSTRUCTION' 1619 We
TIREPHONE 805/543-5854
GENERAL ENGINEERING CONTRACTOR
P.O. BOX 609 SAN LUIS OBISPO, CALIFORNIA 93406
April 13, 1990
Mr. Ron Okimura VIA TELECOPIER
State of California ORIGINAL VIA US MAIL
Department of General Services
Office of Real Estate & Design Services
400 "P" Street, Suite 3110
Sacramento, CA 95814
Dear Mr. Okimura:
Regarding the State's needs for office space in the City of San
Luis Obispo, our firm is currently Working on a long term
development plan in order to meet these needs.
We will have a completed development plan and time line bar chart
available within two weeks and welcome the opportunity to present
this information to you at any time in the near future.
Specifically, we would like to house both the Water Quality
Control Board offices and the Coastal office of the Highway
Patrol in the building proposed for the corner parcel. This two
story building with two floors of underground parking will be
located at the corner of South Higuera Street and Prado Road.
I believe you have a set of schematic drawings for this
development, which we presented to you in your offices on March
1st.
We look forward to hearing from you soon and continuing to work
with the State to meet office space needs in San Luis Obispo well
into the future.
Szsft
WCONST. 0. . INC.
Dter
P
DCW:cac
8051s43.5e54
A GENERAL ENGINEERING CONTRACTOR
P.O. BOX 809 SAN LUIS OBISPO,CAIIfORNIA0306
...pril 9. 1990
Mr. Terry Bird
Leasing Officer
State of California
Office of Real Estate 6 Design Services
400 "P" Street, Suite 3110
;;�Fyam�q�!►,y,;;,.,;95814 . ..�.:�:.i,,:;:.;,; . . . ,.:.,,.�,..�.....�,�,.r.«.�..... ,�. rte.,
Dear Terry,
I would .like to-update you on future space availabillty;-in the Charles.
' 1.3Valter�Canter: of government' zoned office buildings`g�,! our .long .term {.:: ;
Y deiralopmaat='plaae for.'this•property: First; ire" plantb?rbuild the `second
floor..:onto: the Employment..Development Department building for a totall
addition'of' -10,000 to 15.000 square feet.
Second. following our rezoning request now being reviewed by the city
planning department, we plan to build the 30,000 square foot building on
the corner parcel at Prado Road and Higuera Street as we presented to
you at our meeting on March 1st.
Third, we would like to make more .definite plans to lease .the available
'Pace on the third floor- of the 3220 South Higuera building recently
acated y .the Department..of -Corrections. During our. :recent. phone .
;: :¢oa s �.i o� dour eco our plans.,.to.:tantatively.move, Driver,•}; r s. i
ncrentd9'sa1�s3?..ridsv8o>titli: Higuera .t0 the �*daat�,m&ite<'1161,;
.
.+.� .x.
due. to .the improper zoning at-:the current location: Wet'are.''also
interested in splitting up suite 310 so that the state Air Quality board
can lease the remainder.
Fourth, as the County is currently working on their plans to build their
own building to house Social Services on South Higuera Street, we are
anticipating a vacancy of their current space in the 3220 building of
30,000 square feet. Their lease with Walter Brothers expires October of
1991 . with two one-year extensions to October of 1992 and 1993.
Fifth, in our long term planning, we will be relocating Padre Liquor
from the 3250 building, and plan to build a second floor addition to
this building. thereby increasing the building's size to 20,000 square
feet.
Please let me know if the State is interested in leasing any of the
above-mentioned space. I will look forward to hearing from you on this.
Sincerely,
WALTEPt
ST. CO. , INC.
Do er
Preside
�Ati EO BO S C N T1 N DO INC.
TELEPHONE 805/543-5854
GENERAL ENGINEERING CONTRACTOR
P.O. BOX 809 SAN LUIS OBISPO. CALIFORNIA 93406
July 21 , 1989
Mr . Jim Durborough
California Highway Patrol
Facilities Section
2430 1st Avenue
P.O . Box 942898
Sacramento, CA 95818
Dear Mr . Durborough:
Thank you for your time on the telephone yesterday . It was a pleasure
to show you our 3220 So . Higuera building in the Charles I . Walter
Center and the proposed site on Prado Road.
We have enclosed the floor plans for suites 103A, 302, and 310 For
office use; and the plan for suite 103C For storage use . The door to
suite 103C is only ten feet or so from that of 103A, making it quite
convenient For storage . OF course, these floor plans could be changed
or remodeled for your use .
We feel these offices will be perfect for the Coastal Division
Headquarters ' use. Also, we got a call from Mr . Terry Bird, the leasing
officer for this area yesterday afternoon. Mr . Bird called me and
indicated you might be interested in the 3220 building . For an interim
or extended period, this might work out fine . I Feel a good move-in
date would be around March 1 , 1990, as we would like to repaint and
clean all the carpets .
The availability on these suites is as follows: Suites 302 and 310 will
be available as soon as we move the current State tenant into our
Building Seven currently under construction . Suites 103A and 103C will
be available when we move the State Compensation Insurance Fund into
another building in the Center, scheduled shortly after the completion
of Building Seven .
We look forward to gaining the Coastal Division of the Highway Patrol as
a tenant, and appreciate your interest in the project . Please give me
or Carolyn a call if you have any questions on the Floor plans enclosed .
We are still proceeding with the Prado Road site . Once again, thank you
for your time and consideration .
Sincerely ,
WAL BROS. CONST . 0 . , INC .
Don Walter
Pre
V
CC: Terry Bird, State Leasing Officer, Office of Real Estate 8
Design Services
Lino BOOS. CONSTRUCTION DO) IN[$
TELEPHONE 805/543-5854
4 GENERAL ENGINEERING CONTRACTOR
P.O. BOX 809 SAN LUIS OBISPO. CALIFORNIA 93406
June 19, 1989
Mr. Jim Durborough
California Highway Patrol
2490 First Avenue
Sacramento, CA 95840
Dear hr. Durborough:
Thank you for your time Friday to speak with me on the phone. We
appreciate the opportunity to look for a new site for the San
Luis Obispo administrative offices of the Highway Patrol .
I assure you that we are doing everything in our power to acquire
property for this project, as we discussed Friday . We have
enclosed a site map showing the parcel , an aerial photo of the
Charles I . Walter Center of government office buildings and the
adjacent site which we hope to acquire.
We've also enclosed a few photos of our existing three-story
office building located at 3220 South Higuera Street, San Luis
Obispo. The State currently leases nearly the entire third floor
of this building, as well as additional space in four other
buildings in the Center. As we discussed, we are also
anticipating a vacancy of approximately 30,000 square feet in the
3220 South Higuera building in late 1991, including access to the
parking structure.
We'd be glad to show you both the proposed site and the Charles
I . Walter Center buildings anytime you are in the area. If there
are any questions, please feel free to call me personally .
Sincerely,
WALTE PROS. CONST. CO. -INC.
0on8s
lter
DCW:cac
encl .
N San Luis Obispo County Narcotics Task Force
W g i
January 4 , 1989
Tr�:J In.. Ir,
Mr. Don Walter
Walter Brothers Construction
San Luis Obispo, CA 93401
Dear Mr . Walter :
It is our intention to lease an additional 300 square feet in
addition to our current 1 , 370 square foot office , as soon as the
300 square feet become available . This will satisfy temporarily
our needs for additional space .
However , due to the growth our programs are experiencing , both in
terms of personnel and equipment , we will be in need of
additional office space in the near future . Our department would
appreciate notification of any available space you may have in
any of your buildings in the future .
Sincerely ,
�t
James Christian
Special Agent Supervisor
California Dept . of Justice
Bureau of Narcotic Enforcement
J C : s d
Post Office Box 3110, San Luis Obispo, California 93403 Telephone (805) 549-3415 AT55 629-3415
hffl Ims CONSTRDCTION 1061 It
TELEPHONE 805/543-5854
GENERAL ENGINEERING CONTRACTOR
P. O. BOX 809 SAN LUIS OBISPO, CAUFORNIA 93406
May 129 1988
Mr. Terry W. Bird
Leasing Officer
State of California
Office of Real Estate and Design Services
400 "P" Street, Suite 3110
Sacramento, CA 95814
Dear Terry,
Enclosed is a site map of one more possible site for the
California Highway Patrol facility in San Luis Obispo. This site
is adjacent to the existing Charles I. Walter Government Center
on South Higuera Street.
Since the idea of this site came up just as we were leaving for
Sacramento to meet with you, we have not had a chance to check
into all of the particulars.
Thank you for your consideration. Hope to be able to work with
you on this project.
Sincerely,
WALTE ROS. NST. CO. , INC.
Don Walter
Pre ' dent
DCW:cac
57.�T= OF CAI:FORNIA-STATE AND CONSUMER : ES AGENCY GEORGE 0EUKMEAAN. Gownw
DEPARTMENT OF GENERAL SERVICES
Office of Space Management bpe�
915 Capitol Mall, Room 510
w.
Sacramento, CA 95814
February 17, 1984
tAAR 2 1984
Toby Ross fO '.►iTO�i CO., Inc
Community Development Director
City of San Luis Obispo
990 Palm Street
P.O. Box 321
San Luis Obispo, CA 93406 - 0321
Dear Mr. Ross:
Thank you for your letter of January 9, 1984, expressing the City's interest
in assisting the State of California in' finding properly zoned office space
in the San Luis Obispo area.
The Department of Transportation (CalTrans) recently experienced a staff ex-
pansion necessitating an immediate need of office space within their own
building at 20 S. Higuera Street, San Luis Obispo. Space leased to other
State agencies within their building will be terminated as early as March 31,
and June 30, 1984. The Office of Space Management has been requested by these
agencies to locate suitable office quarters within the San Luis Obispo area.
The first group to be relocated will be the Employment Development Department's
(EDD) office staff. We have found acceptable space on the 3rd floor of an
office complex located at 3220 S. Higuera Street. We have been working with
Mr. Don Walters and Mr. Keith Gurnee to consummate an acceptable lease with
an occupancy date set for March 15, 1984. To this end we appreciate your
assistance in expediting the issuance of a building permit and pian checking.
In the very near future we will be again looking for additional space for the
remaining State agencies that will be relocated. We will advertise for space
in the local newspapers with a site search shortly thereafter of spaces respond-
ing to the ad. At that time we will again solicit your input to suitable sites
with the proper zoning.
I look forward to meeting with you personally, upon my future trip to San Luis
Obispo. Again, thank you for your assistance.
ncerely,
J K MIU ARCHITECT
a Sup sor
JYM:kl
cc: Bill Todd /
Don Walters ✓
Keith Gurnee John Ramsey
city of san lues OBISP 0
COMMUNITY DEVELOPMENT DEPARTMENT•990 PALM STREET
Post Office Boa 321 •San Luis Oblspo.CA 9306-0321 •8051541.1000
:i.
January 9, 1984
_ .�!1i•1 1 �,1184
Jack tibira _
Office of Space Management
915 Capitol Mall
Sacramento, CA 95814
Dear Mr. Miura,
I've been aware for some time of the problems your agency has had in
finding space for your EDD group in our city, and I wanted to communi-
cate to you our city's interests in assisting you in locating their
offices or those of any other State offices into areas of our dity
that are properly zoned. Thus. it's good to hear that your agency is
now looking to the structure at 3220 South Higuera Street, in that
the property is properly zoned and the building itself was originally
approved by the city and constructed for the purpose of housing public ?
agency offices.
Since 1978, when the city approved the rezoning of this property, it
has been the city policy to encourage use of the building by public
agencies. Although the conditions of Use Permits on this property
have changed to allow some private agency clients, it is clear that
our city prefers that the structure continue to have public agency
-- - --tenants as its-priority-use. --- —-- -As such, we have discussed the EDD use of the 3220 South Aiguera
Street building with T. Reith Gurnee of Richmond Rossi Montgomery
and Bill Todd of CalTrans and have concluded the following:
a) Unlike the Padre Plaza space you have been looking at, the EDD
use of the building requires no special use permits. It only
requires a Building Permit.
b) If RRM and you can get the tenant improvement drawings and
Building Permit application by January 16, 1984, we will ex-
pedite checking your plans.
c) To the extent we can cooperate with you and Mr. Walters, the
building owner, to gain the earliest possible occupancy date
for EDD, we will do so.
January 9. 1984
Page 2
It has also come to my attention that the State Department of Parks and
Beaches as well as the Alcoholic Beverage Control Commission may also
be looking to relocate from their present location in the CalTrans build-
ing. I want to let you know that if this is the case, we will coon_ erate
in reldcating these public agencies to a suitable site with proper zoning
in our community. The building at 3220 South Higuera may be suitable
for these uses, as well.
Please let me know if you have any questions regarding the city's posi-
tions or procedures regarding this matter.
Sincerely,
Toby Ross, Community Development Director
City of San Luis Obispo, California
LR:vu
cc:T. Keith Gurnee ;
Wa to
Bill Todd, CalTrans
Jack Ramsey, Space Planning Croup
OFFICE SPACE EASE
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3220 SOUTH+ HiGUERA. STREET'
SAN.,LtAs OBI$ro; CALIFORNIA ,
WALTtR,BRo8..PRopEit=
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Walter Brothers Propertiesannouncesthe and furnishings as required in connection with
availability of a variety of lease space sizes and tenant improvements.
configurations in the three story 3220 South
Higuera Street building.Located in one of San Please take a minute to review the following
Luis Obispes.major office centers,the building description of the building,its immediate
offers ample parking;,convenient location,and neighborhood,and,the City and County of
immediate access to a freeway and major San Luis Obispo_
surface streets
Don't hesitate to call-Walter Brothers,.at
Space may be leased in an unimproved shell (805)543-5854,for answers.to any questions
configuration,or as complete improved.space regarding space currently.available;rates,
Walter Brothers is able to arrange for design, terms,and relatedd information.
regulatory approvals,const mct on;
THE ViaNiTY
The 3220 South Higuera Street btaldmg is the
anchorstructure-in a complex of office
buildings known as the Charles L Walter
siw.uns oem
Center.A continuous walk along the creek at
the west side of the center connects the
buildings,parking and a number of sitting
areas.Within this group of offices is full- 101
service delicatessen and convenience store.
Less than a block away,a neighborhood 3220 SOUTH
HrAIERA STREET N
shopping center provides restaurants,printing
and.business services. /
The building's location on the south side of
San Luis Obispo is central to one of the City's couNtr air
prime expansion areas. Carefully managed
growth in.this area includes.residential,retail,
The San Luis Obispo Municipal Airport is a
office and industrial uses.Less than one mile
short five minute drive from the building.
to the west lies Madonna Plaza and the new
Commercial air service is available via three
Central Coast Plaza shopping facilities.Hotels
carriers though the western states. Charter
and-motels,a main post office,automotive
services and hangar rentals are also available.
facilities,walk-in medical treatment,
restaurants and many other services lie
Shipping is also convenient from this location,
comfortably within a mile radius.
with a Federal Express collection point on-site,
a major trucking terminal adjacent to the
TRANSPORTATION complex,and a post office,United Parcel
Service-and railroad station just a few minutes'
U.S. Highway 101 passes just 2,000 feet to drive away.
the west of the 3220 South.Higuera Street
building-dose.enough for immediate access Directly in front of the 3220 building is a bus
but too distant to hear-..Higuera Street,Prado station;local buses connect the site regularly
Road,and.nearby Madonna Road are major with downtown,most city neighborhoods,and
arterial roads which connect the building regional buses to north and south county
r easily to all parts of San Luis Obispo communities.
3220 SOUTH HiGVERA
Sim Map
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FIRST FLOOR
Lease Space 102. 9;682 sf
Lease Space.101 4,290 sf
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SECOND_F_LOOR. . =t tib, A 4qW a rr v gd dva_{ sv�#n: $ 4 H a
Luse Space 202: 1U,585 Sf
Least Space203A: 122'sf
Lease.Space203: 5,094.sf
TuMD Rom
Lease.Space 302:: 12,140-sf
Lease-Space 303 6,26+sf
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SAN Luis OBispo
The City of San Luis Obispo is the county seat one of the world's remarkable winemaking 11
for San Luis Obispo County,located districts.Cattle ranching,field crops,frit and l
approximately half-way between Los Angeles nut orchards and related farming operations
and San Francisco,and about tea miles from occupy over two million agricultural acres
the Pacific.Coast_.Based on the 1990 census, within the County.
the City is home to a population of 42,136 and
the County to 221,843.This represents an Area cultural and recreational opportunities
average growth rate since 1970 of a little over are constantly on the increase.In addition to
2%in the City and.about 5.5%in the County. various community,college and university
The attractive natural environment,sense of facilities,several significant new performing
community,availability of housing and arts complexes are currently under
services,and other measures of the quality of development. College and University campuses
life will continue to make San Luis Obispo a are also responsible for a variety of active and
desirable destination for immigration from spectator sports programs.Water sports
other cities and states for many years to come: abound at local lakes and the coast,and plans
have recently been made to increase the
The area surrounding the.City reflects the County's seven existing golf courses to more
region's agricultural background and mission than tan•
trail heritage..This is increasingly identified as
CLIMATE
The City of San Luis Obispo occupies a.mild spot within a part of the state exhibiting mild overall
climatic characteristics.The following chart summarizes average climate data:
PEIUOD AVE.TEmtPEaaTUREs RAIN (INCHES) Humtmtry
(MIN: - MAX.)
January 42.810-.66.260 4.97 67%
April. 47.0r- 72.590 1.67 45%
July 56.000- 83.68° .01 32%
October 50.160- 75.770 .84 40%
Highest recorded temperature: 111.0°F.
Lowest recorded temperature: 20.OF.
Average amoral rainfall(100 year ave.):.22.01 inches
San Luis Obispo has a 320 day growing season..First frost: 12116.Last killing frost 1/30.
Prevailing wind direction is northwest;mean hourly speed is 8 mph.
PopuL.ATioN CHARAcrmsTlcs
As the county seat and home of the campuses of California.Polytechnic State University and Cuesta
Community College,San Luis-Obispo has a working population characterized as stable,highly
educated and service industry oriented::
Over 20%of the workforce are employees of City,County,State or federal agencies
More than 40%of adult residents have completed four years or more of college level education
The City's average family income,as of 1990,is$43,200
Unemployment in recent years has ranged between 3.4%and 3.8%
Other significant employers in-the area include the tourism and hospitality industries;retailing,private
utilities,and clean,generally high-tech industry,such as Cryolab,Dynatech.Electro-Optics,Robinson
Electronics, E.G 6z G Power Systems.and Ziatech Corporation.
San Luis Obispo has an average household size of 2.41,and retirees:comprise about 13%of the total
'' populatign
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3220SOUTH HIGUERA STREET
Prime office lease:space ready for occupancy
Competitive lease rates and flexible terms
Space configurations from-under 1,000 square feet to over 25,000 square feet available
Abundant parldng.in adjacent three story structure and surface lots
Close to airport,U.S. 101 and major roads
Optimum location for convenient access to services
Neighboring:major-government offices
CONTAcr::CAxoLYN Jomsrom
WALTER BRos.PRoPERTIEs
POST OFFICE BOX 809
SAN LUIS OBISPo;CALIFORNIN 93406:
PHoNE(805) 543.5854 FAX(805)543.680?
WALTER BROS. CONSTRUCTION COMPANY - TENANTS
TENANT NAME & ADDRESS
-------------------------------------------
CA DEPT. OF MOTOR VEHICLES
Building Six
3190 South Higuera Street
CA EMPLOYMENT DEVELOPMENT DEPT.
Building Four
3196 South Higuera Street
Building Five - 3220 South Higuera St.
CA DEPT OF WATER RESOURCES
3220 South Higuera St. , #101
CA EDD DISTRICT TAX OFFICE
3220 South Higuera St. , #102
CA BUREAU OF AUTO REPAIR -
3220 South Higuera St. , #103A
CA DEPT OF CONSUMER AFFAIRS
CONTRACTORS LICENSE BOARD
3220 South Higuera St. , #103A
CA DEPT OF CONSUMER AFFAIRS
INVESTIGATIONS
3220 South Higuera St. , #103A
CA STATE DEPT OF HOUSING
3220 South Higuera St. #103B
CA D.O.T. RIGHT OF WAY ENGR.
3220 South Higuera St. #300
CA DEPT OF WATER RESOURCES
3220 South Higuera St. , #304
CA ALCOHOLIC BEVERAGE CONTROL
3220 South Higuera St. , #305
CA DMV DRIVER SAFETY OFFICE
3220 South Higuera St. , 307
U.S. INTERNAL REVENUE SERVICE
3220 South Higuera St. , #308
CA BUREAU OF AUTO REPAIR
Conference/Testing Room
3220 South Higuera St. , #310
CA STATE PARKS & RECREATION
3220 South Higuera St. , 311
U.S. INTERNAL REVENUE SERVICE
COLLECTIONS
WALTER BROS. CONSTRUCTION COMPANY - TENANTS
TENANT NAME & ADDRESS
-------------------------------------------
3220 South Higuera St. , #315
U.S. INTERNAL REVENUE SERVICE
3220 South Higuera St. , #330
Building Seven - 3232 South Higuera St.
CA DEPT OF REHABILITATION
3232 South Higuera St. , #101
CA DEPT OF CORRECTIONS
3232 South Higuera St. , #102
CA DEPT OF TRANSPORTATION
RIGHT OF WAY DIVISION
3232 South Higuera 'St. , #200
STATE COMPENSATION INSURANCE FUND
Building Three
3238 South Higuera Street
U.S. SOCIAL SECURITY ADMIN.
Building Two
3240 South Higuera Street #A
CA DEPT OF JUSTICE/NARCOTICS
3240 South Higuera Street #B&C
WALTER BROS. CONSTRUCTION COMPANY - TENANTS
TENANT NAME & ADDRESS
-------------------------------------------
CA DEPT. OF MOTOR VEHICLES
Building Six
3190 South Higuera Street
CA EMPLOYMENT DEVELOPMENT DEPT.
Building Four
3196 South Higuera Street
Building Five - 3220 South Higuera St.
CA DEPT OF WATER RESOURCES
3220 South Higuera St. , #101
CA EDD DISTRICT TAX OFFICE
3220 South Higuera St. , #102
CA BUREAU OF -AUTO REPAIR-
3220 South Higuera St. , #103A
CA DEPT OF CONSUMER AFFAIRS
CONTRACTORS LICENSE BOARD
1 3220 South Higuera St. , #103A
CA DEPT OF CONSUMER AFFAIRS
INVESTIGATIONS
3220 South Higuera St. , #103A
CA STATE DEPT OF HOUSING
3220 South Higuera St. #103B
CA D.O.T. RIGHT OF WAY ENGR.
3220 South Higuera St. #300
CA DEPT OF WATER RESOURCES
3220 South Higuera St. , #304
CA ALCOHOLIC BEVERAGE CONTROL
3220 South Higuera St. , #305
CA DMV DRIVER SAFETY OFFICE
3220 South Higuera St. , 307
U.S. INTERNAL REVENUE SERVICE
3220 South Higuera St. , #308
CA BUREAU OF AUTO REPAIR
Conference/Testing Room
3220 South Higuera St. , #310
CA STATE PARKS & RECREATION
3220 South Higuera St. , 311
Q.S. INTERNAL REVENUE SERVICE
COLLECTIONS
WALTER BROS. CONSTRUCTION COMPANY - TENANTS
TENANT NAME & ADDRESS
-------------------------------------------
3220 South Higuera St. , #315
U.S. INTERNAL REVENUE SERVICE
3220 South Higuera St. , #330
Building Seven - 3232 South Higuera St.
CA DEPT OF REHABILITATION
3232 South Higuera St. , #101
CA DEPT OF CORRECTIONS
3232 South Higuera St. , #102
CA DEPT OF TRANSPORTATION
RIGHT OF WAY DIVISION
3232 South Higuera St. , #200
STATE COMPENSATION INSURANCE FUND
Building Three
3238 South Higuera Street
U.S. SOCIAL SECURITY ADMIN.
Building Two
3240 South Higuera Street #A
CA DEPT OF JUSTICE/NARCOTICS
3240 South Higuera Street #B&C
SL7ZLDING ANNMM NUMBER EIGHT
CH LNN.ES X . WALTER CENTER
9196 SOWWH HZOUBRtA STREET
SAN LIIIS OBISPO , CALEFORNIJ►
A wALTER BROWHBRS DEVELOPMENT
w�oaw.Fow awa+n�
� 6TRIJCTION OO.. INC.
Avanu Me CDNR4Qo6
MAIM OIL CONSTRUCTION [049 It
TELEPHONE 805/543-5854
GENERAL ENGINEERING CONTRACTOR
P.0. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
BUILDING ANNEX NUMBER EIGHT
3196 SOUTH HIGUERA STREET
SAN LUIS OBISPO, CALIFORNIA
A WALTER BROTHERS DEVELOPMENT
The following proposal describes Walter Brothers' plans for an
addition of 15,000 net usable square feet to the existing
building at 3196 South Higuera Street
A site plan, building shell plan, and parking plan are included.
As a part of the Charles I . Walter Center of government-zoned
office buildings, we feel this project will become an integral
and welcome addition to the site. Excellent access to Highway
101 is an asset.
Hopefully , this project will allow the various government
agencies in San Luis Obispo some flexibility to plan for future
office space needs.
The government center in San Luis Obispo has been' working very
well , due to our preference to lease only to government agencies.
We are continually working to expand the center, and are willing
to work in any way to provide each government agency with office
space as needed.
Thank you for taking the time to review the enclosed information.
We will be happy to provide any further information required.
is
nn
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View of Building 11 at 3240 S. Higuera Street.
FEDERAL SOCIAL SECURITY ADMIN.
O.I.M. A04 nml VOM
iiviii
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Front view of Building TV at 3196 S. Higuera Street.
EMPLOYMENT DEVELOPMENT DEPT.
NICHOLSON
— & Co.
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CHAIULMS X . WALTER CENTER
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SAN LUIS 08I0voo. CALt FORNYA
A WALTER BROTHERS DE` Z3[.OPMENT
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State Office Anna: No.8
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CHARLES I. WALTER CENTER DON WALTER
P.O. BOX 809
3198 South HlOuar■ -
• • .1 1. 1 1 • 1 San Luis Obispo. Calif.
San Luis Obispo. Calif..
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South Hlyuers
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State Office Annex No.e
CHARLES I. WALTER CENTER L�IUUU"II'LJII DON WALTER
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8100 South Mlouera P.O. BOR Boo_ :,.= ::-_
"--"-- ' v ° 1 • 11. • 1. ■ 111 ban Luis Obispo. Calif.
San Luis Obispo. Calif.
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State Office Anna: No.B
DON WALTER
�_
CHARLES I. WALTER CENTER — — — --•—
—�'r Y.O. BOX B09
8198 South HI9uaf9 — _ _p_!
..c� =-� �� RON DESIGN c • our Son Luis Obispo. Calif.
San LUIS OOI9po. CIMIK'Sa — _..�.�..�. �....•,•,•,...�•.. ..
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�ALT�R CROS. CONSTRUCTION CO,,
TELEPHONE 805/543-5854
GENERAL ENGINEERING CONTRACTOR
P.O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
BUILDING NINE PROJECT
CORNER OF PRADO ROAD AND SOUTH HIGUERA STREET
SAN LUIS OBISPO, CALIFORNIA
A WALTER BROTHERS DEVELOPMENT
The following proposal describes Walter Brothers' plans for a
two-story, 30,000 net usable square foot building on the corner
lot at South Higuera and Prado Roads. Two floors of underground
parking will serve this building.
A site plan, building shell plan,. and parking plan are included.
As a part of the Charles I . Walter Center of government-zoned
office buildings, we feel this project will become an integral
and welcome addition to the site. Excellent access to Highway
101 is an asset.
Hopefully , this project will allow the various government
agencies in San Luis Obispo some flexibility to plan for future
office space needs.
The government center in San Luis Obispo has been working very
well . We are continually working to expand the center, and are
willing to work in any way to provide each government agency with
office space as needed.
Thank you for taking the time to review the enclosed information.
We will be happy to provide any further information required.
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