HomeMy WebLinkAbout12/03/1996, 2 - APPEAL OF PLANNING COMMISSION'S ACTION TO DENY USE PERMIT U 107-96, A REQUEST TO ESTABLISH A COUNTRY WESTERN DANCE CLUB IN THE C-S ZONE ON THE WEST SIDE OF SOUTH HIGUERA STREET NEAR MARGARITA AVENUE (3046 SOUTH HIGUERA STREET, SUITE A). council °'`" 12.5-qG
j acEn6a izEpoM 1�N� CA
CITY OF SAN LUIS OBISPO
FROM: Arnold B. Jonas, Community Development Director
Prepared By: Pam Ricci, Associate Planner Fly.
SUBJECT:
Appeal of Planning Commission's action to deny Use.Permit U 107-96, a request to establish a
country western dance club in the C-S zone on the west side of South Higuera Street near
Margarita Avenue (3046 South Higuera Street, Suite A).
CAO RECOMMENDATION:
Adopt Draft Resolution A, denying the appeal, and upholding the Planning Commission's action
to deny the use permit, based on findings.
DISCUSSION
Situation/Previous Review
The applicants want to open a country western dance club in San Luis Obispo. After unsuccessful
attempts to find a suitable site in the downtown, they applied for an administrative use permit (A 40-
96) to allow their business at 3046 South Higuera Street, Suite A. The administrative use permit
application was received as a request to allow a dance hall. However, after closer review of the
request,Planning staff determined that the proposed use was most like a nightclub (a use not allowed
in the C-S zone at that time), rather than a specialized school for dancing (a conditionally allowed
use). The applicants formally withdrew their application for the administrative use permit since the
use could not be established at their selected C-S site under the regulations effective at that time.
The applicants then filed an application for a text amendment (TA 87-96) to add nightclubs as a
conditionally allowed use in the C-S zone. With the Planning Commission's recommendation for
approval, the City Council on August 20, 1996, introduced Ordinance No. 1306 (1996 Series)
approving the text amendment. The ordinance became effective on October 2, 1996. The
approved amendment allows nightclubs to be established on sites in the C-S zone with approval
of a Planning Commission use permit if certain criteria are met. On August 21, 1996, the
applicants submitted the required application for a Planning Commission use permit to allow the
dance club in a C-S zone at the South Higuera Street site.
Planning Commission's Action
On October 23, 1996, the Planning Commission on a 4-1-2 vote (Commissioner Senn voting no;
Commissioner Kourakis absent, Commissioner Ready refrained from participating due to a
P r�
Council Agenda Report- U 107-96
Page 2
potential conflict of interest), denied the use permit, based on findings which cited noise impacts
and the lack of"suitable" off-site parking. The Commission received extensive input from those
individuals in support of the facility, as well as from those opposed. Proponents addressed the
need for this type of use in San Luis Obispo County and explained why parking, noise and safety
issues would not be a concern. Don Walter, owner of the property to the south; Department of
Motor Vehicles representatives, lessees of the closest building to the south; as well as residents
of the Chumash Village Mobile Home Park, spoke out against the project citing concerns with
noise, inadequate parking, liability issues and safety.
RMoced Off-cite Parking
On October 23, 1996, the applicants submitted an off-site parking agreement for 10 parking spaces
at Cramer's Flowers at 3191 South Higuera Street (the opposite side of the street from the
proposed dance club). The Commission did not feel that these parking spaces fulfilled the intent
of the off-site parking standards contained in the zoning regulations that call for the off-site
parking spaces to be located `Wthin 300 feet of the use and not separated from the use by any
feature which would make pedestrian access inconvenient or hazardous (Municipal Code Section
I Z 16.060 D.). " -
Although the proposed off-site parking is within 300 feet of the use, the Commission was
concerned with the safety of patrons haphazardly crossing South Higuera street, a busy arterial,
to access the parking spaces. The tendency will be for patrons to park in the DMV lot since it is
closer to the use and does not involve crossing the street. The City has received letters from both
Don Walter, the property owner of the building that the DMV leases, and various DMV personnel
indicating that written agreement for use of these spaces cannot be secured.
Apnea] Filed
On October 30, 1996, the applicants, William Bogdan and Kenn Shaw, filed an appeal of the
Planning Commission's denial of the requested use permit to establish their proposed country
western dance club. Their appeal contends that opponents had overstated noise impacts and that
the proposed off-site parking was not hazardous or inconvenient.
ALTERNATIVES
1. Adopt Draft Resolution B, upholding the appeal and approving the use permit, based on
findings, and adopt Draft Resolution C, determining that there is sufficient evidence to
support the finding that public necessity or convenience warrant an exception to the undue
concentration of licensed facilities within the City of San Luis Obispo per Section 23958.4
of the California Business and Professions Code.
2. Continue with direction to the staff and appellant.
Council.Agenda Report-U 107-96
Page 3
Attached:
Attachment 1:: Draft Resolution A (Planning Commission's recommerndation)
Attachment 2: Draft Resolutions B & C (uphold appeal)
Attachment 3c Appeal to City Council received October 30; 1996
Attachment 46 Letters from Chumash Village
Attachment 5: Planning Commission follow-up letter &Resolution No. 5.192-96
Attachment 6: Draft 10-23-96 Planning Commission minutes.
Attachment 7 10-23-96 Planning Commission repo
rt..and attachments
1Aj=um-9e.0
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ATTACHMENT 1
Draft Resolution "A"
RESOLUTION NO. (1996 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL OF THE PLANNING COMMISSION'S
ACTION, THEREBY DENYING THE REQUEST FOR A USE PERMIT
TO ALLOW A COUNTRY WESTERN DANCE CLUB
AT 3046 SOUTH HIGUERA STREET, SUITE A (U 107-96)
WHEREAS, the City Council conducted a public hearing on December 3, 1996, and has
considered testimony of interested parties including the appellants, the records of the Planning
Commission hearing and action, and the evaluation and recommendation of staff.
BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows:
SECTION 1.Findings• That this Council, after consideration of the proposed use permit
(U 107-96)and the Planning Commission's recommendations, public testimony, the appellants'
statements, staff recommendations and reports thereof, makes the following findings:
1. The proposed use will adversely affect the health, safety and welfare of persons
living at the site or in the vicinity due to an unresolvable increase in noise levels
which will disturb the peace and quite of the neighborhood.
2. The proposed use is inappropriate at the proposed location and is incompatible with
surrounding land uses because of increased noise levels that will be generated by
typical activities and the lack of suitable off-site parking.
3. The proposed off-site and joint use parking is inappropriate at the proposed
location since it is separated from use by South Higuera Street which makes
pedestrian access both inconvenient and hazardous.
SECTION 2. Action. The appeal is hereby denied; therefore, Use Permit U 107-96, a
request to allow a country western dance club at 3046 South Higuera Street, Suite A, is denied.
On motion of , seconded by ,
and on the following roll call vote:
City Council Resolution No. (1996 Series)
Page 2
AYES:
NOES:.
ABSENT: -
the foregoing resolution was passed and adopted this 3rd day of.Deceniber; 1996.
,Mayor Allen Seitle
ATTEST:
City Clerk --
APPROVED:
.W- e
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ATTACHMENT 2
Draft Resolution "B"
RESOLUTION NO. (1996 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL OF THE PLANNING COMMISSION'S
ACTION, THEREBY APPROVING THE REQUEST FOR A USE PERMIT
TO ALLOW A COUNTRY WESTERN DANCE CLUB
AT 3046 SOUTH HIGUERA STREET, SUITE A (U 107-96)
WHEREAS, the City Council conducted a public hearing on December 3, 1996, and has
considered testimony of interested parties including the appellants, the records of the Planning
Commission hearing and action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council has determined that the project is categorically exempt
under Section 15301. of the CEQA Guidelines.
BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows:
SECTION 1. Fines. That this Council, after consideration of the proposed use permit
(U 107-96)and the Planning Commission's recommendations, public testimony, the appellants'
statements, staff recommendations and reports thereof, makes the following findings:
1. The proposed use, as conditioned, will not adversely affect the health, safety and
welfare of persons living at the site or in the vicinity.
2. The use, as conditioned, is appropriate at the proposed location and will be
compatible with surrounding land uses.
3. The proposed use, conforms to the general plan, which stipulates that larger
entertainment facilities such as nightclubs in excess of 4,500 square feet can be
located outside the downtown, and meets zoning ordinance requirements with
provision of off-site parking.
4. The proposed off-site and joint use parking is appropriate at the proposed location,
being within the prescribed 300 feet from the uses and not separated from the uses
by any feature which would make pedestrian access inconvenient or hazardous.
5. The proposed project complies with San Luis Obispo Municipal Code Section
17.16.060 A., Parking Space Requirements, in that it satisfies the intent of that
section which is "... to minimize the area devoted exclusively to parking and drives
when typical demands may be satisfied more efficiently by shared facilities."
City Council Resolution No. (1996 Series)
Page 2
Moreover, the project satisfies the requirement for a shared parldng reduction
specified in San Luis Obispo Municipal Code Section 17.16.060 B. and a mixed-
use parldng reduction as described in San Luis Obispo Municipal Code Section
17.16.060 C. since the times of maximum parking demand from the various uses
will not coincide.
6. The project is categorically exempt from environmental review (CEQA Section
15301).
SECTION 2. Action. The appeal is hereby upheld; therefore, Use Permit U 107-96, a
request to allow a country western dance club at 3046 South Higuera Street, Suite A, including
a 30% parldng reduction for mixed use and shared parking, and provision of off-site parking, is
hereby approved, subject to the following conditions and code requirements.
Conditions:
1. The applicant shall submit an agreement to the City for review, approval and
recordation indicating that a minimum of 11 parking spaces will be available at all
times at 3191 South Higuera Street (Cramer's Flowers) for the dance club for a
period of at least five years, with a minimum five-year option to extend. Upon its
expiration or sooner termination of the agreement, or if off-site parking is not
available, the applicant shall notify the Community Development Director in
writing, and the dance club use upon which the off-site parking serves shall cease,
unless other off-site parking is made, or on-site parking is provided in compliance
with City standards.
2. The site shall be maintained in a neat and orderly manner.
3. The project shall include facilities for on-site trash containment, as well as for
interior and exterior recycling, to the approval of the City Engineer and the
Community Development Director. The applicant shall consult with local recyclers
regarding the size and locations of areas dedicated to on-site recycling storage.
4. A security plan, including a management training plan and provisions for overflow
customers, shall be submitted to the Community Development Department for
review and approval by the Community Development Director and the Police
Chief.
j_'
City Council Resolution No. (1996 Series)
Page 3
5. The use permit shall be reviewed by the Community Development Director in one
year from the date of approval. In addition, the Planning Commission may review
the use permit if reasonable written complaints from citizens or the Police
Department are received by the Community Development Department. At the time
of use permit review, the Planning Commission or the Director may add, delete or
modify conditions of approval, or may revoke the use permit.
6. The proposed use shall not include an outdoor patio of the rear of the site because
of noise and neighborhood compatibility concerns.
Code Requirements
1. City noise standards shall be met at all times.
2. Building Occupancy shall be limited and enforced by the Fire Department.
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this 3rd day of December, 1996.
Mayor Allen Settle
ATTEST:
City Clerk
APPROVED:
141d, tto ey
Draft Resolution "C"
RESOLUTION NO. (1996 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
SUPPORTING THE PUBLIC CONVENIENCE DETERMINATION
REQUIRED BY THE STATE DEPARTMENT OF ALCOHOLIC BEVERAGE
CONTROL (ABC) TO ALLOW ISSUANCE OF A LICENSE TO
A PROPOSED COUNTRY WESTERN DANCE CLUB
AT 3046 SOUTH HIGUERA STREET, SUITE A (U 107-96)
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Action. That this Council, after consideration of public testimony, the
appellant's request and statements, and the Planning Commission's recommendations, staff
recommendations, public testimony, and reports thereof, denies the appeal, and makes the
following determination in regard to the establishment of the proposed country western dance
club:
That there is sufficient evidence to support that public necessity or convenience
warrant an exception to the undue concentration of licensed facilities within the
City of San Luis Obispo per Section 23958.4 of the California Business and
Professions Code.
On motion of , seconded by ,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
City Council Resolution No. (1996 Series)
Page 2
the foregoing resolution was.passed and adopted this_ day,of. -_ _ ; 1996:
Mayor– -
ATTEST:
City Clerk
APPROVED-.
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APPEAL TO THE CITY COUNCIL. ATTACHMENT 3
#
In accordance with the appeals procedures as authorized by Title, 1, Chapter 1.20 of the
N
y, e an Luis Obispo Municipal Code, the undersigned hereby appeals from the decision of
pThe Planninal Commission rendered on _U 107-96:3046 S. Hiquera
which consisted of the following (i.e., explain what you are appealing and the grounds
for submitting the appeal. Use additional sheets as needed.)
Erroneous assumptions by the planning commission relative to
noise levels based on inaccurate statements and misrepresentation
by opponents. The proposed number of off-site parking spaces was
incorrectly understated. Erroneously considered "Higuera Street "
at the site to be a four lane very - busy highway. And , failed to
take into account the caliber of the patrons/dancers when
considering crossing the street at night inconvenient and_
hazardous .
A
The undersigned discussed the decision being appealed with:
Pam Ricci/Plaining Department on 10-24-96
Name/Department (Date)
Appellant: Bogdan/Shaw - Owner 823 via Esteban "A", San Luis Obispo, CA
Name/Title Mailing Address (& Zip Code) 93401
_544-0215 785-0405
Home Phone Work Phone
Representative:
Name/Title Mailing,Address (& Zip Code) .
For Official Use Only:
Calendared for Date & Time Received:
c: City Attorney
City Administrative Officer
the f I wing depa ment(s): R E G ••= $ V t
OCT 3 P. 199A
ieel
CITY CLERK
SAN LW S OS;SPO.CA
Original in City Clerk's Office
Chumash
ATTACHMENT 4.
ReceNect (!9 I0-A3-9& mee-Hnj
October 23, 1996
To: Planning Commission
Re: Cowboy Kenny's Country Western Dance Hall
3046 S. Higuera, San Luis Obispo
At this writing, the request for permission for the subject
business. is still under consideration. The residents of Chumash
Village want to go on record as asking the Commission, should
a permit be granted, to include the following language in the
conditions under which the business must operate:
Sounds emanating from the premises shall not be
so audible as to disturb the peace and quiet of
the nearby residents.
Thank you for your consideration of this important point.
Ruth Worley, President
CHQMASH VILLAGE HOMEOWNERS ASSOCIATION
rl�
3057 South Higuera Street / San Luis Obispo, California 93401 / (805) 543-4272
Chumash
Village
B-KQ%
RECEIVED Avis "I'Ake
November 11 , 1996 NOV _1 c �,1996 -nyak / J
/
City Council �'N��'►'t�
City of San Luis Obispo emr con sett' ixs Reran th;-s docut�nt for
luktre coca dl iwtirg
Re: Cowboy Kenny' s Country Western Dance Hall /o? —3 — %lO
- Data: i`sa=Kdizel
Dear Council Members:
The residents of Chumash Village Mobilehome Park are very concerned
about the possibility of a Use Permit being granted to the subject
business. Our park is designated by H.U.D. and the State of California
as "Housing for older persons," namely over 55 years of age. There
are about 300 residents, and the nearest homes to the proposed business
are just over 300 feet distant. Prior to the hearing before Planning
Commission, 182 residents signed a statement objecting to the business
at that location, and only two signed in favor. We pride ourselves
on having and maintaining a very quiet residential complex, and are
therefore concerned that noise of music and patrons will disturb the
quiet enjoyment of our community late at night, particularly on weekends.
We realize that adequate parking, based on usable space within the
business site, is a determining factor. At the hearing with Planning
Commission, the promoters were unable to prove they had the required
stalls without using neighboring properties where the owners or lessees
had declined permission. In two meetings with residents of Chumash
Village, Mr. Bogdan and Mr. Shaw said they anticipated 300 to 400 patrons
at a time. Vehicles for that number would be parked all over the
neighborhood. Even half so many patrons would bring 100 or more cars,
and the business site cannot possibly accommodate that. Neighbors who
have not granted parking permission would find the overflow on their
land. Security guards hired by the business would be unable to deal
with parking on other properties, or to keep patrons quiet late at night
after an enjoyable evening of dancing and beer.
We do not object to dancing or drinking per se, but we strongly feel
that 3046 S. Higuera Street is the wrong location for such activity.
If the Council should lean toward granting a Use Permit for the proposed
business, we request the following language be included in the conditions
under which the business must operate:
Sounds emanating from the premises shall not be so audible
as to disturb the peace and quiet of the nearby residents.
We also ask the Council to remember that, if a Use Permit is granted
now, and the proposed business closes or moves away, the Permit runs
with the land and future applicants for the site may be even less
acceptable. We thank you for your consideration of our concerns.
"VILLAGE
Ruth eCHUMAEOWNERS
�2-8
3057 South Higuera Street / San Luis Obispo, California 93401 / C80S1 543-4979
�►III�IIIIIIIIIIII IIIIIII�I ATTACHMENT 5
III�IIIIIII��I�� ��I IIS
city of sAn luis oaspo
990 Palm Street/Post Office Box 8100 • San Luis Obispo,CA 93403-8100
October 28, 1996
William Bogdan and Kenn Shaw
823 Via Esteban, Suite A
San Luis Obispo, CA 93401
SUBJECT: U 107-96: 3046 South lEguera
Request to allow a country western dance club in the C-S zone on the west side of
South Idiguera Street near Margarita Avenue.
Dear Mr. Bogdan and Mr. Shaw:
The Planning Commission, at its meeting of October 23, 1996 denied the use permit, which cited
noise impacts and the lack of "suitable" off-site parking. The specifics of the decision (based on
findings) are included in the attached resolution.
The decision of the Planning Commission is final unless appealed to the City Council within ten days
of the action. The appeal period will expire at 5:00 p.m. on November 4, 1996. An appeal may be
filed with the City Clerk by any person aggrieved by a decision of the Commission.
If you have any questions, please contact Pamela Ricci at 781-7168.
Sincerely,
eonal . Whisenand
Deve opment Review Manager
Attachment: Resolution 5152-96
cc: Volny Construction
I-pc1107-97.let
A7TheCity of San Luis Obispo is committed to including the disabled in all of its services,programs and activities.
t n__e.-.-rn.
SAN LUIS OBISPO PLANNING CONINUSSION
RESOLUTION NO. 5192-96
WBEREAS, the Planning Commission of the City of San Luis Obispo did conduct a public
hearing in the Community Room of the County/City Library, 995 Palm Street, San Luis Obispo,
California, on October 23, 1996, pursuant to a proceeding instituted under City File: U 107-96,
William Bogdan and Kenn Shaw, applicants.
USE PERNUT REVIEWED.
Use permit to allow a country western dance club in the C-S zone.
DESCRIPTION:
On file in the office of Community Development, City Hall.
GENERAL LOCATION:
3046 South Higuera, Suite A
GENERAL PLAN LAND USE ELEMENT:
Services and Manufacturing
PRESENT ZONING:
(C-S) Service Commercial
WHEREAS, said commission as a result of its inspections, investigations, and studies made
by itself and in behalf of testimonies offered at said hearing, has established existence of the following
circumstances:
1• The Proposed use will adversely affect the health, safety and welfare of persons living at the
site or in the vicinity due to an unresolvable increase in noise levels which will disturb the
peace and quite of the neighborhood.
Resolution No. 5192-96
U 107-96
Page 2
2. The proposed use is inappropriate at the proposed location and is incompatible with
surrounding land uses because of increased noise levels that will be generated by typical
activities and the lack of suitable off-site parking.
3. The proposed off-site and joint use parking is inappropriate at the proposed location since it
is separated from use by South Higuera Street which makes pedestrian access both
inconvenient and hazardous.
NOW, ?TIEREFORE,BE IT RESOLVED that application No. U 107-96 be denied:
The foregoing resolution was denied by the Planning Commission of the City of San Luis Obispo
upon the motion of Commr. Whittlesey, seconded by Commr. Jeffrey, and upon the following roll
call vote:
AYES: Whittlesey, Jeffrey, Karleskint, and Veesart
NOES: Senn
ABSENT: Kourakis and Ready
REFRAIN: Ready
Arnold B. Jonas, Secretary
Planning Commission
L•TC15192-Xpo
Draft ATTACHMENT 6
Planning Commission Minutes
October 23, 1996
Page 7
2. 3046 South Hlauera Street, U 107-96: Request to allow a country western dance club in
the C-S Zone; Wiliam Bogdan and Kenn Shaw, applicants.
Commissioner Ready refrained from participation due to a potential conflict of interest.
Associate Planner Ricci presented the staff report and recommended determining that there is
sufficient evidence to support the finding that public necessity and convenience warrants an exception
to the undue concentration of licensed facilities within the City of San Luis Obispo per Section
23958.4 of the California Business and Professions Code and approval of the use permit, including
a 30% reduction for mixed-use and shared parking and provisions of off-site parking is acceptable
to the Planning Commission, based on finding and subject to conditions.
Commissioner Jeffrey asked how staff arrived at the figure for the parking requirement.
Associate Planner Ricci stated the parking calculations for nightclubs are based on the square footage
of the dance floor and then any ancillary bars or food preparation areas. There is approximately 3,100
square feet of customer use area in the dance floor which yields a requirement of 51'h spaces and the
bar area is about 650 spaces, which is 611 spaces. The total parking requirement is 58 spaces.
"lI
Draft
Planning Commission Minutes
October 23, 1996
Page 8
Commoner Senn asked about a recommended condition that there should be a five-year lease for
the off-site parking area with the opportunity to control the parking for ten years.
Development Review Manager Whisenand stated that it would be a five-year lease with a five-year
option.
Commissioner Senn asked where staff gets the authority to impose this.
Associate Planner Ricci stated this is from the standard agreement that needs to be completed if
off-site parking is approved. This has been worked out between the City Attorney and the
Community Development Director over the years. It used to be three years. This reflects the
permanency of off-site parking and its continued availability.
Assistant City Attorney Clemens stated this is staffs interpretation of a reasonable time period and
it has become a City standard.
Commissioner Whittlesey expressed concerns regarding pedestrians crossing the street safely, the
driveway and the rear patio area.
Associate Planner Rica stated they are proposing gates across the rear driveway. It would be open
in the daytime for other businesses. Staff is recommending that this not be allowed because of the
concerns of the neighbors relative to noise.
Commissioner Whittlesey asked whether a patio in this area would be contrary to creek setback
standards. She asked if staff has been looking at creek issues.
Development Review Manager Whisenand stated this project is already a developed site. Staff is not
supporting the patio area and the creek issue can be added to the list.
There were no fiu'ther questions asked of staff at this time.
PUBLIC COMIIIENTS:
William Bogdan, 2994 S. Higuera, thanked the Commission for hearing this item. He feels this is a
very good site because it is so removed from the congestion of the city and the closeness of residents.
They feel the noise issue is taken care of and there will not be a noise problem whatsoever. Right
now they have to deal with the parking situation.
Mr.Bogdanjust received the application for the off-site parking agreement. They went to Cramer's
Flowers and they were very happy to sign it. They now have the additional ten space. After their
Draft
Planning Commission Minutes
October 23, 1996
Page 9
Pig spaces are full, some patrons will be parking at the Department of Motor Vehicles. It appears
the Department of Motor Vehicles cannot get the legal allowances for this off-site parking, yet it is
open parking. The letter states that all Department of Motor Vehicles lots are open and none are
fenced off. They view the Department of Motor Vehicles as an open parking lot. He has offered to
the Department of Motor Vehicles that they will be responsible and this could be put in as a
condition. They will address any problems regarding cleanliness of the lot and will provide security
just by being there. This is a desolate area.at night. There is adequate parking available and they will
be providing security in their own parkig lot.
Mr. Bogdan feels this is a very good area. There is a tremendous amount of support from the
community and many are looking#brward to this opening. The community will benefit by this. This
will be a very well run club and they would like to remain at this location for quite some time.
Mr. Bogdan stated the patio area was proposed in this location to solve a problem regarding people
possibly wondering out,but are not proposing this anymore. They would like to keep people in one
area behind the building to help alleviate any possible noise. They can control the volume of the
music. He never thought about the wildlife in the creek area, but there are homeless people living
here now.
Mr. Bogdan offered to answer any questions.
Development Review Manager Whisenand stated that the requirement is for an additional eleven
spaces. He questioned how many spaces were actually available at Cramer's. The parking
requirement is 11 off-site spaces within 300'.
Mr. Bogdan stated they counted 10 at Cramer's, but this can be worked out.
Ruth Worley, president of the homeowners association at Chumash Village, stated she gave staff a
petition signed by 182 mobile home park residents. The homeowners association decided to take no
action on this issue. Their park is restricted to people over the age 55. Chumash Village prides itself
on the quietness and they want to keep it this way. They do hear the traffic on Higuera and 101, but
this is part of living in a city. They are concerned about car doors slamming and loud talking and this
would be inconsistent with Chumash Village. She lives 300'from the front of the building. A dance
hall is a great idea and she used to go to lots of square dances, but they didn't serve beer. This will
create a lot of noise. She is concerned about parking across the street and pedestrians. She is not
against dancing, drinking or parties, but she doesn't feel this is the appropriate location. She
distributed a letter from Chumash Village and stated if the permit is granted, they would like the
conditions to include that sounds emanating from the premises shall not be so audible as to disturb
the peace and quiet of the nearby residents. They keep their doors and windows open because of the
Draft
Planning Commission Minutes
October 23, 1996
Page 10
nice weather Any noise will hinder her privacy and peace and quiet. She feels there will be a noise
Problem. She is opposed to this location.
Commissioner Veesart asked if she is aware of the proposed uniformed security guard and if she
thinks this will mitigate the noise.
Ms. Worley doesn't feel security guards are paid enough to actually deal with this situation and they
might have a real problem on their hands.
Fred Garcia, 3190 S. Higuera, manager of the Department of Motor Vehicles office, feels Mr.
Bogdan is doing a great job in trying to get a new business started. From the Department of Motor
Vehicles's standpoint, they are in opposition because the State is not supportive of establishments
which sell alcohol and the are not supportive of people who drink and drive. Their liability would
substantially increase. If something were to happen in their parking lot, the Department of Motor
Vehicles would look at being responsible. Someone could trip in the parking lot or step on broken
glass. They are also considering property damage. They have been developing the landscaping
around the building and would hate to see it damaged. The properties are only divided by a 2'wall.
Some people may have a bad view of the Department of Motor Vehicles and a patrons may cause
damage to the Department ofMotor Vehicle's property. They've had a hand grenade thrown into the
office and several windows broken. They are concerned about the liability and the public image.
Commissioner Jeffrey asked if this were approved, what steps would the Department of Motor
Vehicles take to make its parking lot inaccessible.
Mr. Garcia stated each office is individually controlled by the office manager. In the most extreme
situation, they could chain off the parking lot. This could cause a problem for the vendors and
janitors who service the Department of Motor Vehicles.
Brett Cross, 1217 Mariners Cove, stated zoning is implemented to protect the health, safety, and
welfare of the community. With trying to start a business in this city, it's very difficult to find the right
site at the right rent with the right amount of parking. He is concerned with people walling across
the street late at night. If you're in a residential neighborhood abutting a commercial area, you have
some expectations of what you plan to have happen in the area. He reminded the Commission there
was a mixed-use project proposed across Higuera that was brought forward and the Commission was
very careful in making sure the uses that were going to be on the site wouldn't impact the neighbors
as well as the mixed use residents, so there were limitations on the types of uses. There is a real
problem with noise at these types of establishments and there is a potential for vandalism. He
questions the parking calculations and feels the amount of parking seems small, given the size of the
dance floor.
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Planning Commission Minutes
October 23, 1996
Page 11
Jennifer Gbford, 767 Vance Rd.., feels that the patrons are being labeled as drinkers and vandals.
The point is people want to go out and have someplace safe to dance. She is supportive of this
project. People will benefit by this project. This location is safer and nicer than downtown. The
owners have taken extreme measures in making sure that everybody in area is taken care of.
Commissioner Senn asked what is available in the area for country dancing.
Ms. Cnbford stated the Graduate has country dancing but it is not strictly limited to country. People
who enjoy country dancing would like a place that is just country and there is a need for this. She
feels this business will be ran with great care.
Commissioner Jeffrey noted there is country western dancing at the Elks Lodge almost on a weekly
basis.
Ms. GiMford added there will be dance lessons offered at this establishment.
Diane Fisher, 1661 Saratoga Ave., Grover Beach, stated country dancing is almost a type of sport.
Country dancers are not known as heavy drinkers. Another location to dance besides the Grad is
needed. This will be strictly a DJ situation and there will be control over the volume of the music.
She recently attended a concert at the Performing Arts Center and it was too loud and feels there
should be regulations for incoming performers.
Jerry Hemminger,Real Estate Officer for the Dept. of General Services, State of Calif., is concerned
for the Department of Motor Vehicles's and the other agencies'liability. They have over a dozen state
agencies in this complex. He concurs with the letter from Capt. Chelquist.
Mike Deneive, Crestmont Dr., feels the parking is on a subjective basis based on objective standards.
The difficulty here is not necessarily the parking standards at this facility or smaller. There are
concerns of citizens and liability. There are concerns of liability whether this facility opens or not.
The difficulty is the City is trying to plan the dynamics of a community based on set standards that
are tied to the square footage. The Commission has subjective discretion. In terms of W. Walter's
project,the parking standards were not changed. Parking is difficult to police. Even if this project
didn't need off-site parking, people would still park in Mr. Walter's parking lot. The applicants'have
selected a site and have tried to answer the concerns. The City had a resistance to the Social
Services,the County, and State offices ever being located outside of the downtown. Parking always
seems to be the issue. There is a need for this establishment and the owners are more than willing
to work at solutions, if at all possible. He encouraged the Commission to be as flexible as possible
because it has been done consistently throughout the community. Parking downtown is a problem
and it's not going to go away.
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Planning Commission Minutes
October 23, 1996
Page 12
Edward Rossi, 7460 Sombrero, Atascadero, is in support of this project. The parking in this case
seem to be an issue, but any Thursday night downtown there are many people crossing the streets at
any time. There are only ten parking spaces available across the street at this location. The Grad is
much different that this proposed project because this will be all country. A lot of the problems at
the Chad have to do with mixing the rock and rap with the country music. There are a lot of dancers
awaiting for this establishment to open. The dancers are not going to drink while they're dancing.
This project is a good idea and it will do the community well.
Glenda Rough, 560 Stanford Dr., has lived in San Luis since 1963. She was the on-site manager for
Chumash Village and it is a very nice community. It has 237 units and it is very large and quiet.
Street noise is everywhere,but the transient problem along this area is pretty big. She was a security
manager for K-Mart in Paso Robles and Santa Maria and was hurt on the job. You cannot judge a
security guard simply by looks. Parking is a big problem, but it's everywhere. This area is better for
this project than downtown. DTs are controllable. She feels people will use the Department of
Motor Vehicles parking lot. It is important to have places for kids to go. The people who country
dance don't drink.
Don Walter, 3220 S. Higuera, stated his one concern is he was always under the assumption that
there was a fire lane behind this building. He complimented Associate Planner Ricci on a thorough
report. The north parking lot is approximately 450'from the tavern and there is one way in and out,
a fire lane, and a fenced off patio. He has concerns of people entering/exiting parking lots and the
liability. There are letters from the State,Walter Bros., and Cypress Plaza denying the parking. One
of the conditions for the Walter Bros. was the installation of the signals at Margarita which was
$87,000. They were supposed to be reimbursed 35%and haven't received a penny. He asked if the
property owners at 3046 Higuera are going to participate in the signals. He doesn't know if the police
are endorsing this proposal. He is concerned about the liability. He is not discouraging country
dancing, but he feels this location is not right. They have put a lot of effort in developing this
government center. He is opposed to parking in the Department of Motor Vehicles lot. He's not sure
this even qualifies for the mixed-use or shared parking reductions.
Ruth Worley stated she has asked the owners how many people will be patronizing this establishment
and she was told 300-400. This is more than the fire dept. will allow in the building. She asked the
Commission to check how many patrons will be drawn to this business. If country dancers don't
drink, maybe alcohol should be eliminated altogether.
Mr. Walters stated the required off-site parking is 11 and as it stands there are nine.
Mr. Bogdan stated, regarding the fire lane, they had gone to the fire dept. and offered their ideas.
It was fine as long as the gates were locked in the full open position.
d-0202-
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Planning Commission Minutes
October 23, 1996
Page 13
Mr. Bogdan stated they might have 20 people on Saturdays for dance lessons.
Mr. Bogdan stated if there were a patio, they would like it blocked of to eliminate vehicular traffic
at the entrance. The traffic count late at night is about one car every three mins, on a Sat. night.
Mr. Bogdan stated they will do everything it takes to eliminate noise. One thing they cannot control
directly is people talking outside or slamming doors, but this is the reason they will have a security,
force.
Mr. Bogdan stated one of the general concerns is the fact of what are they going to do five years from
now if they move to another place. First of all, they don't want to. One of the reasons they got the
night club put in the C-S Zone is because they are unique and large.
Mr. Bogdan strongly urged the Commission for approval. They will do whatever it takes to satisfy
their neighbors.
Seeing no further speakers come forward, the public comment session was closed.
CONEWSSIONERS' COMMENTS:
Commissioner Jeffrey stated off-site parking must be within 300'of the use and not separated from
the use by any feature which would make pedestrian access inconvenient or hazardous and it must
also be owned, leased, or otherwise controlled by the party controlling the use. He asked if staff
views crossing Higuera as something that could be potentially hazardous.
Development Review Manager Whisenand stated this is a call the Commission has to make.
Associate Planner Ricci stated there is a crosswalk at
cross the street to access the parking. Margarita. Persons would have to go south and
Commissioner Whittlesey asked ifthere is a way to condition vandalism. In other words, if vandalism
occurs, the permit would come before the Commission again.
Assistant City Attorney Clemens stated it would be hard to link vandalism to a specific business.
Associated Planner Rica sued there is annual review and if there were reasonable written complaints
or police reports, the permit could be pulled.
Commissioner Whittlesey asked if there were any concerns from the fire dept.
�2 Z 3
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Planning Commission Minutes
October 23, 1996
Page 14
Associate Planner Ricci talked with Spencer Meyer who also metwith the applicants. She was told
the fire dept. did not need to drive to the rear of the building to access the site.
Commissioner Jeffrey asked if RRM Design Group's parking was included in the calculations and
asked whether their employees worked in the evenings or at night.
Associate Planner Ricci spoke with Victor Montgomery and they do have employees who work late
at night or come to work early.
Development Review Manager Whisenand stated RRM was included in the calculations.
Commissioner Jeffrey asked if there were any concerns from RRM about emergency access when the
parking lot is at full capacity.
Development Review Manager Whisenand stated there were no comments regarding access.
Commissioner Veesart asked, referring to Finding #6, at what point would this trigger a need for
some kind of environmental review.
Development Review Manager Whisenand stated a new use in an existing building would be exempt.
Associate Planner Ricci stated many of the issues are directly environmental concerns. Generally the
discussion of parking shortages comes through review of the use permit. There needs to be a
determination as to whether it's adequate or not.
Chairman Karleskint asked how staff arrived at the 30%parking reduction.
Associate Planner Ricci stated the regulations were recently amended. It used to be 200/a was the
maximum allowable. That's for shared use, which mean two or more uses at the site using common
parking areas. A mixed-use reduction says that the operating times of peak demand don't coincide.
The 30% is discretionary, not automatic.
Commissioner Whittlesey appreciates all the testimony received from the public and feels there is a
need for this type of facility in the community. She does have some difficulties with this project. The
applicants have worked well with the City and have tried to address everyone's concerns. She feels
this is not the right location for this business.
Commissioner Whittlesey made a motion to deny the use permit based on the findings that this
proposed use would adversely affect the health, safety, and welfare of persons living at the site or in
the vicinity,and specifically there are noise issues that are unresolvable, that the use is inappropriate
Draft
Planning Commission Minutes
October 23, 1996
Page 15
at the proposed location and will be incompatible with the surrounding land uses, that the proposed
off-site Parking is inappropriate due to safety issues of persons crossing the street. The motion was
seconded by Commissioner Jeffrey.
Commissioner Whittlesey has concerns relative to this location. There are other opportunities in
town such as the Central Coast Plaza or the Vons on Broad. This project needs adequate parking
and to be away from sound receptors.
Commissioner Jeffrey shares the same concerns. The parking issue is major and the parking spaces
seem quite small to accommodate the anticipated number of patrons. He doesn't feel it's fair to place
impacts on the neighbors or upon the business owners, nor shift the burden from the person who's
developing the business to the Department of Motor Vehicles as far as liability. For these reasons,
he finds it difficult to support this application. He welcomes businesses in the City under the right
conditions and at the right locations. He does not feel this is the right location.
Commissioner Senn feels this is a good location and is impressed by the applicants' efforts. He
realizes there's a large investment that would have to go into this to make it work. He has heard only
Positive comments about the applicants. He has been persuaded they would do it right. He feels this
is a good location because the other businesses in the area are effectively closed at night. The traffic
and the parking situation could be solved. There is a need for something like this in the county.
Other locations in the city might be economically unfeasible. This location is reasonably convenient
and there is a reasonable amount ofparking. He feels the City should be trying to help the applicants.
The commercial real estate market in town is tight in this particular size range.
Commissioner Veesart concurs with Commissioners Jeffrey and Whittlesey. He has a high regard for
these applicants and their level of effort. They have tried to address all of the concerns. There has
been a significant amount of testimony from residents and property owners who have raised legitimate
concerns. He feels this is not the best location for this facility.
Chairman Karleskint feels the applicants have made tremendous efforts to make this work. This is
a good project and the town has a need for it. He cannot support the parking and has concerns for
people crossing the street. He will be supporting the motion.
AYES: Commissioners Whittlesey, Jeffrey, Veesart, and Chairman Karleskint
NOES: Commissioner Senn
ABSTAIN: None
ABSENT: Commissioner Kourakis, Commissioner Ready*
The motion passed.
'Commissioner Ready refrained from participating due to a potential conflict of interest.
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Planning Commission Minutes
October 23, 1996
Page 16
ADJOURNED at 10:30 p.m. to a special meeting of the Planning Commission, scheduled for
November 6, 1996 at 7:30 p.m. at the Pacheco Elementary School, 165 Grand Ave., San Luis
Obispo.
Respectfully submitted,
Leaha K. Magee
Recording Secretary
CITY OF SAN LUIS OBISPO ATTACHMENT 7
PLANNING COMMISSION STAFF REPORT rrEM#2
BY: Pam Ricci, Associate Planner MEETING DATE: October 23, 1996
FROM: RoWhi nse and, Development Review Manager
FILE NUMBER: U 107-96
PROJECT ADDRESS: 3046 South Higuera Street, Suite A
SUBJECT: Use Permit U 107-96 — Request to allow a country western dance club in the C-S
zone on the west side of South Higuera Street near Margarita Avenue.
SUIVIlVIARY RECOMMENDATION
A. Determine that there is sufficient evidence to support that public necessity and convenience
warrant an exception to the undue concentration of licensed facilities within the City of San
Luis Obispo per Section 23958.4 of the California Business and Professions Code.
B. Approve the use permit, including a 30% parldng reduction for mixed-use and shared parldng,
and provision of off-site parldng acceptable to the Planning Commission, based on findings,
and subject to conditions.
BACKGROUND
Situation/Previous Review
The applicants want to open a country western dance club in San Luis Obispo. After unsuccessful
attempts to find a suitable site in the downtown, they applied for an administrative use permit (A 40-
96) to allow their business at 3046 South Higuera Street, Suite A. The administrative use permit
application was received as a request to allow a dance hall. However, after closer review of the
request,Planning staff determined that the proposed use was most like a nightclub (a use not allowed
in the C-S zone at that time), rather than a specialized school for dancing (a conditionally allowed
use). The applicants then formally withdrew their application for the administrative use permit since
the use could not be established at their selected C-S site under the regulations effective at that time.
The applicants then filed an application for a text amendment (TA 87-96) to add nightclubs as a
conditionally allowed use in the C-S zone. With the Planning Commission's recommendation for
approval, the City Council on August 20, 1996, introduced Ordinance No. 1306 (1996 Series)
approving the text amendment. The ordinance became effective on October 2, 1996. The
approved amendment allows nightclubs to be established on sites in the C-S zone with approval
of a Planning Commission use permit if certain criteria are met.
On August 21, 1996, the applicants applied for the required Planning Commission use permit.
They are now seeldng approval of the use permit to allow a country western dance club at 3046
South Higuera Street, Suite A.
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Use Permit U 107-96
Page 2
Data Summary
Address: 3046 South Higuera Street, Suite A
Applicants: William Bogdan & Kenn Shaw
Property Owner: Volny Construction, Inc.
Zoning: C-S, Service-Commercial
General Plan: Services & Manufacturing
Environmental Status: Categorically exempt under Section 15301., Class 1, Existing Facilities,
of the CEQA Guidelines.
Project Action Deadline: January 2, 1997
Site Description
The long, narrow project site consists of about 2 acres and is bordered on its west side by San Luis
Creek. The site is developed with two commercial buildings and associated parking areas. The
buildings have housed offices, as well as a variety of retail and service businesses since being built
in the mid 1980s. Surrounding land uses include government offices to the south, a mobile home
park to the north, and a shopping center and mobile home park to the east.
ftjpct Description
The proposed dance club would occupy 4,500 square feet of floor area in the southernmost suites
in the existing building. The submitted floor plan shows that a dance floor will occupy the bulk
of the space. The applicants have submitted information on how noise, security and parking issues
will be addressed. The proposals to address these concerns are evaluated in this report.
EVALUATION
1. Land Use and Zoning Consistency
The text amendment to allow nightclubs in the C-S zone included certain requirements that need
to be met to insure that establishment of these uses is consistent with policies contained in the
general plan. Through the approved text amendment, a footnote was added to Table 9, Uses
Allowed by Zone, that states:
"In the C-S zone, nightclubs must contain a minimum of 4,500 square feet offloor loor area.
The required use permit process shall address parking, neighborhood compatibility and
security issues. "
The restriction on size to those nightclubs containing a minimum of 4,500 square feet of floor area
was proposed to provide a criterion to judge whether a proposed nightclub might have space needs
that prevents it from being located in the downtown. This size restriction directly relates to the policy
language that certain facilities may be "too big for downtown to accommodate comfortably". The
.� 040
Use Permit U 107-96
Page 3
proposed dance club is consistent with this criteria in that it will occupy the requisite minimum floor
area of 4,500 square feet. Compatibility issues are evaluated through this staff report and will be
discussed at the hearing before the Planning Commission.
2. pig
Based on the respective square footages of the dance floor and the bar, staff has calculated that
the proposed use will create a parking requirement of 58 spaces. Other uses at the site (RRM
Design Group and ASAP Blueprinting) generate a parking requirement of 32 spaces. The total
parking requirement for all proposed and existing uses is 90 spaces. A total of 52 parking spaces
exist on site. Therefore, the addition of the dance club at the site will create a parking shortfall
of 38 spaces.
Through the review of the use permit, the Planning Commission could approve a 30% parking
reduction for mixed use and shared parking (Municipal Code Sections 17.16.060 B./C.). Since
the proposed use would generate its peak demand during evening hours when other businesses at
the site are either closed or have few employees working, the site would meet the criterion that
the times of maximum parking demand from various uses will not coincide. " Withthe 30%
parking reduction, the site parking requirement would be 63 spaces and the shortfall would be
reduced to 11 spaces.
The applicants have submitted information on off-site parking available for their use. They
indicate that 58 parking spaces are available for their use in the Department of Motor Vehicles
(DMV) parking lot adjoining to the south, and 38 parking spaces are available at the Cypress
Plaza Shopping Center east of the site across South Higuera Street. If all these spaces were
available to the use, the parking shortfall for the use would be addressed.
The Planning Commission could approve off-site parking for the use as part of its review of the
use permit if the off-site parking spaces are °ivfthin 300 feet of the use and not separated from
the use by any feature which would make pedestrian access inconvenient or hazardous
(Municipal Code Section 17.16.060 D.). ' The off-site parking must also be "owned, leased or
otherwise controlled by the party controlling the use.'
The DMV parking spaces would be more optimal for the proposed use since they are on the same
side of South I1iguera Street and clearly meet City safety criteria described above. The parking
spaces at Cypress Plaza raise safety issues since they are on the opposite side of the street and
patrons would tend to "jay-walk" to access them, rather than using the signal with crosswalk at the
intersection of South 11iguera Street and Margarita Avenue.
In order for the off-site parking to qualify under City regulations, a signed agreement must be
recorded acknowledging that the spaces are available for the use. The City has received letters
from both Don Walter, the property owner of the building that the DMV leases, and the local
DMV office manager indicating that written agreement for use of these spaces cannot be secured. Q
Use Permit U 107-96
Page 4
Staff has identified the following options for the Planning Commission to consider in dealing with
the project's parking issue:
Option 1: The Commission can require that the parking be located on the same side of the
street as the proposed use.
With this option, written agreement with the DMV/Mr. Walter would need to be secured. The
use permit approval would contain a condition requiring that the agreement for of-site parking
be obtained and recorded If the condition could not be met, then the use could not proceed.
Option 2: The Commission could accept use of the parking at Cypress Plaza.
As with Option #1 above, the agreement for off-site parking must be obtained and recorded.
The Commission in approving the off-site parking would need to find that the parking is `hot
separated from the use by any feature which would make pedestrian access inconvenient or
hazardous. ' This finding may be dicult to make considering the volume and the speed of
traffic using South Higuera Street, which separates the site of the proposed use from the off-
site parking.
Option 3: The Commission could deny the use of the mixed-use/shared parking reduction
and request for off-site parking.
With this option, the project parking requirement would not be met and this would be a basis
for denial of the use permit.
3. Noise/Security
In the applicants' submittal materials, a plan is provided for how noise will be attenuated and
security handled. In terms of noise attenuation, the proposal is to add insulating materials to the
walls and ceilings of the building, and to relocate the building's public entry from its current
location on the street side to the rear, creek side of the building. The idea behind the entry
relocation is to minimize noise on the side of the building closest to the most sensitive noise
receptors, which in this case would be the closest residents at Chumash Village Mobile Home Park
across South Higuera Street.
The applicants have verbally indicated that they plan to create a patio area at the rear side of the
building for smokers and others. The proposal involves installing gates that would block off the
rear driveway area behind their tenant space during evening hours. Staff understands the
applicants desire to have a patio area, but sees problems with patrons congregating outside and
creating noise. Even with the building serving as a buffer, some sound would emanate from use
of a rear outdoor patio which would seem to counteract other proposals to attenuate noise already
discussed. The patio would also hinder-access between parking areas on the same site. Staffs
recommendation would be to eliminate the patio proposal.
''_�17
Use Permit U 107-96
Page 5
Staff supports the applicants proposal for parking lot and dance floor security. The Police
Department notes that the applicants would need to have approval with the property owners of off-
site lots before they can legally provide security and surveillance services for them.
4. AB_ C Rem la io c
The State Department of Alcoholic Beverage Control (ABC) regulates the issuance of licenses for
the sale of alcoholic beverages for both on-site and off-site consumption. Since January 1, 1995,
new legislation has been in effect which defines and regulates the over-concentration of
establishments that are regulated by the ABC. The ABC now has the authority to deny an
application if it would result in or add to an "undue concentration" of licenses, or if issuance
would tend to create a law enforcement problem. The law defines undue concentration based on
a comparison of the ratio of licenses issued to population in a census tract to the same county-wide
ratio. With respect to the ABC definition, an undue concentration of licenses exists in Census
Tract No. 111 which includes the downtown area of San Luis Obispo and extends southward to
include most of South Higuera Street and the project site.
The ABC has the authority to issue a non-retail license to a eating place when an undue
concentration exists, if the applicant shows that "public convenience or necessity" would be served.
by license issuance. However, with on-sale licenses for bars, the ABC defers to the City for the
public convenience determination. On April 4, 1995, the City Council approved Resolution No.
8404 which delegates the authority to make the public convenience determination to the
Community Development Director. Review of this use permit application by the Planning
Commission includes the authority to make the public convenience determination.
While the law defines undue concentration, it does not define public convenience or necessity.
This is the second use permit application where the City has been asked to make the public
convenience determination for a bar where there is not also a restaurant. The first case was Use
Permit A 76-95 authorizing "The Library" at 723 Higuera Street in the downtown. With "The
Library" as a precedence for interpretation of the law, the same finding of public convenience or
necessity could be made for the subject application.
on 1 kion
Staff feels that in many ways, the site is a good location for the proposed use. Although a petition
was received with the signatures of 182 residents of Chumash Village Mobile Home Park that are
opposed to the use, the site seems better suited than many within the City limits for a dance club
because of its outlying location in a commercial center. At the time of staff report preparation,
the major obstacle to supporting approval of the use permit is the lack of a firm commitment from
adjacent property owners to enter into a written agreement with the applicants to provide the
needed off-site parking (11 spaces). Staff has drafted the recommendation to include a condition
that off-site parking be obtained at either the DMV parking lot or Cypress Plaza Shopping Center
Use Permit U 107-96
- Page 6
(location to be determined by the Commission). Other issues with noise and security are
addressed through conditions.
ALTERNATIVE ACTIONS
The Planning Commission may:
A. The Commission may continue action with specific direction to the applicant and staff.
B. The Commission may deny the use permit, based on appropriate findings.
OTECER DEPARTMENT COAMENTS
The Police Department's memo is attached which indicates their general support of the use at this
location, but notes concerns with traffic generation and parldng.
RECONIlVIENDATION
A. Determine that there is sufficient evidence to support that public necessity and convenience.
warrant an exception to the undue concentration of licensed facilities within the City of San
Luis Obispo per Section 23958.4 of the California Business and Professions Code.
B. Approve the use permit to allow a Country western dance club, including a 30% parldng
reduction for mixed use and shared parldng, and provision of off-site parldng acceptable to
the Commission, based on findings, and subject to conditions and code requirements:
Findings
1. The proposed use, as conditioned, will not adversely affect the health, safety and welfare of
persons living at the site or in the vicinity.
2. The use, as conditioned, is appropriate at the proposed location and will be compatible with
surrounding land uses.
3. The proposed use, conforms to the general plan, which stipulates that larger entertainment
facilities such as nightclubs in excess of 4,500 square feet can be located outside the
downtown, and meets zoning ordinance requirements with provision of off-site parldng.
4. The proposed off-site and joint use parldng is appropriate at the proposed location, being
within the prescribed 300 feet from the uses and not separated from the uses by any feature
which would make pedestrian access inconvenient or hazardous.
�3�-
Use Permit U 107-96
Page 7
5. The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060 A.
Parking Space Requirements, in that it satisfies the intent of that section which is "... to
minimize the area devoted exclusively to parking and drives when typical demands may be
satisfied more efficiently by shared facilities." Moreover, the project satisfies the requirement
for a shared parking reduction specified in San Luis Obispo Municipal Code Section 17.16.060
B. and a mixed-use parking reduction as described in San Luis Obispo Municipal Code Section
17.16.060 C. since the times of maximum parking demand from the various uses will not
coincide.
6. The project is categorically exempt from environmental review (CEQA Section 15301).
Conditions
1. The applicant shall submit an agreement to the City for review, approval and recordation
indicating that a minimum of 11 parking spaces will be available at all times at (either 3190
South Higuera Street (DMV parking lot) or 3121 South Higuera Street (Cypress Plaza
Shopping Center)} for the dance club for a period of at least five years, with a minimum
five-year option to extend. Upon its expiration or sooner termination of the agreement, or if
off-site parking is not available, the applicant shall notify the Community Development.
Director in writing, and the dance club use upon which the off-site parking serves shall cease,
unless other off-site parking is made, or on-site parking is provided in compliance with City
standards.
2. The site shall be maintained in a neat and orderly manner.
3. The project shall include facilities for on-site trash containment, as well as for interior and
exterior recycling, to the approval of the City Engineer and the Community Development
Director. The applicant shall consult with local recyclers regarding the size and locations of
areas dedicated to on-site recycling storage.
4. A security plan, including a management training plan and provisions for overflow customers,
shall be submitted to the Community Development Department for review and approval by
the Community Development Director and the Police Chief.
5. The use permit shall be reviewed by the Community Development Director in one year from
the date of approval. In addition, the Planning Commission may review the use permit if
reasonable written complaints from citizens or the Police Department are received by the
Community Development Department. At the time of use permit review, the Planning
Commission or the Director may add, delete or modify conditions of approval, or may revoke
the use permit.
6. The proposed use shall not include an outdoor patio of the rear of the site because of noise and
neighborhood compatibility concerns.
o2-33
Use Permit U 107-96
Page 8
Code RQuiremen c
1. City noise standards shall be met at all times.
2. Building Occupancy shall be limited and enforced by the Fire Department.
Attached:
Vicinity Maps
Floor Plan
Parldng Calc. Worksheets
City Council Ordinance No. 1305 (1996 Series)
Applicant's Statement, including noise, security &.parking information & correspondences with
DMV & Don Walter
Memo from Police Department
Letters of support
Letters of opposition, including petition from Chumash Village
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PARKING CALCS WORKSHEET
Department of Community Development • 990 Palm Street/Box 8100 • San Luis Obispo, CA 93403 • (805)549-7171
Project Name kSntri-h t 68Oera Fasi 1e55 Cen-�eY File Number U167- 9&
Project Address 302604
304(a 8_ N4piit-ra Plans Dated
Calcs Prepared by t' i Date I n- 17- 9(o Zone C-J� Parking Provided r72 Sia PS
USE: AREA: RATE: SPACES REQUIRED:
8 Gowbov KprV5 AE700see attached 58. 1 3
C Va c.aln+ 744 d 1/5 00 tb 1 .4 4
D AS 1 621!� ��300 4 .42
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50(4� R M 04:q s X000 1� 1/000 20 -00
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(,&,rW e> - 27. 13
TOTALS:
COMMENTS:
97-81
�-38
�iiiiul�li11111111�11111�11i�►III►IIIII'� CItY Of San LUIS OBISPO
PARKING CALCS WORKSHEET
Department of Community Development • 990 Palm Street/Box 8100 • San Luis Obispo, CA 93403 • (805)549-7171
Project Name- Co whnv File Number U 1 Q 7- 96
i
Project Address 36467 5. +-I-,'�UPYa �� 1, fi 1 P A Plans Dated
Calcs Prepared by—EF;Cr; Date I0- I(o- 9L Zone C! Parking Provided
USE: L AREA: RATE: SPACESREQUIRED:
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5o° . I 3
TOTALS:
COMMENTS:
.2-39'x,
ATTACHMENT 1
ORDINANCE NO. 1305(1996 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE TEXT OF THE ZONING REGULATIONS (SECTION 17.22.010,
TABLE 9, USES ALLOWED BY ZONE) TO ALLOW NIGHTCLUBS IN THE C-S
ZONE WITH THE APPROVAL OF A PLANNING COMMISSION USE PERMIT AND
THE ADDITION OF A FOOTNOTE
(TA 87-96)
WHEREAS,the Planning Commission conducted a public hearing on July 24, 1996, and
recommended approval of the proposed amendment to the City's Zoning Regulations; and
WHEREAS, the City Council conducted a public hearing on August 20, 1996, and has
considered testimony of other interested parties, the records of the Planning Commission hearing
and action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council finds that the proposed amendment is consistent with the
General Plan, the purposes of the Zoning Regulations, and other applicable City ordinances; and
WHEREAS, the City Council has considered the draft Negative Declaration of
environmental impact with mitigation measures, as prepared by staff, and reviewed and amended
by the Planning Commission.
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Environmental Determination. The City Council finds and determines that
the project's Negative Declaration with mitigation meeasures adequately addresses the potential
significant environmental impacts of the proposed text amendment to the zoning regulations, and
reflects the independent judgement of the City Council. The Council hereby adopts said Negative
Declaration and incorporates the following mitigation measures into the project:
1. Approval of a change to the zoning regulations to allow nightclubs in the C-S zone
shall be contingent upon a Planning Commission use permit being required prior
to establishment of the use. A footnote shall be added to Table 9, Uses Allowed
by Zone, that states:
1305
City Council Ordinance No. (1996 Series)
Page 2
7n the CLS zone, nightclubs must contain a minimum of 4,500 square feet
of floor area. The required use permit process shall address parking,
neighborhood compatibility and security issues. "
2. With consideration of the required use permit, plans for establishment of nightclubs
at specific sites shall be reviewed to determine if there are sensitive noise receptors
nearby, and- whether building soundproofing will be required, or additional
screening is needed between-the project site and adjoining lots.
SECTION 2. Fines.
1. The proposed amendment will not be detrimental to the health, safety or welfare of
persons residing or working in the vicinity because individual requests for nightclubs
would require a Planning Commission use permit and issues with traffic, noise and
neighborhood compatibility would be properly evaluated.
2. The proposed amendment is consistent with the goals and policies of the General
Plan, given that only those larger nightclubs with a minimum of 4,500 square feet of
floor area would be considered.
SECTION 3. Approval. Section 17.22.010, Table 9, Uses Allowed by Zone is hereby
amended to contain the requirement for a Planning Commission Use Permit in the C-S zone and
the addition of the following footnote:
In the C-S zone, nightclubs must contain a minimum of 4,500 square feet of floor
area. The required use permit process shall address parking, neighborhood
compatibility and security issues.
SECTION 4. A summary of this ordinance, together with the names of Council members
voting for and against, shall be published at least five (5) days prior to its final passage, in the
Telegram-Tribune, a newspaper published and circulated in this City. This ordinance shall go into
effect at the expiration of thirty (30) days after its final passage.
City Council Ordinance No. 13041996 Series)
Page 3
INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo
at its meeting held on the 20th day of August, 1996, on a motion of Council Member Smith
seconded by vice Mayor Williams , and on the following roll call vote:
AYES: Counc lmembers Smith, Williams, Roalman, Romero and Mayor Settle
NOES: None
ABSENT: None
Mayor Allen Settle
ATTEST:
ity Clerk Bo a C} wf
APPROVED:
r1*61ey ff Joensen
Ordinance No. 1305 (1996 Series)
FINALLY PASSED this 3rd day of September, 1996, on motion of Council
Member Smith, seconded by Vice Mayor Williams, and on the following roll call vote:
AYES: Council Members Smith, Williams, Roalman, Romero and Mayor Settle
NOES: None
ABSENT: None
Mayor Allen K. Settle
ATTEST:
ity Clerk Bo 'e L. awf
Rk)®Jr-.d FOh ,
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f 1 On later,.llun.,II.-lira/ur,t Int I..nnl 1u wlµa•L Ihc'LIa 7.Neem very a clprale rn alAn Ilµhlad dint eeu.elm Jam
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f•+nm: •rr. :Ia nmr tt :g frww G.•wbrp rl.nrin WARYfINIA
?CT
N O I S E t 1996
yOr�NCU/SpB/SPp
1 Dissipating noise decibel emission from building for nearby
neighbors.
1 . 1 Spray inside ceiling with acoustical sound deadening
material .
1 .2 Install layered sound baffles on east and south walls
of building.
1 . 3 Keeping the three doors facing Higuera Street closed
during business hours. These doors will have the panic
bar emergency exit hardware equipment installed on them
with sensors that will alert our security booth
personnel that one of these doors has been opened.
Except for an actual emergency situation these doors
will always be kept closed.
1 .4 The only entrance/exit door is located at the rear of
the building facing open farm land.
1 . 5 The air flow from the air conditioning and fans will
pull air in from the roof and force it out through the
entrance/exit door which additionally will tend to
direct the sound out to the same open field.
1 . 6 The primary source for high decibel sound readings
within the building is the amplified music. This
allows for positive maximum volume settings to be
determined and set by the management for purposes of
curtailing inside music decibel readings.
The above six items are designed to reduce the noise decibel
emission from the building for the nearby residents to less than
50 decibels 50 feet from the outside of the building in the
direction of residents. It should be noted here that a normal
conversation between two people is an average 55 to 60 decibels.
2 Curtailing noise caused from patrons in the parking lot
talking too loud or shouts of exuberance.
2 . 1 There will be an independent uniformed security parking
lot guard service and our employee staff in the parking
lot that will individually and promptly address this
type of situation should it arise. Their time frame
will be from the time we open for the dance til one
half hour after closing.
C,2-7's;*
2.2 We are aware that there is a time period more prone
than others for this potential problem. It would be
directly after closing time. Each night our live DJ
will close the dance by saying words like:
"Thank you for dancing at Cowboy Kenny' s. Please drive
safely because we want you to come back again. And
please let ' s show respect for our nearby residents by
being very quiet as you leave the building. "
2.3 It should be noted that we will predominately have the
pleasure of seeing the same patrons again and again.
This is conducive in assuring that our patrons will be
respectful to our neighbors.
S E C U R I T Y
1 An independent uniformed parking lot security guard service
will patrol the parking lots utilized by our patrons and
will also watch the nearby buildings. Their time frame will
be from the time we open for the dance til one half hour
after closing .
2 Our employee staff will also patrol the parking lot , the
fenced in outdoor area and inside the dance hall as
situations dictate.
3 There will be a security/DJ booth inside the building raised
about four feet above the dance floor, which will allow a
full overall view of the entire dance hall .
All three entities listed above will be linked together by two
way radio communications.
P A R K I N G
Lots listed in order that a typical patron would choose to park
in first .
On site 32
DMV 58
Street 5
Cypress Plaza 38 '
133 - ALL SPACES ARE WITHIN 300 FEET OF
DANCE HALL.
Zito
ayi
786 Higuera • San Luis Obispo, CA 93401 • (805) 544-8392
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'947
COWBOY KENNY' S
304E S. Higuera Street Ci 1 1996
San Luis Obispo, CR 93401 �rOFsgrr�ws�,s�
(805) 785-0405
Oc ooer ° , ' 9S&
`.lar.. Anderson
rt0_SEtt COIY:pfi:";y
1065 Higuera Street
Sar. Luis Obispo, CA 9340
544-3900
rear- Nlar' < Anderson :
Thcrc 7S GOirig t0 be a "Planning Commission" meeting il ,tot..,er 23 ,
1996 at 7 : 00 pm at the City/County Library . The agenda calls for
a final vote for the "use permit " that Cowboy Kenny ' s Country
:!astern.• Cance Hall has applied for . If your schedule permits you
L 3ticI" - 1is71221 I Ij VJc YiOUId certainly 1 ; 1(e t0 see you there .
I Pla^: LO �Jrvey to the Manning Commission our telephone
cOr.'v'c rS at ion of about a week ago where you Stated that you would
reith_r support nor contest Cowboy Kenny ' s patrons utilizing your
..rang lot ir. the ! Fite evening and night time . But , that- you
v.,L:; .. del' ' nizely hold us accountable for maintaining clearl iness
and ar:, scCur l t y p r o b l elms .
Cowboy Kenny ' s gladly accepts these responsibilities . As you and
had previously discussed , we both feel that there will be fe'w7
any , persons who wiI7t want to park across the Street , but in
. ver .ie Y;i , '• p r o v 4 d e a ---niformed parking of security guard
Sr' r•, ' ..e t !'iat Y:ii aiSJ pat rc yDur pa!"%king .'for and of course we
w' ,• - ,'J1 .,: up any and all trasFl that is a result of our patrons .
Thank you for your cooperation .
y
i a:;� Bogdan
. .. . ai . . . ..� . -' .,a.. Liii •'r 0b4 spo P ! ann ung Department
�'4(U
stC�IIle
JeT � ' 1996
TRANSCRIPTION FROM mSq�y�WsZ
Spo
MR. MIKE LUTTIG, MANAGER 3
CALIFORNIA DEPARTMENT OF MOTOR VEHICLES
2415 FIRST STREET
SACRAMENTO, CALIFORNIA 95818
( 916 ) 657-7840
"Yes, this is for Mr. Bogdan. This is Mike Luttig from DMV
Sacramento. We've been having a hard time getting back and forth
with each other. I just want to let you know where we stand at
this point in time regarding the parking at our San Luis Obispo
field office.
At this point in time we basically are not going to authorize any
off hours use of our lot . However, the lot is open at night
time, so if your clientele in fact does utilize the lot after our
normal work hours, you know, there won't really be a problem at
this time unless there becomes a security safety type issue or
vandalism or anything because of the clientele that 's on there.
So as I said we ' re not going to authorize anything in writing for
the use of the lot but , we' re just going to play it by ear right
now and see what happens, once your business opens and see what ' s
happening down there, if there ' s no problems with the clientele
damaging the lot or doing anything then it would work real well .
Other than that as I said I ' ll try to get . . . . if we talk
together again, we can talk this in length. Thank you . "
Tame 7 . 33 am Tuesday 10-8-96 .
COWBOY KENNY'S
3046 S. Higuera Street
San Luis Obispo, CA 93401
(805) 785:--0405
September 12 , 1996
Mr . Mike Luttig
California Department of Motor Vehicles
2415 First Street
Sacramento, CA 95818
( 916) 657-7840
Dear Mr . Luttig :
About three months ago I talked with your office manager of the San
Luis Obispo Department of Motor Vehicles , Mr . Fred Garcia. I
informed Mr. Garcia of our intentions to open a Country Western Dance
Hall in the vacant building next door to the office he managed . I
went to Mr . Garcia to clarify the "off hours parking lot " situation ,
and at the same time to state our firm commitment to maintain the
cleanliness of the "off hours parking lot " at a higher level than is
currently in progress . Also to additionally furnish security just by
the very fact of our being there in the late evening and night time
as opposed to the desolate nature of that entire city block as it now
exists every evening and night time .
Mr . Garcia directed me to you , stating that you would be the one who
would handle that type of situation . The very next day I telephoned
you and explained the same situation to you . I additionally asked
X
or a letter from you which would grant -us permission to utilize your
"off hours parking lot " . Your explanation to me was that the
California Department of Motor Vehicles has in some instances given
permission to utilize one of their parking lots off hours but that
because our dance hall would also be selling beer , the Department ' s
policy in this case , is not to support any such activities . You
further explained that California Department of Motor Vehicle parking
lots are never closed or locked to the public . I asked you that if
in fact this meant that other than the business hours of the DMV , the
parking lot is considered open to the public to be utilized by
anyone . You reiterated that departmental Policy would not allow you
to authorize our use of your parking lot , but also that you would not
and could not restrict it ' s public use .
On July 24, 1996 I conveyed that conversation to the San Luis Obispo
Planning Commission for the eventual goal of opening our Country
Western Dance Hall . On August 20 , 1996 that statement by me was
conveyed via transcript to the San Luis Obispo City Council . The
next day after the city council meeting an article appeared in the
local newspaper . ( Please read attached copy of the article. )
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The appearance and wording of the article spurred Mr . Fred Garcia and
Mr. Donald Walters to write the attached letters to the San Luis
Obispo Planning Department ( copies attached) .
included as laf,cr atlachrnents
�S3
Although actual conversation had taken place between myself and Mr .
Garcia and Mr. Walters and yourself months earlier where I expressed
our intentions both for opening up our business and to be an
extremely good neighbor . The potential fruition of our Country
Western Dance Hall project was not truly realized by Mr . Walters and
Mr. Garcia until the appearance of this newspaper article .
Even before I had received a copy of the letters sent to the San Luis
Obispo Planning Department by Mr. Walters and Mr. Garcia, I had
written a letter to Mr. Walters (please read attached copy of
letter ) .
COWBOY KENNY'S
3046 S. Higuera Street
San Luis Obispo, CA 93401
(805) 785-0405
September 4, 1996
Walter Bros. Construction Co. Inc.
P.O. Box 809
San Luis Obispo, CA 93406
Attn: Mr. Donald Walters
Dear Mr. Walters:
Promptly, let us get to the interesting part:
I . With nothing more than your " request" to us we will place
a portable traffic barricade at the two driveway entrances to
the DMV parking lot at about 8:30 pm and remove them at
about 2:30 am on the nights ,that we.operate
ALSO
2. With nothing more than a " request " to us we will furnish a
uniformed parking lot security guard on the nights that we
are open. This will be at our expense. We will sign a
contract with one of the local companies providing this
service. The duration of the contract will be the same length
Of time as our lease. The guard's job will be to patrol on foot
the DMV parking lot and the three story parking structure
i k order to keep out any unwanted vehicles and to provide
security for everything on your property.
Page 2
OR
If you would elect to allow us use of the DMV parking lot we
would be delighted to:
3. Furnish a parking lot security guard on the nights that
we are open at our expense. We-will sign ,a contract with one
of the local companies providing this service for the same
length as our lease to operate our Dance Hall. The guard's
job will be to patrol the DMV parking lot providing security
and to barricade the entrance to the three story parking
structure at the beginning of the night and to remove it at
the end of the night.
4. At the end of the nights that we are open we will pick up
all trash and sweep the parking lot wherever it needs it.
5. We will guarantee that no patron',s ,vehicle of Cowboy
Kenny's will be left in the DMV parking lot before the start
of the DMV business. We will guarantee that any vehicle left
over night will be towed off your property.
8. In addition to the above items 3, 4 and 5, we will pay you
for the use of your parking lot.
AND
7. We will issue you a Gold Card to Cowboy Kenny's which
will allow you to walk in at any time without paying
admission or waiting in line. Typed on the pack of the Gold
Card will be my office phone number, home phone number,
cellular phone number, and my digital pager number.
�-Sb
Page 3
Mr. Walters, I am certain you realize that this is all a blatant
attempt to show you that we want to be good neighbors. We
do not need your parking lot in order to open our Dance Hall
but we sincerely would like to lease it from you. We feel that
we can actually benefit you with the offers we have
submitted to you. Even more important is that if you have
any ideas of how we can make this work to all parties
concerned benefit, please let us know. We would like to
discuss this with you.
Sincerely,
William Bogdan
57
That very day after hand delivering the letter to Mr . Walters '
office , I walked to Mr . Garcia' s office and informed him not only of
the contents of the letter to Mr . Walters but additionally I pledged
even further offers so as to make it extremely beneficial to Mr .
Walters and the San Luis Obispo Department of Motor Vehicles .
Mr . Garcia then informed me that he too had contacted the San Luis
Obispo Planning Department by telephone and letter , stating that he
had strong opposition to the Country Western Dance Hall .
I was somewhat surprised by Mr . Garcia ' s new active involvement in
this matter , for it was Mr . Garcia who initially directed me to you
as thee person who could properly inform me of the Department ' s
policy in these matters . Additionally Mr . Garcia stated that you had
authorized or requested that he handle this matter on a local basis .
I am personally delighted to have Mr . Garcia involved in the decision
making process on this project . I believe him to be a fair and
perceptive person . I also invite you , Mr . Luttig , and Mr . Walters to
take as active a roll as you see fit .. Although this letter is
addressed to you , I am sending copies to Mr . Garcia and Mr . Walters .
M I S C O N C E P T I O N
The image of a Night Club or an old time out west saloon is one that
even to my mind ' s eye can conjure up barroom brawls , liquor being
consumed in copious amounts , property continually being destroyed and
the quality of human life far from a top priority of the average
patron .
Although the city planning department has been forced to pigeon hole
us as a "night club" we are not . Similar Ty , we are not a tavern . We
are a Count=Western Dance Hall , where the entertainment is the very
fact that you are dancing many different complex to learn rigidly
choreographed , Country Western Dances with other Country Western
Dancers ._ That is the fun , that is the excitement , and that is the
entertainment . SNE will be doing this to Country Western Music . And ,
oh yes , we will be serving beer and soft drinks . The city planning
department does not have a pigeon hole for this type of activity so
we are called a night club .
The comments expressed by Mr. Walters and Mr . Garcia of broken and
trampled shrubs , beer bottles , and broken glass strewn across the
parking lot , area result of this inappropriate label :
nightclub/western bar image and misconception . We will be charging
$5 . 00 per person• entrance fee . Not a two drink minimum. In fact ,
more appropriately , it would be a two beer maximum. The dance hall
would more appropriately be compared to an aerobic work out gym. The
nightly activities are extremely physical , extremely inter social .
We all know each other . We take lessons together . This is a group
of people who are in dance clubs together and look out for each other
and do not tolerate the kinds of activities that go on in what I
described earlier as the image of a night club/western saloon .
�58
Mr . Luttig , I am available to discuss this with you at any time you
wish . I will come up to your office and discuss it with you in
person or I will pay for your trip and lodging to San Luis Obispo so
that I may take you to "The Graduate Restaurant " on a Tuesday night .
This one night a week is the closest thing that I can show you the
caliber of people that will be at our Dance Hall . I would request
that you be there at six o' clock for dinner . Then from 7 to 9: 00 pm
you can observe the dance lessons , then from 9:00 pm on you can see
the exact dances that will be at our Dance Hall . Bear in mind that
this restaurant makes its money pushing drinks.
We are now at a point where we need to address three major issues .
. A. Does the situation now exist at the California Department of
Motor Vehicles San Luis Obispo parking lot that does not prevent
anyone from parking there during "off hours"?
B . And if parking is allowed by virtue of the DMV policy , is there
any immediate plan to close or restrict that open parking?
C . Attached is a copy of a letter sent to me by Mr. Walters .
S l
This letter , along with my perceptions during my last conversation
with Mr . Garcia lead me to believe that neither party : The landlord
nor tenant , have the ability to additionally rent this parking lot
during "off hours" ; nor the ability to restrict open "off hours"
parking . My question is : Are either or both of you able to receive
a continuous donation from Cowboy Kenny ' s Country Western Dance Hall
in the form of additional parking lot cleaning and security patrol
service as outlined in my letter to Mr . Walters dated September 4 ,
199V I suppose this would be similar to the Cal Trans Adopt-A-
Highway or Adopt-A-Wall .
Sincerely ,
William Bogdan
COWBOY KENNY S
3046 S. Higuera Street
San Luis Obispo, CA 93401
(805) 785-0405
September 16 , 1996
Mr . Mike Luttig
California Department of Motor vehicles
2415 First Street
Sacramento, CA 95818
FAX ( 916 ) 657-8123
Dear Mr . Luttig :
Sorry for the oversight . I should have included this memorandum
from Captain Chelquist in my letter to you on September 12 , 1996 .
The Captain personally surveyed the proposed site , personally
inspected our building layout plans , and personally interviewed
both my partner , Kenn Saw, and myself .
The endorsement by the San Luis Obispo Police Department of the
"proposed venture- and the "management " should be considered
heavily in your decision on the "off hours parking lot " request .
Again , I look forward to meeting with all parties concerned to
answer any and all questions , and most importantly , to at least
give a correct picture of what this Country Western Dance Hall
will actually be like .
Si cer iy ,
William Bogdan
9z
MEMORANDUM 4P
TO: Pam Ricci
�s
FROM: C.R. Chelquist, captain;
'bl
DATE: April 9, 1996
SUBJECT: Project Review (Bogdan & Shaw)
On 4-9-96 I talked to both the applicants .and received more detail
about their proposed venture. I seems clear that they are
attempting to .attract the "older" and more .dedicated western dance
crowd.
Mr. Shaw is a long time dance instructor and is active in the local
clubs. I do think that he is trying to create a location with
dancing as the primary draw. I do not think that he is just trying
to sneak a bar in under the door.
Based on the information I now have I would not anticipate that
this project, if approved,would produce significant work for the
Police Department. Given the location, on a heavily traveled
street, I do have some traffic concerns. These concerns are
heightened by the fact that alcohol will be served.
While it is a minor issue I will also point out that we may see a
number of minor parking lot accidents. Parking at the location is
restricted and access lanes are narrow with some being dead ends.
Mix a beer or two in and make it dark and I think we can count on
losing a fender or two.
]C/ i 1996
�OF�yN�UlS pglSpO
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93449
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ry oFsaN was o sS
October 6, 1996
City of San Luis Obispo
Planning Department
c/o Pam Ricci
990 Palm Avenue
San Luis Obispo,CA 93401
Dear Mrs. Ricci,
I have recently heard of the opening of a new dance hall and bar on South Higuera Street
called Cowboy Kenny's that is due to open at the end of this month. I am a bartender at a local
downtown restaurant and can tell you that from all the people that I come across on a daily basis
the general feeling is that San Luis is in need of more nighttime entertainment for all ages. So
when I heard of this newest opening I thought the idea was excellent I know that from a lack of
quality entertainment within the county it tends to create more work and problems for the police.
So I was very happy to hear that this establishment had the full backing of the San Luis Obispo
Police Department. I am aware that the meeting for a User's Permit is coming in a couple weeks
and wanted to voice my opinion about the idea. Thank you for your time and consideration.
Sincerely,
Don Burnett
RO• Sox ►fol?
Atascadera, GN
93422
OCT 9 .1996.
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October 3, 1996 -9CT 9 1996
San Luis Obispo Planning Department T'°s S LUJSOBISPO
990 Palm Street
San Luis, Obispo, CA 93401
Attn: Pam Richie
Dear Planning Department,
We are writing in regard to the western nightclub that has proposed a place of
residence on South Higuera next to the Department of Motor Vehicles. We have
been residents of 3125 Alicita#B, one block east of the proposed location, for
the past year and three months. We were very happy to hear this club would be
going in so close to our home and are in full support of its opening.
1, Lisa Doering, have been a country dancer for the past three years. I look
forward to going dancing once to twice a week for both entertain, exercise and
relaxation. I am in full support of this western nightclub because it will offer a
stable environment where I can choose which night(s) out of the week, that I
have both the time and energy to enjoy dancing. Also, it gives me a place where
I can meet others that have a love for the sport of dancing as much as I do.
I, Suzann Moore, believe that this nightclub will be valuable to our community,
Currently, no nightclub in San Luis Obispo County promotes a full time country-
western atmosphere. This new club offers dancers and country music lovers a
place to be any night of the week. I support this club and want to see it open
and available to the public.
In closing, we feel that this western nightclub would benefit this county and
would meet an unfulfilled need. Thank you for your time.
Sincerely,
t�(t, /Ald
Lisa Doering,
Resident of 3125 Alicita#B
nn Moore
Resident of 3125 Alicita#B
� tCEIVED
2, Y998 OCT 1 1"6
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�,��"�t�`�'�lcaxt. �%"�"""i7 Hca a srnccD�i meetrirr�and l;clrvrr��ard to Ifzia�utaxe
dance/all ,
yex 9;4 tmcc %.
Pam Ricci
City of San Luis Obispo
Planning Department
990 Palm Street
San Luis Obispo, CA 93401
October 1, 1996
Dear Ms. Ricci,
My husband and I are country western dancers and have been dancing in this community
for 5 years. We belong to a San Luis Obispo western dance club called Leather&Lace
and a'ie loolang forward to Cowboy Kenny's opening its doors soon.
We have many dancing friends in our club who enjoy going dancing in an atmophere
where there is no smoldng or heavy drinldng,just lots friendly faces and good music to
dance to. Cowboy Kenny's fits the bill for us.
I hope when you hold the October 23 meeting you will issue a use permit to Cowboy
Kenrrf's so we dancers can have a good safe place to go dancing.
Sincerly,
Pearl Hennessy
104 O c-of ree Ln .
tVroyo Gr"e,, CA 93420
tECE1VED
OCT 2 1996
MY OF SAN LUIS OBISPO
'•AMUNRY r1r.IELOPMFff
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3ECEIVED _..... _
OCI 2 1996
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tECEIVED
OCT 4 . 1996
Vy OFSAN Luis calspo
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October 1, 1996
Cify of San Luis Obispo
]Planning Department
c% Pam Ricci
990 Palm Avenue
San Luis Obispo , CA. 93401
Dear Ms. Ricci,
'This letter is to express my sheer happiness about fhe opening of Cowboy
penny's on South Higuera in San Luis Obispo. It has always been may feeling that
this town needs more night activities for people of all ages fliat are safe and fun at the
same time. I love to country dance and thinly that this new bar will be a blessing to the
community and the surrounding businesses. I have followed the progress of this new
businesses from the beginning and am not only excited about the opening of it, but the
support if has gotten from the city ofioials. I guess everyone in San Luis realizes fhe
need for safe and responsible owners to open up a business that I am sure will flourish.
I read fhe recent article in the 'Telegram Tribune and was impressed by the lay out and
the full backing of flit .San Luis Police Department. As a woman in the community
if makes me feel very, safe that the police are aware of the opening and give it their full
support and do not feel that eafra patrol will be necessary, which says a lot about the
community and the new owners. So I wish you luck on your upcoming meeting for the
Users 'Permit and I am counting the days until this new dance Ball opens and would
U-e to congratulate you on a lob well done. !Thank you.
Sincerely, .
Jennifer I. Oibford
7&7 Evans Rcl .
San Luis Obis pol CA
J-70
9340 I
September 27 , 1996
Planning Commission of San Luis Obispo
DECEIVED
990 Palm St .
San Luis Obispo, CA 93401 SEP 3 Un 1996
,'�NRVOF Nnru f n8P NT
Dear Commissioners ,
I would like to take this time to applaud your decision to
change the zoning on South Higuera so a new dance club can open
in an area of town that gets little attention unless you need to
renew your license. I live on the same block of the intended
location of this dance club and I must say I am excited. I am
sure the businesses of this part of town must be ectatic. I have
been Country and Western dancing in this area for five years now
with a very limited choice of nights to dance to the style of
music I like . Besides , the nights that another club in this area
has Country music, it gets so crowded you can hardly do any kind
of fun dancing and by 11 p.m. the music changes and gets so loud
that the serious dancers leave in disgust. Now, I may be of an
older crowd from the college student, but I 'd still like to do a
turn or two beyond midnight.
According to the September 3 , 1996 issue of SLO County Plus ,
Mr. Shaw and Mr. Bogdan don' t appreciate the title of
"nightclub" . Maybe they are starting a new trend for friends to
meet for a dance or two instead of a drink or two. Maybe setting
such an example could show our younger generation that you can
have fun without needing a drink, something the now cancelled
Poly Royal couldn' t do. I do understand that beer will be
served, but having dancing as the focus, not the guzzling of
alcohol , could teach our young folks a thing or two, besides
saving their brain cells .
Their offer to open the club on Saturday afternoons to an
even younger crowd, as the before mentioned article intimated,
shows the apparent dedication to dance and the community . these II_7�
Planning Commission
Of San Luis Obispo
September 27 , 2996
Page 2
two gentlemen have . What a wonderful alternative to hanging out
at the mall ! And the possibilities for our Senior Citizens .
Country and Western dancing is a wonderful form of exercise that
anyone of any age can do or learn. You don ' t even need a
partner. Line dances are a lot of fun and a great way to get on
the dance floor and meet people. The friendly atmosphere that
Country music seems to create, instead of a meat market, makes it
a safer place to make new friends .
In the article I have referred to before it states that Mr.
Bogdan expected the opening in late September. I have walked by
the location many times each week to watch the progress on the
club and can only surmise that a permit from the Planning
Commission is holding things up. I urge you to cut through the
red tape of bureaucracy and permit Mr. Shaw and Mr. Bogdan to
open their club soon. There ' s some serious "Tush Pushing" to be
done !
Sincerely,
Annette M. Bunnell
2994 South Higuera Sp. 10
San Luis Obispo, CA 93401
�2-7�
Chumash
lib
u� Z>A N Lu S CGISPL%
The undersigned residents of Chumash Village want to advise
the San Luis Obispo Planning Commission and City Council that
we have no objection to the proposal for Cowboy Kenny's Country
Western Dance Hall to operate at 3046 South Higuera Street,
San Luis Obispo. We anticipate the business will attact large
numbers of people, and there may be parking problems, noise,
questionable behavior and other problems, but we do not believe
this will impact the quiet enjoyment of our community.
-meq,
�MZA 4rl
zis
R � GtIVED
QCi. 1 71946
r%OFraft
x-73
_ ►Q
IAMB We CMTERTHN U11 We
A GENERAL ENGINEERING CONTRACTOR TELEPHONE 805/543-5854
P. O. 8OX 809 SAN LUIS OBISPO. CALIFORNIA 93406
September 5. 1996 RECEIVED
SEP 1 21996
crrr of SAN LUIS oBlsPo
William Boadan IMMUNrrvnNFL0PMEmT
Cowboy Kenny ' s
3046 S. Higuera Street
San Luis Obispo, CA 93401
Dear Mr.. So-dan:
We are in receipt of your letter of September 4, 1996 regarding
use of the DMV parking lot, at 3190 S. Higuera Street, by patrons
of Cowboy Kenny ' s.
As ..I stated, in a conversation . with-',you earlier this year, we are
`unable t6'"grant your request . to use' this parking lot, or any
other lot at the Charles I . Walter. Center.
WalteriBr' os. Const. Co. , Inc. leases this proper.ty .to. the State
of.: .Ca, il'.4ornia and thereforeis unable to enter .';:into any
agreements' -for its use by . other parties. You need. ":.to: address
you `:proposaIs to the State of :California, Department ol .:General
Serv£ces"3}i `Sacramento.
If you have any questions, please . feel free to call me at 543-
Sincerely ,
WALTER BROS. CONST . CO. , INC.
.:Donald C. Walter
President:;
DCW/ag
CC. Pam Ricci , Planing Deparment
City of San Luis Obispo .
*Note: This letter is being reprinted with correct mailing date
of September 5, 1996, not August 5, 1996 as typedin
error.
-71/
�ALT�R CROS. CONSTROCTION C ., IN
0 C.
A GENERAL ENGINEERING CONTRACTOR TELEPHONE 805/543-5854
P. O. BOX 809 SAN LUIS OBISPO; CALIFORNIA 93406
Auaust 30. 1996
The Honorable Allen Settle
Mayor of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Dear Mayor Settle:
Once aaain I would like to thank you and your staff for all the
support given to our efforts to keep the Employment Development
Department and the Internal Revenue Service in San Luis Obispo,
I have enclosed a copy of a letter from Ms. - Seastrand reaarding
the status of the IRS offices . In addition , by this time I ' m sure
Ken has told you that EDD will remain in San Luis Obisoo.
At this time I have some concerns with reaard to the proposal by
Mr. Ken Shaw and Mr. Bill Boadan to open "Cowboy Kenny ' s" a
country-Western dance hall at 3046 S. Hiquera Street in San Luis
Obispo , and their application for an ordinance amendina the tent
of the Zoning Requlations. ( Tuesday , September 3. 1996 City
Council Agenda Item C3 Text Amendment-Nightclubs ) .
It is our understandina that Mr . Shaw and Mr . Bogdan believe that
they will be able to use the parking spaces around the Department
of Motor Vehicles buildina at 3196 S. Hiquera Street . which is
adjacent to 3046 S. Hiquera Street, to supplement the limited
parkina at 3046 S. Hiquera Street.
This is not true, neither Walter Bros. Const. Co. , Inc. or the
State of California Department of Motor Vehicles have aranted
permission for these parkina spaces to be used by anyone other
than Department of Motor Vehicles clients and employees . I am
workino with the Planning Department to get this situation
resolved , I have enclosed copies of materials mailed to Pam Ricci
of the Planning Department.
Once again , thank you for all. your support, if you have any
questions please contact me at 543-5854.
Sincerely .
WALTER BROS. CONST . CO. . INC.
RECEIVED
'v AUG 3 G �yyo
Donald C. Walter CITyCOUNCIL
President Sam GOBISPO.CIA
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(707)775-3607
sCICATI �0119rt5S of tfjf Uni tb �tatt5
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INFRAiT R;1CTl1R
TRANSPORTATION F 1575 STATE STNffT.Su,T170(.
SANTA BARMAN.,CA 93101
Apit5r of r�r}lrr5r11tat1br5 18051899.35711
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18051$41.0170
All`CIust 13. 1996
Mr. Donald C. Walter
Walter Brothers Construction Co., Inc.
Post Office Box 809
San Luis Obispo, California 93406
Dear Mr. Walter:
I have received a response from the Internal Revenue Service (IRS) concerning the rental of
office space for the San Luis Obispo post of duty.
According to the IRS,the project for consolidation of the San Luis Obispo and Santa Maria
offices has been re-evaluated. I was informed that it has been decided not to pursue this proposal
which has been deleted from the IRS Housing Plan for rent containment.
re ; e;edeliglitfg-rX tatt S scrientlyplaniiiteek ngc mas
r,
"d the project is in the approval state. Upon approval,the acquisition process will be conducted
under the usual competitive process, and you are certainly encouraged to offer your building to
meet the requirements of the Solicitation of Offers. Further, I was assured that if approval is not
received prior to the expiration of the current lease, the General Services Administration will
negotiate an extension.
Again, thank you for contacting me to express your concerns. I was pleased to have been of
assistance to you in this regard.
Sincerely
Andrea Seastrand
Member of Congress
o�r��
`mea
■ i.
Serving the People of California
State of California / Health and Welfare Agency Pete Wilson,Governor
MAR 1 5 1496
QI II A TO: 47:206:br:03-018
Mr. Donald C. Walter, President
Walter Bros. Construction Co., Inc.
P.O. Box 809
San Luis Obispo, CA 93406
Dear Mr. Walter:
Governor Wilson has asked me to reply to your letter concerning the Employment
Development Department's (EDD's) plans for future field operations at your property
located at 3196 South Higuera Street, San Luis Obispo.
All State agencies are in the process of restructuring their operations and revitalizing
their services in an attempt to maximize existing assets while moving into the automated
Age of Information. The EDD has found that a positive by product of its strategic plan for
improved efficiency and better service is reduced statewide lease costs. Consistent with
EDD's Strategic Business Plan, field offices as we know them today, will downsize,
centralize and/or collocate with community partners to leverage combined resources.
An early draft of EDD's Strategic Business Plan proposed downsizing San Luis Obispo.
That direction has been revised, and it has been determined that additional services will
remain in San Luis Obispo. The intent is to perform operations in San Luis Obispo at the
current location. The Department is currently analyzing its space needs and assessing
options to remain in your building. Once EDD fully assesses its facility needs in the
San Luis Obispo area, the Department will determine if mutually agreeable lease terms
can be negotiated.
Please direct any questions regarding this correspondence to Diana Dorsey at
(916) 653-6343.
Sincerely,
MARK SANDERS
Deputy Director
Operations Branch
cc: Governor's Office Diana Dorsey, #47
Health and Welfare Agency Diego Haro, #918
Director's Office, #83 Norie Placak, #071
Employment Develoomenr rMnartmonr i a n a,,,,st-)cuun i Lerr ac
-rr
August 1996
Proposed
"Cowboys Kenny's"
Country-Western Dance Hall
3046 S. Higuera Street
San Luis Obispo
In conclusion, Walter Bros. Construction Co., Inc. has not given permission
for the above to park at the Department of Motor Vehicles or at any of the
Charles I. Walter Center locations.
WALTER BROS. CONSTRUCTION CO., INC.
3220 S. Higuera Street, Suite 301
San Luis Obispo, CA 93401
(805) 543-5854
TARER CROS, UMBRIAN Co., INc.
A GENERAL ENGINEERING CONTRACTOR TELEPHONE 805/543-5854
P.O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
RECEivev
AUG 2 71996
August 26 , 1996
sanl�Zpa
City of San Luis Obispo Plannina Department
For the Attention of Pam Ricci
990 Palm Street
San Luis Obispo, CA 93401
Re: Permit for "Cowboy Kenny ' s"
Dear Pam:
With regard to the proposal by Mr . Ken Shaw and Mr. Bill Boadan
to open "Cowboy Kenny ' s" a country-Western dance hall at 3046 S.
Higuera Street in San Luis Obispo, and their application for a
Planning permit .
This letter is to reiterate the concerns
our recent I voiced to you during
telephone conversation . We understand that these
parties have informed the City that the Department of Motor
Vehicles parkino lot will be available for their use. This is
not true. Mr. Shaw and Mr. Boadan do not have permission from
either Walter Bros. Const . Co. , Inc. , the Department of Motor
Vehicles or the Employment Developement Department to use parking
spaces at 3190 or 3196 S. Higuera Street.
It is my belief that parkina for the patrons of "Cowboy Kenny ' s '
would spill over first into the parking lot of the DMV (3190 S.
Higuera St . ) , then the EDD (3196 S. Higuera St . ) and then
Possibly into the parking structure behind the Charles I . Walter
Center (3220 S. Higuera St. ) , This would have an impact on the
operations of the tenants of these buildings, most of all on the
Department of Justice who operate around the clock if needed .
Parking used for Saturday afternoon dancing lesson customers
would create problems for the Department of Motor Vehicles who
schedule driver ' s training sessions on Saturdays .
In additions , we have a lona term tenant that works
days a week , we are conce3 shifts, 7
rned about interference with their
business operations. Plus a large number of people coming to
"Cowboys Kenny ' s" . would mean trash, such as broken bottles and
cans, and damaaed landscape creating extra work for our
maintenance staff , and added lia.blity .
.�-79
Just to reiterate, while we support a new business coming into
San Luis and providing leisure activities, it cannot be at the
expense of our tenants or property . "Cowboy Kenny ' s" is not
allowed to use any of the parking at these locations.
If You have any questions , please contact me at 543-5854.
Sincerely ,
WALTER BROS. CONST. CO. . INC.
/AonealdC. Walter
DCW/aa
-x r y L"
STATE OF-CALIFORNIA-BUSINESS,TRANSPORTATIO.. _ JUSING AGENCY PETE WILSON.Governor
DEPARTMENT OF MOTOR VEHICLES
SAN LUIS OBISPO FIELD OFFICE
3190 SOUTH HIGUERA STREET
SAN LUIS OBISPO,CA 93401
(e05)543-050
ECEICEO
August 29, 1996 SEP 4
'arr 1996
USAN
City of San Luis Obispo Planning Department �DEVE4 S
Pam Ricci,Planner
990 Palm Street
San Luis Obispo,CA 93401
Dear Ms.Ricci:
Upon reading the Wednesday,August 21, 1996 San Luis Obispo County Telegram Tribune newspaper,I became aware Mr.
Ken Shaw and Mr.Bill Bogdan were applying for a planning permit to open a"Country Western Hall or Night Club"on
3046 South Higuem StreeL This is adjacent to my office,3190 South Iiiguera Street.
After talking to Councilwoman Kathy Smith,I understand Mr.Ken Shaw and Mr.Bill Bogdan have implied to the council
the Department of Motor Vehicles(DMV)has approved the use of our parking lot for patrons of"Cowboy Kenny's"to help
meet the parking space requirements for new busines.
For the record,the San Lus Obispo Department of Motor Vehicles office,does not give permission for"Cowboy Kenny"to
utilize our parking lot for their patrons.
Additionally,I have a strong opposition to supporting said business.I fear such an establishment will cause destruction to
our parking lot and increase our liability to our customers. For example;broken glass and damaged shrubs will increase.
possibilities of accidents to DMV customers.
I plan to attend the October 9 City Council meeting. Per Councilwoman Kathy Smith,this is when"Cowboy Kenny's"
proposal will be addressed by the city council again.
Uthere is any confusion as to DMV s stand on this issue,I would encourage you or anyone to Contact me at(805)543-9366.
Sincere! ,
Office Manager,
San Luis Obispo DMV
cc: Barry Karlck;nr,Chairman of Planning Commission
Kathy Smith, Councilwoman
Gary Gagliardi,DMV Region IV Administrator
Mike Luttig,DMV Hdqtr.Facilities
A Public Service Agency
ArAft 9!!evta UW
t/ng the world
RFcF� �Eo
AUG
Ms.Pam Ricci
�uas6Dar
Planning Department
City of San Luis Obispo
990 Palm Street
San Luis Obispo,CA 94301
Dear Ms.Ricci:
I am writing to ask that the permit to operate a Western Dancehall at 3046 S.Higuera be denied. -The parking
space at that facility is limited to approximately 18 spaces,hardly sufficient for the anticipated crowds. If
approved,the end result would be that their customers would have to park in surrounding parking lots that do not
belong to the subject facility or the proposed owners. My concern is that we have employees on duty at the facility
next door to the proposed sight,and would be concerned for their safety and ability to find a place to park when
they come to work. This is no small thing,for us,and we would greatly appreciate your consideration of this
matter.
Sincerely,
David G.Lucas
Controller
Corporate Offices: 3220 South Higuera St,San Luis Obispo,Ca 93401
Mailing Address: P.O.Box 3837,San Luis Obispo,Ca. 93403-3837
Phone(SOS)541-4950 FAX(805)546.0145
/ �z
Chumash Village
0c€ 1 7 6
The undersigned residents of Chumash Village ob7ect5 ; J 'Sosed Cowboy
Kenny's Country Western Dance Hall, at 3046 Souk Higuera Street,
San Luis Obispo, for the following reasons: Late night operation of
a business that attracts and caters to large numbers of people; noise;
unpleasant behavior and occurrences from patrons who have been served
beer; insufficient parking for the anticipated patronage; trash and damage
to surrounding landscaping. Chumash Village has about 300 residents,
is restricted to persons over 55 years of age, and currently enjoys an
exceptionally quiet atmosphere day and night. We are concerned that
the proposed business will significantly interfere with the quiet
enjoyment, safety, and security of our housing area. We therefore urge
the San Luis Obispo Planning Commission and City Council to deny a Use
Permit to Cowboy Kenny's Country Western Dance Hall at the proposed site.
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UmarVillage
The undersigned residents of Chumash Village object to the proposed Cowboy
Kenny's Country Western Dance Hall, at 3046 South Higuera Street,
San Luis Obispo, for the following reasons: Late night operation of
a business that attracts and caters to large numbers of people; noise;
unpleasant behavior and occurrences from patrons who have been served
beer; insufficient parking for the anticipated patronage; trash and damage
to surrounding landscaping. Chumash Village has about 300 residents,
is restricted to persons over 55 years of age, and currently enjoys an
exceptionally quiet atmosphere day and night. We are concerned that
the proposed business will significantly interfere with the quiet
enjoyment, safety, and security of our housing area. We therefore urge
the San Luis Obispo Planning Commission and City Council to deny a Use
Permit to Cowboy Kenny' s Country Western Dance Hall at the proposed site.
. C� �a
# IT6 HEi; EIVED
Is-&? Oct 1 71996
'0 ^tnr OF SAN LUIS OBISpo
�'4A�RNnFl�tnpti6p�
�.11 - �c(
t°z
1
'Chumash i I
The undersigned residents of Chumash Village object to the proposed Cowboy
Kenny's Country Western Dance Hall, at 3046 South Street,
San Luis Obispo, for the following reasons: Late night operation of
a business that attracts and caters to large numbers of people; noise;
unpleasant behavior and occurrences from patrons who have been served
beer; insufficient parking for the anticipated patronage; trash and damage
to surrounding landscaping. Chumash Village has about 300 residents,
is restricted to persons over 55 years of age, and currently enjoys an
exceptionally quiet atmosphere day and night. We are concerned that
the proposed business will significantly interfere with the quiet
enjoyment, safety, and security of our housing area. We therefore urge
the San Luis Obispo Planning Commission and City Council to deny a Use
Permit to Cowboy Kenny' s Country Western Dance Hall at the proposed site_
° s U kEC: � IVEo
OCT 1 > IN
fr,
^m of siw wis aeIspo
Y
166
i
-7Chumas' , Vo
e
()Cf 1 1 19%The undersigned residents of Chumash Village object f6ZA=f &ed Cowboy
Kenny's Country Western Dance Hall, at 3046 South Street,
San Luis Obispo, for the following reasons: Late night operation of
a business that attracts and caters to large numbers of people; noise;
unpleasant behavior and occurrences from patrons who have been served
beer; insufficient parking for the anticipated patronage; trash and damage
to surrounding landscaping. Chumash Village has about 300 residents,
is restricted to persons over 55 years of age, and currently enjoys an
exceptionally quiet atmosphere day and night. we are concerned that
the proposed business will significantly interfere with the quiet
enjoyment, safety, and security of our housing area. We therefore urge
the San Luis Obispo Planning Commission and City Council to deny a Use
Permit to Cow y Kenn s Country Western Dance Hall at the proposed site.
t1?1
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Chumash Village
Phe undersigned residents of Chumash village objectctto the proposed Cowboy
Kenny's Country Western Dance Hall, at 3046 South Higuera Street,
San Luis Obispo, for the following reasons: Late night operation of
a business that attracts and caters to large numbers of people; noise;
unpleasant behavior and occurrences from patrons who have been served
beer; insufficient parking for the anticipated patronage; trash and damage
to surrounding landscaping. Chumash Village has about 300 residents,
is restricted to persons over 55 years of age, and currently enjoys an
exceptionally quiet atmosphere day and night. We are concerned that
the proposed business will significantly interfere with the quiet
enjoyment, safety, and security of our housing area. We therefore urge
the San Luis Obispo Planning Commission and City Council to deny a Use
Permit to Cowboy Kenny' s Country Western Dance Hall at the proposed site.
• S�'LS
a
OCT 1 71996
OF SAN LUIS OBISPO
.01-
-00
MEETiNG AGENDA
COWBOY KENNY'S DATE /9-1- fla ITEM #
3046 S. Higuera Street
San Luis Obispo, CA 93401
(805) 785-0405
�r
November 21 , 1996 j' COUNCIL CDD DIR " "1
K �o ❑ FIN DIR
IST ACAO ❑ FIRE,CHIEF r�
i; VATIORNEY ❑ PWDIR.
e CLERW'ORKS ❑ POLICE CHF,
Walter Bros . Construction Co. Inc . ❑ MGMfTEAM ❑ RECDIR
❑ C RPD FILE ❑ UTiL DIR
P.O. Box 809 ;
San Luis Obispo, CA 93406 _ EFsTDIR' ^•I
Attention : Mr. Donald Walter
Dear Don Walter :
I listened very attentively to the concerns you voiced at the
recent San Lu is Obispo Planning Commission Meeting and I have
read over the transcripts of that meeting . I believe that your
points of contention and Mr . Jerry Heminger' s can easily be
addressed.
In addition to the proposal we made to you in our letter dated
September 4, 1996 , please read the Draft Copy of the insurance
policy from Ben Horner Insurance Agency, Inc. that list :
Don Walter - Property owner of overflow
parking 'lot ( "DMV" )
as an additional insured .
Also, I have enclosed numerous pictures of the Graduate
Restaurant ' s parking lot which clearly shows zero damage of any
kind to the trees , bushes, grass, walls, curbs , or ornamental .
boulders . Please note that there are not even any scrapes from a
bumper , nor graffiti .
The Graduate Restaurant was remodeled about ten years ago and
there has been no damage by the patrons whatsoever . Now you must
bear in mind that this is a place that is open seven nights a
week , selling hard alcohol - as much as they can .
RECEIVED
NUV YCITY
SAN �RI$CP�4A
Page 2
Reading over the transcript of the Planning Commission Meeting ,
it is noted that you have suffered .smoke bombs and many broken
windows . Please allow me to point out the very obvious: With
our very presence, plus with the employment of a local uniformed
parking lot security force, we may be able to eliminate this type
of malicious activity , or at least be able to identify the
culprits . I talked with Captain Chelquist of the San Luis Obispo
Police Department Monday 11 /18/96 and he clearly advocated that
this type of presence was needed for this particular area which
is now very void of "eyes and ears" which in turn makes it very
easy for vandalism to take place.
Also in reading over the transcript , it was mentioned by Jerry
Heminger that even Captain Chelquist ' s letter to Pam Ricci notes
that there might be a few fender benders in the parking lot . It
should be clearly noted that all of the straight in parking
spaces at our parking lot are nine foot six inches wide, the very
same dimensions as your straight in parking spaces .
Mr . Walter I feel that this Dance Hall next to you property will
actually be advantageous to you . May we please come to some
agreement .
Please feel free to call me .
Sincerely ,
William Bogdan
Qct-30-96 09 : 52A Ben rner Ins _ Agcy 8C 897128 P. 02
BEN HORNER INSURANCE AGENCY, INC. ,
PO BOX 456
101 WEST BRANCH,SURE A
ARROYO GRANDE.CA 93421 License No.0544954
Telephone(805)489-6878 (800)439-6878
Fax(805)489-7128
October 30, 1996
Proposed Insurance Format
for
"Cowboy KennV 'S'
Country Western Dance Hall"
LOCATION
3046 South Higuera Street, San Luis Obispo, CA 93401 \
PROPERTY
Subject of Insurance Amount Coverage Co-Ins%Valuation Deductible
Business Pers. Prop. 50,000 Spl. Form 90 Rep. Cost 500
Business Income 80,000 Spl. Form 25
Coverages: Special Form which includes but not limited to fire, vandalism and
malicious mischief, extended coverages, water damage, replacement cost, theft,
vehicles damage and falling objects.
Major Property Exclusions: Flood, earthquake, wear/tear/deterioration,
artificially generated electrical currents, water that backs up from drains.
COMMERCIAL GENERAL LIABILITY
Commercial General Aggregate Limit $1,000,000
Products/Completed Operations Aggregate Limit $1,000,000
Personal Injury& Advertising Injury Limit $I,000,000
Each Occurrence Limit $1,000,000
Fire Damage Limit $ 50,000
Liquor Law Liability $1,000,000 .
Premium Basis: area and receipts as estimated by insured.
Premium is subject to final audit
Additional Insureds to be Named on Policy
Arnold Volney- Landlord
Don Walters - Property owner of overflow parking lot ("DMV")
Oct -30-96 09 : 52A Ben F rner Ins . Agcy 80F ' 597128 P . 03
page 2
October 30, 1996
Cowboy Kenny's Country Western Dance Hall
Major Exclusions: Absolute asbestos, total pollution, employment-related
practices, professional liability, punitive damages, sexual abuse, subsidence, assault
& battery, employee termination.
OPTIONAL COVERAGES AVAILABLE (this is not an inclusive listing)
Workers Compensation �(
Plate Glass Windows
Money& Securities \
Excess "Catastrophic" Liability
Bonds - fidelity, contractors license, lost instrument and others
Goods in Transit via owned or non-owned vehicles \
Automobile/Truck coverages
Non-Owned/Hired Automobiles
Major Medical - individual or group basis
We can also provide coverage for your home, auto, life and income protection
INSURANCE MARKETS
We will obtain insurance proposals from several different insurance carriers. The
insurance carriers will be approved for use in California by the Department of Insurance
and carry a A.M. Best Rating.
This is a brief outline of proposed insurance coverages,please refer to the actual policy for all the
coverages, limitations and exclusions that are issued by the insurance company.
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November 10 , 1996 '
San Luis Obispo City Council
990 Palm Street
San Luis Obispo, Ca 93401
To Whom It May Concern,
I the undersigned declare that I took a traffic count on South
. Higuera Street in front of the proposed Cowboy Kenny' s Country
Western Dance Hall on-: -'
Thursday, November 7, 1996 - 9 : 15pm - 1 : 30pm
Friday, November 8, 1996 - 9 : 15pm - 1 : 30pm
Saturday, November 9, 1996 - 9 : 15pm - 1 : 30pm
Juan Mend67a Address
I
David'.-,Mosso Address
17
David Schne ly Address
Cathleen Hicks Address
• t
r
Traffic cc'ur?t.
Thursday
Spm - 10pm 178 = 1 ever•-v 25 Sec.
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11pm -12am 'c• _ i. o-wer..v %+F-I sec_. .
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lop-ril 1. 1.pm lij:= = 1. every sec. .
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sat.urday
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�ETING AGENDA
1 11 O S, l� 1V X1111 U 1101V l��,, 11V DATE -3_s4ITE
A GENERAL ENGINEERING CONTRACTOR TELEPHONE 805/543-5854
P. O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
DATE: December ;, 1?9/J
TO: Arnold Jonas . Plannin
D Debt. City Of San Luis Obispo
RE : Cowboys k'enn
Y s Cu!n,try...Wester-n Dame H.al t
FROM: Donald C. Walter
Foi_ lowino is a list of interested Dar•'ties who are r?lainii„g to
speak. this evening ,
Vito Adragna State of California
ErnploYrnent Dr-'velnpmanl_ l.h;p•Jrfrner. t.
I.Os Angeles
David Alvarez Stdrto of California.
DeDartmer- t of "'Otor 'Jehicles-Faciiitiee.
Sa._ra,nen to
Larry Blakely State of California
Emplo; ment Develooment Dreoartmeni
Business ❑Derations
Los Angeles
Rudy Engel US Internal Revenue Service
San Luis_ ObisDo
Bruce D. Fraser . AIA Fraser- Sc--iDle Architects
San Luis ObJ._po
Jerry Ileminger State of California
General Services_ r
Admini•=t.rEji: ,
J.J 1
Sacramento
Patricia HO'y'o Department i.7f irl I-
u _or V
ehii-Je•_.
San Luis Obispo
Donald C . Walter Wolter Bros. f'Or,51_ , Cu. . IrJr .
San Luis Obispo
C- 0 Firci ....
n-
_..,
M;Hs N AGENDA a
./✓ _✓ DATE '3- ITEM #._.—
/ �.•- L
r
Charles I. Walter
Government Center
3190 - 3250 S. Higuera Street
San Luis Obispo
•:tet=;�.n!.
1�
ZIA
w f
i
WALTER BROS. CONSTRUCTION CO., INC.
3220 S. lEguera Street, Suite 301
San Luis Obispo, CA 93401
(805) 543-5854
RECEIVES t. .
ULV I�JiU t
CITY COUNCIL
cery C ^4
THUR CROS, CONSTRUCTION Day INC.
TELEPHONE 805/543-5854
A GENERAL ENGINEERING CONTRACTOR
P. O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
December 2, 1996
Councilwoman Dodie Williams
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Dear Councilwoman Williams :
With regard to the appeal by Mr. Boadan and Mr. Shaw of the
decision by the Planning Commission to deny permission for a
country Western dance hall at 3046 South Higuera Street .
We agree that San Luis Obispo can probably use an additional
dance hall and agree with Mr. Boadan that his clients are
generally likely to be serious dance enthusiasts and not trouble
makers .
But we do not agree that problem of adequate parking can be
overcome, the situation as we perceive it is as follows :
a. The ordinance calculat.ion of parking need ( 58 spaces )
seriously underestimates the actual number of cars that -
would show up .
If Mr . Boadan really does expect a maximum crowd of 300 to
400 dancers, this would generate a logical parking need of
over 200 spaces .
If we use the Uniform Buildina Code occupancy calculation
for "dance floors" of 7 square feet per occupant ( Table
10A) , a 3,094 square foot dance floor will hold 442 dancers,
again needing well over 200 parking spaces.
b. Regardless of what arrangements are or are not made at
Cypress Plaza and Crammer Flowers, dancers would park on
Walter Brothers property - this is a simple issue of
greatest convenience and least resistance.
C. Any chance of dancers parking on Walter Brothers properties
is a clear conflict with the established policies and the
liability limitations of Walter Brothers" prime tenants and
endangers their leases . Walter Brothers has no choice but
to resist the location of a dance hall next door.
Another problem is the conflict of use. As everyone knows, work
is less restricted than ever to the hours of 9 am to 5 pm. The
presence of a large generator of traffic, noise, and activity
like a dance hall conflicts with ability of Walter Brothers"
tenants to comfortably use their offices in the evenings.
Finally , Walter Brothers and its tenants have a larae concern
with the potential of other, future tenants in this space if
Cowboy Kenny ' s moves or closes . The precedent of a nightclub at
3046 South Higuera Street could be responsible for a business
eventually moving in that is in even greater conflict with its
neighbors.
To summarize, we don ' t doubt that Mr . Bogdan can put together a
quality operation that will fill a need in San. Luis Obispo.
However, Walter Brothers would not be a responsible landowner and
landlord if we did not strongly resist this appeal - this is just
the wrong place to put it.
Sincerely ,
WALTER BROS . CONST . CO. , INC.
Donald C. Walter
President
DCW/aa
CC . Vito Adraana, State of California
EDD, Los Angeles
David Alvarez , State of California
DMV-Facilities ,
Sacramento
Larry Blakely , State of California
EDD Business Operations,
Los Angeles
Rudy Engel , IRS. San Luis Obispo
Jerry Heminger, State of California
General Services Administration ,
Sacramento
Fred Garcia, State of California
DMV-San Luis Obispo
August 1996
Proposed
"Cowboys Kenny's"
Country-Western Dance Hall
3046 S. Higuera Street
San Luis Obispo
In conclusion,Walter Bros. Construction Co.,Inc. has not given permission
for the above to park at the Department of Motor Vehicles or at any of the
Charles L Walter Center locations.
WALTER BROS.CONSTRUCTION CO., INC.
3220 S.Higuera Street, Suite 301
San Luis Obispo, CA 93401
(805)543-5854
1 1
�ALTCR CROS, CONSTRUCTION CO., INC.
TELEPHONE 8051543-5854
4 GENERAL ENGINEERING CONTRACTOR
P.0. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
RECEIVED
AUG 2 71996
August 26, 1996 CrTYOF.O.
Cm Ry "'Is cespo
City of San Luis Obispo Planning Department
For the Attention of Pam Ricci
990 Palm Street
San Luis Obispo, CA 93401
Re: Permit for "Cowboy Kenny ' s"
Dear Pam:
With regard to the proposal by Mr. Ken Shaw and Mr. Bill Bogdan
to open "Cowboy Kenny ' s" a country-Western dance hall at 3046 S.
Hiauera Street in San Luis Obispo, and their application for a
Planning permit.
This letter is to reiterate the concerns I voiced to you during
our recent telephone conversation. We understand that these
parties have informed the City that the Department of Motor
Vehicles parking lot will be available for their use. This is
not true. Mr. Shaw and Mr. Bogdan do not have permission from
either Walter Bros. Const. Co. , Inc. , the Department of Motor
Vehicles or the Employment Developement Department to use parking
spaces at 3190 or 3196 S. Hiauera Street.
It is my belief that parkino for the patrons of "Cowboy Kenny ' s'
would spill over first into the parking lot of the DMV (3190 S.
Higuera St. ) , then the EDD (3196 S. Higuera St . ) and then
Possibly into the parking structure behind the Charles I . Walter
Center (3220 S. Hiouera St. ) . This would have an impact on the
operations of the tenants of these buildings, most of all on the
Department of Justice who operate around the clock if needed .
Parking used for Saturday afternoon dancing lesson customers
would create problems for the Department of Motor Vehicles who
schedule driver' s training sessions on Saturdays.
In. additions, we have a lona term tenant that works 3 shifts, 7
days a week , we are concerned about interference with their
business operations. Plus a large number of people coming to
"Cowboys Kenny ' s" , would mean trash, such as broken bottles and
cans, and damaged landscape creating extra work for our
maintenance staff , and added liablity .
,�-7 i
Just to reiterate, while we support a new business comino into
San Luis and providino leisure activities, it cannot be at the
expense of our tenants or property . "Cowboy Kenny ' s" is not
allowed to use any of the parking at these locations.
If You have any questions , please contact me at 543-5854.
Sincerely ,
WALTER BROS. CONST. CO. . INC.
lAonaldC. Walter
DCW/ag
1
STATE OF CALIFORNW•BUSINESS.TRANSPORTATIO.. JUSING AGENCY PETE WILSON.Gwamor
DEPARTMENT OF MOTOR VEHICLES
SAN LUIS OBISPO FIELD OFFICE
3190 SOUTH HIGUERA STREET
'LUIS OBISPO,CA 93401
UIBI
EI CEO
August 29, 1996 sip 4 1996
lorryOF
Nrr,lOfVELOP/
City of San Luis Obispo Planning Department
Pam Ricci,Planner
990 Palm Street
San Luis Obispo,CA 93401
Dear Ms.Ricci:
Upon reading the Wednesday,August 21, 1996 San Luis Obispo County Telegram Tribune newspaper,I became aware Mr.
Ken Shaw and Mr.Bill Bogdan were applying for a planning permit to open a"Country Western Hall or Night Club"on
3046 South Higuera Street. This is adjacent to my office,3190 South Higuera Street.
After talking to Councilwoman Kathy Smith,I understand Mr.Ken Shaw and Mr.Bill Bogdan have implied to the council
the Department of Motor Vehicles(DMV)has approved the use of our parking lot for patrons of"Cowboy Kenny's"to help
meet the parking space requirements for new busines.
For the record,the San Lus Obispo Department of Motor Vehicles office,does not give permission for"Cowboy Kenny"to
utilize our parking lot for their patrons.
Additionally,I have a strong opposition to supporting said business.I fear such an establishment will cause destruction to
our parking lot and increase our liability to our customers. For example,broken glass and damaged shrubs will increase
possibilities of accidents to DMV customers.
I plan to attend the October 9 City Council mating. Per Councilwoman Kathy Smith,this is when'Cowboy Kenny's"
proposal will be addressed by the city council again.
If there is any confusion as to DMV's stand on this issue,I would encourage you or anyone to contact me at(805)543-9366.
M
Office Manager,
San Luis Obispo DMV
oc: Barry Karlskint,Chairman of Planning Commission
Kathy Smith,Councilwoman
Gary Gagliardi,DMV Region N Administrator
Mike Luttig,DMV Hdqtr.Facilities
A Public Service Agency "8
HISTORY OF PADRE PLAZA AND CHARLES 1 . WAITER CENTER
At its conception the lona ranoe plan for Padre F' La-r. was a
retail commercial plaza . The original coal in 1977 w,;5 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 Higi_iera
Street. This was built as a deli - liquor store to be owned and
operated by Walter Bros. Construction. In addition to the 4 . 500
square foot store, there was an additional 3, 500 square feet of
leasable space built, making the total square footage of the
building 8,000 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 1996. Walter Brothers completied another build to suit for the
State of California , an e ,600 square foot building occupied by
the Department of Motor Vehicles . At this time , the center was
occupied by state , federal and county agencies . rhe city s idea
was to consolidate aovernment functions so the public would not
have to make several stops to meet their needs . This has worked
ly9-l } ?Fir Jr ry
th4a �iFFdE of thee public ; fur- example DMV, EDD , IRS
and Social Security are all conveniently in one central location .
Additional benefits to the public from the South Higuera
oovernment 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.
TRI-POLAR CENTER
In essence, everything revolves around the " tri-polar"
zoninq policy which was adopted by the City of San Luis Obispo in
the late 1970• s, intended to keep governmental entities and
services within three distinct "poles" within the City . The
logic was to make available government services to the general
public in a compact area , so that those without vehicles . for
example, could take a single bus to a specific location and
address many of their governmental needs . While no government
center initially existed at the current location of the Charles
I . Walter Center , the City essentially asked Don Walter to
construct the facility , assuring some form of protection against
expanded zoning in the future. I recall the analogy of the Field
of Dreams "build it and they will come" quotation being used in
one of the many subsequent arguments at City Council hearings to
maintain the tri-polar policy , as Don went to substantial expense
to construct the Center, without a tenant base for the first few
years.
There have been numerous challenges to the tri-polar policy
over the past decade, particularly following the downturn in the
California real estate market, when developers and banks had
substantial tenants at a discount rate. I would estimate that
Walter Bros. Construction Company has spent thousands of hours in
that time period soliciting the support of various Planning
Commission and Council members within and without the hearings,
and preparing documentation to show the historical benefits of
the tri-polar policy , and the need to maintain its basic
structure.
Quite frankly , while we continue to win the war , we did lose'
some battles over the years, and there are "satellite" government
offices in various locations around San Luis Obispo, which the
Council determined not to be essential services with high traffic
volume ( i .e. , Regional Water Quality Control Board, California
Highway Patrol , etc. ) . Nevertheless, the basic structure of the
policy remains, due almost entirely to the efforts of Walter
Bros. We believe that if even one of the several Council votes
over the years had been adverse on the i.ssue of the basic policy ,
the Walter Center would have been substantially at risk . if not
gutted , particularly given the fact that Walter Bros. would not
have been allowed to compete for private sector tenants under
several of the proposals, even though our first choice is
government tenancy .
We have to ask ourselves whether another developer would
have the contacts, wherewithal , or incentive to have fought this
fight over the years.
• MAINTENANCE OF TRI -PULAR CONCEPT
It is es��ntial that. the Walter Bros . diligently Interact
with City officials . PIann .ina Commissioners and C'.ounciI
members . to ensure that the " tri- Dolar" zoning ordinances
remain intact . and thereby to preserve Governmental tenants
in the Charles 1 . Walter Center . This must include regular "
monitor-inq of other development applications . and attendance
at all hearings in which another property owner/developer
proposes eXDansion of qovernmental zonina , or exception to
or termination of the tri--polar policy . Given the enormous
amount of vacant , office space in San Luis Obispo, these
issues are freauently brought before the City Council .
• ABILITY TO GENERATE/PRESERVE GOVERNMENT LEASES AND TO
INTERACT WITH GOVERNMENT OFFICIALS
While other property managers may have limited experience
with certain County . State . or Federal agencies. Walter
Bros . can call on a broad range of experience with virtually
every such agency , and can further utilize its previously-
developed network among leasino agents within qovernment
agencies to - ensure lease renewals and to aenerate new
leases.
PRO-ACTIVE COST REDUCTION POLICIES ( I .E. ASSESSMENT APPEALS,
ETC. )
Walter Bros. takes an aggressive role in seeking to reduce
costs for the Center , as evidenced by the recent successful
property tax assessment appeal whereby $17 ,000.0() per year
in tax, savinq_s was achieved . As with the preservation of
the tri-polar policy , and consistent interaction with local
qovernment officials , Walter Bros . can pass these savings on
to qovernment agencies.
• THIRTY YEARS EXPERIENCE AS GENERAL CONTRACTOR
Walter Bros. has held aeneral engineerinq contracting and
general building contracting licenses for over 55 years, and
has intimate knowledge of all aspects of the Charles I .
Walter Center . Substantial cost savings to the government
are achieved in avoidino contractor markups for management
of tenant improvements or space reconfiguration .
• ABILITY TO MEET DEMANDING REQUIREMENTS OF GOVERNMENT TENANTS
Governmental aq_encies are traditionally more secure . yet
more demanding tenants , in that the rental payments are
virtually assured , as are the reouirements for immediate
action when problems arise . Walter Bros . , and Don Walter
particularly , are on call 24 hours a day , and it is not
_u-1usu,al for personnel to resnnnd to emergencies thri__igtotit
that time i.ieriod .
• FAS1 "IRACKED PROJECTS
When a reouest for new or remodeled office space is received
by Walter Bros . . often the oovernment requires the space
virtually immediately . Walter Bros . has an excellent
reputation among government real estate agents for its
ability to fast track space procurement and remodel project
to meet the government agencies schedules.
�1•••;�:Ij�� �i
♦• ••I�
■f\
%j��:� `��a' ■asci' //� 1_.
CAAC CENTER
CULTURAL FACILMES AREA-
HEALTH CARE
AREA
AREA
r `y
FIGURE 5
city Of PUBLIC FACILITIES AREAS
san Luis • : • •
.r•
j city of san lugjj � i V
1
....
COMMUNM OEVEIOPMENT OEP/1RTMENT1
'sort afttlrtl
! Post Office Box 321 — Sen Luis Obkpo,CA 93406 — 9051541.1000
August 13. 1919
Donald C. Walter
3230 South Higuera Street
San Luis Obispo. CA 93401 I
SubJect: City-initiated Rezoni lication CR 0757
guera Stree
Thi Planning Commission at its regular meeting of August 8, 1979, took
action to approve the application to rezone property located at 3230
South Higuera from C-H (service commercial) to PF-S (public facility -
special considerations).District.
The ac �Plaftning Commission is a recommendation to the City
rewre is not final. This matter.has bgen tentatively
led for a pdblic. hearing before the City Council od; Tuesday,
r 4. 1979, however; thi-s•date should be verified•i+ith *tke City -
DKCIerkssoffice.
If you have any further Questions, please do not hesitate to contact our
office.
Sincerely,
.or qkvo- 7
Glen Matteson
Planning Assistant
Gf4:md
Attachment: Draft Ordinance
cc: Merriam, Deasy b Whisenant. Inc.
Q.-".' Aja
city or sAn lugs ouspo
OOMMUNITY OEVELOPMENT OEPA"ENT • 990 PALM STREET
Pons OIIbce Ho. 371 • San Luh OOwOo.U 93AO60371 • 8WSA1-1000
January 9. 1984
Jack 1�1t1ra '�1•
Office of Space Management
915 Capitol Mall
Sacramento. G 95814
Dear Mr. Miura.
I've been aware for some time of the problems your agency has bad in
finding space for .your EDD group in our city. and I wanted to comw=i-
eate 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. Thuso it's good to hear that your agency is
now lodl** to the structure at 3220 South Riguera Street, in that
the property is pro?erly zoned and the building itself vas originally
approved by the city and constructed for the purpose of bowing public
r agency offices.
Sicca IM. vbm the city approwed.ths resoaof
o�atng this pzopart7. it
has been the city policy CO enoage nae of the baildin by publIc
agencies. Although•tbe oonditioas of Use POr"te on this property
have ebms14 to allow saes private agency clientse it is Clear that
our city prefers that the structore.eontinue to have public agency
tenants as its priority use.
As such* we have discussed the EDD use of the 3220 South Rigaera
Street building with T. Keith 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.Perult.
_ b) If RRM and you can get the_te_nant impravement dzawinga and
Building Permit application by January 16,1984, we wily 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 EDA. we will do so.
January 9, 1984
Paste 2
It luws also come to my attentlon that 'the State Department of Pnrks and
H.rnChCs an well ar. the AlCohollr Hcv4!raRe Con( rol C4m . imnlon mny nlnn
be looking cu relocntc from their t.re4e nt lucntlon In the CitlTrnnw hulld-
Ing. 1 want to let You know that if thin I the cane, we wlll cooperate
In relocating theae public agencies to a suitable site with proper zoning
ilt our community. The building at 3220 South Higuera may be sultable
for these uses, as welt'.
Please let me know Lf 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
TR:w
ec:T. Keith Gurnee ;
ter
r Bill Todd CalTraas
B.o
/: jack sey;.Spaee Planning Crouo
3220 SOUTH HIGUERA /
SITE MAP
OAR OF CMsoYNA F—
W
W
C9
H
/ N
PARKING �
, wL�o W
muAc[
.�!lA1tOW/OM� �
1
P
a T�OR04D
poi N� i
M
i�
rand Use Element Up(
' 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
5.1 Goveriiment'offices that provide similar-types of services should be grouped for
efficient-service delivery. Within any area shown as a preferred location for
publictcDities, there may be compatible private businesses, so long as they do
not dispWG* elsp p=&rmd 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 anter,;along with compatible businesses:
X A. City counciloffices 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.
I ten: t,ue-Puawp
41
CITY OF SAN LUIS OBISPO
GOVERNMENT OFFICE LOCATIONAL POLICIES
1. Introduction
2. The "TRIPOI" Concept
• A City-Initiated Idea
• A Long Standing Policy that is worldng
• A Sound Land Use Concept
• A Solution that can grow and continue to work
3. changing Government Office Demand
• The "drought of 1980-1984
• Past and present at the South Higuera Social Services Center
• Recent Trends
- Growth in State Office Demand
= Cou* So"services. -,
,,Prado Cornu', EDI?, 3220 Bldg. `
4. The "Diffusion" Concept
• Overturning a Good.City Polity
• 'Public Use" vs. 'Professional Users".
• "Public Use" vs. 'Intensity of Use"
• Traffic Impacts
• Conditions in other projects
s. Expanding the "'TRIPOLAR" Concept
• Expansion and future vacancies at South Higuera Complex
• Transit Opportunities
• County Social Services Site
• North Prado Site
6. Recommendations
• Expand and guide the tripolar concept . . . don't trash it
• Consider any changes as part of',pending General Plan Update
• Explore options with the County and property owners
CHARLES I. WALTER CENTER
5-YEAR PROJECTION OF AVAILABLE �S
LEASE SPACE FOR GOVERNMENT OFFICES fU
140
128.360 S.F.
120 a)rawm
AVAILASLA
100
Irl
a
oa
e r.
ay . so
14..
0000 s.F.
U Rw
a 60 8
B VACAN=
S 6
40 4
20 A
0 Ol
1990 1991 1992 ILM 1994 1995
NEP/CONSTRUCTION ,
PROJECTED VACANCIESF
TOTAL SPACE AVAILABLE U
NEW CONSTRUCTION
A 10/91 15AOO SF 2ND.FLOOR ADDITION TO BLDG. IV r
B 7/92 30A00 SF. BUILDING DC-2-STORY OFFICE BUILDING ON
CORNER LOT W/ UNDERGROUND PARKING.
C. 1/95 25.000 S.F. REMODEL AND ADDITION TO BLDG. I
PROJECTED VACANCIES
1. 4/90 800 S.F. BLDG. V
2. 9/90 440 S.F. BLDG. V
3. 3/91 3800 S.F. BLDG. V
4. 10/910 30.000 S.F. BLDG. V(COUNTY SOCIAL SERVICES)
S. 12/92 1150 S.F. BLDG. V
6. 10/93 170 S.F. BLDG. V
7. 4/94 12.000 S.F. BLDG. IV
8. 7/95 8.000 S.F. BLDG. VI
MAY BE AS LATE AS 109!
/ C11RONOI.OGICAL HISTORY OF GOVERNMENT TENANTS
WALTER BROS. CONSTRUCTION
CHARLES I . WALTER CENTER
1975 County SLO Freud Stamp OPer'nt ion
147)1 CA D-111 '0 ('Of 14"' 1 i ins
1418 County 5LO Social :; trvtCcs
1978 CA EmpluymcnL Development Dept . ( fluild Lu Suit )
1979 City-initi.+►t.ed Rezoning (-jet! attached lctt.er dated Augu;;t 1 :f , 1770 }
1980 County SIA Social Services ( Expansion )
1980 County SLO District Attorney - Family Support Division
1980 County Alcohol Abuse Program
1980 CA State Dept . of }lousing
**x•*xx•*****xx•x•**,rx•,r*x•***x*,r*x•*x•********x•x•x•*********,r,tx•xx•x•***x***•z******,r,r
During the period 1980 until 1984 . there was a lack of government
tenants available for location or relocation to the Walter Brothers'
Charles I . Walter Center.
1984 City of SLO encourages State offices to relocate to 3220 South
Higuera Building (see attached letter dated January 9 . 1984)
1984 CA Alcoholic Beverage Control
1984 CA Dept. of Industrial Relations
1984 CA EDD District Employment Tax Office
1984 CA Dept. Parks &-Recreation District Office
1984 CA Dept. Parks & Recreation / Pismo Dunes Regional Office
1984 CA Dept. Consumer Affairs / Contractors State License Board
(Note: Above office missed on State's 5-year plan letter)
1984 CA State Compensation Insurance Fund
1985 US Social Security Administration
1985 US Internal Revenue Service
1985 CA Dept . of Justice
1985 CA State Fire Marshall
1986 CA Dept. of Motor Vehicles (Build to Suit)
1986 CA DMV Driver Safety
1988 County of SLO Social Services (Expansion upon relocation of County
District Attorney / Family Support Division)
1988 US Internal Revenue Service (Expansion)
1989 County of SLO Social Services (Expansion. Suite 303)
1989 County of SLO Social Services (Expansion. -Suite 32.5)
1989 County of SLO Social Services (Expansion upon completion -of the
new City-County Library. Suite 204) ,
1989 CA Dept. of Justice (Expansion upon completion of the new City-
County Library)
1990 CA Dept. of Rehabilitation ( Build to Suit - Bldg. 7 )
1990 CA Dept . of Transportation / Right of Way Division
(Build to Suit - Bldg 7 )
1990 CA Dept . of Corrections (Relocation b Build to Suit - Bldg 7 )
1990 County of SLO Social Services (Expansion upon relocation of
CA Dept . of Corrections to Building Seven Project )
1990 CA State Compensation Insurance Fund ( Build to Suit - Hldg . 3
Expansion of South Higuera Tri Polar Area)
1990 ' CA Dept. of Consumer Affairs / Bureau of Automotive Repair
1990 CA DMV Driver Safety Office (Relocation)
OCTOBER 1995
HISTORY OF GOVERNMENT TENANTS (CA STAT$ AND FEDERAL)
CURRENTLY IN THE CHARLES 1 . WALTER CENTER
Since 1995 CA Office of Fleet Administration
3220 S. Higuera St. 9302A
Since 1995 CA Dept of Rehabilitation
3220 S. Higuera St. #300
Since 1994 US Office of Hearings & Appeals
3220 S. Higuera St. #231
Since 1994 CA EDD District Tax Office -lit AININ
3220 S. Higuera St. #102 ,��,`�pF WATF9.+9v .
Since 1993 CA Dept of Water Resources
3220 S. Higuera St. #101
zW nm
Since 1993 CA Dept of Water Resources W CO a
3220 S. Higuera St. #304 • '
Since 1989 CA Cal Trane Right of Way
3232 S. Higuera St. 0200 �� OANCH,.
Since 1989 CA .Dept of Rehabilitation-
.3232 S. Higuera St: #101
Since 1988 CA Dept of Motor Wbicles (Driver Safety)
- 3220 S. Higuera St. #307
Since 1987 US Social Security Administration
3240 S. Higuera Street #A
Since 1986 CA Dept of Motor Vehicles
3190 S. Higuera Street
Since 1985 US Internal Revenue Service
3220 S. Higuera #308/315/330
Since 1985 State Compensation Insurance Fund
3238 S. Higuera Street
Since 1984 CA Dept of Consumer Affairs
3220 S. Higuera St. #103A/C
Since 1984 CA Alcoholic Beverage Control
3220 S. Higuera St. #305
1984-1994 CA EDD District Tax Office
3220 S. Higuera St. #300
Since 1984 CA State Parke & Recreation
3220 S. Higuera St. #310/311
Since 1981 CA Dept of Housing
OCTOBER 1995
HISTORY OF GOVERNMENT TENANTS (CA STATE AND FEDERAL)
CURRENTLY IN THE CHARLES I . WALTER CENTER �f a
r
3220 S. Higuera St. $1103B /_raElj
Since 1979 CA Dept of Justice (Narcotics) �y Jew
3240 S_ Higuera St. #B & C
Since 1978 CA Employment Development Dept
3196 S. Higuera Street
1977-1987 County of San Luis Obispo
3240 S. Higuera St. #A,B,C
(1987 moved to 3220 S. Higuera St. )
Since 1976 CA Dept of Corrections
3232 S. Higuera St. #102
1975-1993 County of San Luis Obispo
Social Services Department
3220 S. Higuera Street
111AITH CROS. CONSTRUCTION U., INC.
TE(EPHONI. 805/543 5854
GENERAL ENGINEERING CONTRACTOR
P. O H/�?( ItOV ::AN IUVl OI4ISPU. CAItl(IRNIA
791- -711
January 26, 1996
Mr. Allen Settle
Mayor
City of San Luis Obispo
990 Palo Street
San Luis Obispo, CA 93401
Dear Mayor Settle:
As the owner and manager of the government center on South
Higuera Street in San Luis Obispo, I have some concerns I would
like your assistance with.
First, I have been informed by the General Services
Administration that the Internal Revenue Service, whose lease
expires February 27, 1996. plans to move out of San Luis Obispo
and consolidate its operations in Santa Hari&. ,This plan does
f not sake sense for ,aaay reasons, a few of which follow:
-- The rental rate. in our .building is reasonable, and we have
infors)ed:.the. governaent we are willing to negotiate on the future
rental ratep s as well an offer a reduced space if their office
space needs have decreased.
-- The employees have been offered an eight-plus percent pay
raise, plus mileage, to travel to Santa Maria to their jobs. I
an sure that under this plan the government's costs to provide
service to the taxpayers will increase, not decrease.
-- The taxpayers of San Luis Obispo county travel heavily to the
local IRS Office, .especially during tax season. This office sees
some of the highest. and most frequent public contact of any
government office in San -Luis Obispo. Taxpayers would be severely
inconvenienced by the closure of the San Luis Obispo office.
Second, we have the Roployment Development Department at 3196 So.
Higuera St. , located in 12,000 square feet; they have been
located in this space since April of 1979. For the last few
years, we have heard rumors of EDD office closures, downsizing,
and consolidations. We have strived to work with the State, and
in so doing have been issued one one-year extension on the lease,
which covered April 1. 1994 through March 31, 1995. At that
• time, they issued an amendment to the lease which is on a month-
/' '; to-month basis, and covers April 1,- 1996 through May 31 , 1997.
Nr. Allen Settle
1 . January 26, 1996
Page Two
1 feeel t:he imminent closure of either or hoth of these government
offices would be detrimental to the public and to Ule City of San
Luis Obispo. Any assistance you can provide will he appreciated.
Thank you for your consideration.
Sincerely,
WALTER BROS. CONST. CO. , INC.
7
Donald C. Walter
President
Enclosures
f
•�V
ti1'rYlrtti 1111• People of California
SLnr.n <'.ddnrnra / Heallh and WI'Il,vr• Agvttrt 11'Ir Wdxxt,C.1m rnol
MAR 1 5 1996
-17.1'063:br:03-018
Mr. Donald C. Walter, President
Walter Bros. Construction Co., Inc.
P.O. Box 809
San Luis Obispo, CA 93406
Dear Mr. Walter.
Governor Wilson has asked me to reply to your letter concerning the Employment
Development Department's (EDD's) plans for future field operations at your property
located at 3196 South Higuera Street, San Luis Obispo.
All State agencies are in the process of restructuring their operations and revitalizing
their services In an attempt to maximize existing assets while moving into the automated
Age of Information. The EDD has found that a positive by prreduct of its strategic plan for
improved efficiency and better service is reduced statewide lease costs. Consistent with
EDD's Strategic Business Plan,field offices as we know them today, will downsize,
centralize and/or collocate with community partners to leverage combined resources.
An early draft of EDUs Strategic Business Plan proposed downsizing San Luis Obispo.
a�7?>taf ditection.has bee6'revised,and itho beeri.detennined that additional services will
riernaln i1n SenLds:Obispo.'•The intends to peiform operations in San Luis Obispo at the
current location: The Department is currently analyzing its space needs and assessing
options to remain in your building. Once EDD fully assesses its facility needs in the
San Luis Obispo area,the Department will determine if mutually agreeable lease terms
can be negotiated.
Please direct any questions regarding this correspondence to Diana Dorsey at
(916) 653-6343.
Sincerely, -... . . ._ . w .
Mov&• <a A
MARK SANDERS
Deputy Director
Operations Branch
cc: Governors Office Diana Dorsey, #47
Health and Welfare Agency Diego Haro, #918
Directors Office, #83 Norie Placak, #071
Employment DevebpnWM Department/P.O.Sm 826880/MIC 86 1 Sacramento CA 942804X)OI
ANDREA H.SEASTRAND WASHINGTON OFFICE.
22o DISTRICT,CALIFORNIA 320 C;^NNON SMOING
WAsNtNGTGN,DC 20515
COMMRTEES: 4202122.5-3801
SCIENCE (�Ongre�� of the WOO *tateg TATESTOFFICEu
r' TRANSPORTATION AND 1525 STATE STIIEET,A 931rrE 209
INFRASTRUCTURE �
SANTA BARsuu,CA 93101
ouge of Reoregentatibeg (805)999-3579
778 Osas S"e",Sum A-2
Mazbingtan, 0C 20515-0522 SAN Lum OOFSPO,CA 93401
18051541-0170
August 13, 1996
Mr. Donald C. Walter
Walter Brothers Construction Co.,Inc.
Post Office Box 809
San Luis Obispo, California 93406
Dear Mr. Walter:
I have received a response from the Internal Revenue Service(IRS)concerning the rental of
office space for the San Luis Obispo post of duty.
According to the IRS,-the project for consolidation of the San Luis Obispo and Santa Maria
offices has been re-evaluated. I was informed that it has been decided not to pursue this proposal
which has been deleted from the IRS Housing Plan for rent containment.
I was delighted to learn that IRS is currently planning to seek a long-term lease for five years,
and the project is in the approval state. Upon approval,the acquisition process will be conducted
under the usual competitive process,and you are certainly encouraged to offer your building to
meet the requirements of the Solicitation of Offers. Further, I was assured that if approval is not
received prior to the expiration of the current lease,the General Services Administration will
negotiate an extension.
Again,thank you for contacting me to express your concerns. I was pleased to have been of
assistance to you in this regard.
Sincerely
An Seastrand
Member of Congress
r
SeII.-mg the People of California
tilalr of California / Health and %Whatv Agon(I,
hit,WIN)II,
3220 S. I liguera. Suite 102
N )Xlelllher 14, 1994 Employment *Fax District 011-1ce
Sall Luis Obispo, CA 91401
Telephone (805) 5-19-3512
Walter Brothcrs
1, 0 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 themost convenient location of service
agencies to its local population, then the complex we presently occupy fulfills that goal.
We applaud future planning efforts that contintie 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.
WitrRespef
(Tim—.1 T C.. I
iol y L. .",a A
Su
District Tax Ad inistrator
Employment Development Depanment
I 10 OR COUTOOCTION Ego) INEG
TELEPHONE 805/543-5854
4 GENERAL ENGINEERING CONTRACTOR
P. O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
February 22, 1996
Mr. Tom Bordonaro
Assemblyman, 33rd District
1060 Palm Street
San Luis Obispo, CA 93401
Dear Tom:
I want to express my thanks for thesupport you have shown to
keep certain government offices in San Luis Obispo. I really
appreciated your efforts in getting the information regarding the
Employment Development Department' s intention to keep their
office in San Luis. Obispo. I am enclosing a copy of the letter
which I sent to their office for your information. It would seem
that problem is resolved for the time being.
I would likQ very much to meet with you for lunch one day in the
near future, either here or. in Sacramento. I realize that your
time in San Luis Obispo. is. . -limited and you have a full schedule.
Please let me know the best . time and place for you.
Once again, thank you for all of your help. It is good to know
that we have responsible people such as yourself working for us
in Sacramento.
Sincerely,
WALT S. CONST. CO. , INC.
Do C. Walter
President
Enclosure
TONY R.HOFFMAN
PRESIDENT OWEN F. BETTS
BUSINESS MANACiF.R
SECRETAR'V-TREASUH,
Laborers' International Union of North America
LABOR TEMPLE A.F.L.-C.j.0. —LoCa(402
3440 EMPRESA DRIVE, SUITE B CENTRAL COAST COUNTIFS
SAN LUIS OBISPO.CALIF.93401 305.8 N SLOSSER
..
�
..
•'• SANTA MARIA.CALIF 934;.:' '•.• ,,° Tel (805)543-6057 Tel. (605)9254330
a.•` ' Fox(605)543.2108 Fax (905)925.0533
March 20, 1996
Senator ,lack O'Connell
228 w. Carrillo, Suite F
Santa Barbara, CA 93101
RE: E.D.D. location on South Higuera Street, San Luis Obispo
Senator O'Connell:
I have recently been made aware that the EDD is considering
moving from its location on South Higuera Street in San
Luis Obispo and relocating in Santa Maria. I would like to
voice my opposition to such a move.
As Business Manager of LAborers' Local #402, 1 represent
about 400 members in San Luis Obispo County. Our Local
Union offices are located off South Higuera Street ,
approximately four blocks from the current EDD/Government
Center. The location is very convenient for our out of
work members, who wait every morning at the Union Hall in
hopesd of being dispatched to a job. It would prove to be
a hardship for many of them if
Barbara County. it were relocated to Santa
Again, I want to urge you to use your influence in
retaining the EDD Offcies in their current San Luis Obispo
location. Convenience for the citizens should be a goal of
the EDD.
Thank you for your consideration.
Ve truly yours,
Owen F. Betts
G�tY off.
Cn* 'OQ tt �
� o
ociyy of son luis oBispo
iJ CO OFFICE OF THE CITY COUNCIL
!/// S OQ' Post Office Box 8100 San Luis Obispo,CA 93403-8100 8051781-7119
February 9, 1996
Jack O'Connell
State Senator, 18th District
1260 Chorro Street
San Luis Obispo, CA 93401
Dear Senator O'Connell:
Recently,your office was contacted by the owner and manager of the government center on South Higuera
Street in San Luis Obispo,Donald Walter, regarding the potential relocation of a state office to another city.
We share his concerns and request your assistance.
The Employment Development Department at 3196 South Higuera Street has been located in this space
since April of 1979. For the last few years,we have heard rumors of EDD office closures,downsizing and
consolidations, and they have recently converted their lease to month-to-month, covering the period from .
April 1, 1995, through May 31, 1997.
We have consistently expressed our interest in retaining all state offices presently-in the city and have
established land use policies to encourage their location in the area of Mr.Walters property. These policies
• exist In order to encourage convenient public access to these important services. Obviously, a relocation
of EDD out of the city limits would severely impact accessibility to these services by our citizens,especially
those with transportation limitations —the elderly, the poor, those with disabilities.
In addition,we are also concerned about what seems to be the imminent relocation of the IRS from our city.
We also hear persistent and disturbing rumors about the possible move of the Caltrans administrative staff
to other communities (e.g. Fresno). For your information, I have attached letters to Senators Boxer and.
Feinstein and Congresswoman Seastrand that address these concerns.
Any assistance that you can provide will be greatly appreciated.
Sincerely,
Allen K. Settle
Mayor
Attachments
c: City Council
Victoria Bradshaw, EDD Director
SLO County of Board of Supervisors
Donald Walter
The City of San Luis Obispo is committed to include the disabled in an of its services.programs and acGvides.
F(Q Telecommunications Device for the Deaf(8051781.7410.
r�%`•
AFTER HE EWTHUTIM CO. We
GENERAL ENGINEERING CONTRACTOR' TELEPHONE 8051543.5854
P. O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
February 7 , 1996
The Honorable Barbara Boxer
U.S. Senate
1700 Montgomery Street, #240
San Francisco, CA 94111
Dear Honorable Senator Boxer:
As the owner and manager of the government center on South
Higuera Street in San Luis Obispo, I have a concern I would like
your assistance with.
I have been informed by the General Services Administration that
the Internal Revenue Service, whose lease expires February 27,
1996, plans to move out of San Luis Obispo and consolidate its
operations in Santa Maria. This plan does not make sense for
many reasons, a few of Which follow:
-- The rental rate in our building is reasonable, and we have
informed the government we are willing to negotiate on the future
rental rate, as well as offering a ',reduced space if their office
space needs have decreased.
-- The employees have been offered an eight-plus percent pay
raise, plus mileage, to travel to Santa Maria to their jobs. I
am sure that under this plan the government's costs to provide
service to the taxpayers will increase, not decrease.
-- The taxpayers of San Luis Obispo county travel heavily to the
local IRS office, especially during tax season. This office sees
some of the highest and most frequent public contact of any
government office in San Luis Obispo. Taxpayers would be severely
inconvenienced by the closure of the San Luis Obispo office. In
addition, over the years covering the Government's tenancy of the
space, the Government has invested in many tenant improvements
such as security systems and a special telecommunications room,
all representing a significant investment in the leased space.
Thank you for your consideration.
Sincerely,
WALTER BROS. CONST. CO. , INC.
onald C. Walter
President
Enclosures
IN .
IatiTFR CROS. CONSTRUCTION CO., C
TELEPHONE 805/543.5854
GENERAL ENGINEERING CONTRACTOR
P.O. BOX 809 SAN LUIS 081SP0. CALIfORN1A 93406
February 7 , 1996
The Honorable Dianne Feinstein
U.S,. Senate
1700 Hontgomery Street, •305
San Francisco, CA 94111
Dear Honorable Senator Feinstein:
As the owner and manager of the government center on South
Higuera Street in San Luis Obispo, I have a concern I would like
your assistance with.
I have been informed by the General Services Administration that
the Internal Revenue Service, whose lease expires February 27,
1996, plans to move out of San Luis Obispo and consolidate its
operations in Santa Maria. This plan does not make sense for
many reasons, a few of which follow:
-- The rental rate in our building is reasonable, and we have
informed the government we are willing . to negotiate on the future
rental rate, as well as offering a reduced space. if" their office
space needs have decreased.
-- The. employees have been offered an eight-plus percent pay
raise, plus mileage, to travel to Santa Maria to their jobs. I
. a, sure that under this plan the government's costs to provide
service to the taxpayers will increase, not decrease.
-- The taxpayers of San Luis Obispo county travel heavily to the
local IRS office, especially during tax season. This office sees
some of the highest and most frequent public contact of any
government office in San Luis Obispo. Taxpayers would be severely
inconvenienced by the closure of the San Luis Obispo office. In
addition, over the years covering the Government's tenancy of the
space, the Government has invested in many tenant improvements
such as security systems and a special telecommunications room,
all representing a significant investment in the leased space.
Thank you for your consideration.
Sincerely,
WALTER BROS. CONST. CO. , INC.
Donald C. Walter
President
Enclosures
TAITH hH. UNUOUTHN [PeihiC.
TELEPHONF 805:543 68..54
GENERAL ENGINEERING CONTRACTOR '
C .
l,. O Bnx hog SAN [Ul l)1;15PC). (�AtliOPNiA 9340
March 19, 1996
Governor Pete Wilson
Governor' s Office
1st Floor, State Capitol
Sacramento, CA 95814
Dear Governor Wilson:
I want to thank you for having Mr. Mark Sanders reply to my
letter concerning the status of the Employment Development
Department' s field office in San Luis Obispo. I am pleased to
learn that the intent at the present time is to keep the office
here, perhaps even expanding it to compensate for closures of
other field offices. My concerns are not only for my business
interest in the . situation, but for this County and the effect
such a closure would have on our citizens. I agree with the plan
for more efficiency and better service, as well as reduced costs
wherever possible. I feel , however, that the relocation of this
off ice to another area would be a big blow to this County and the
large population that it serves. I have expressed many times to
the State my. willingness . to talk about a long range plan that
could save the taxpayers money and give greater service to the
community . I am willing to talk rate, time and improvements.
I appreciate yo r efforts to keep me informed with regard to this
situation . I oak forward to working with you and others within
the State Gov rnment to attain a positive outcome for everyone.
Sincerel y ,
WAL BR CONST. CO. , INC.
Don1 Walter
Pres ' nt
tt=
- jZr cae Z It
M -1 g1 . 50`�1 l V�
March 19, 1996
I& Mark Sanders
Deputy Director, Operations Branch
Employment Development Department
P.O. Box 826880
Sacramento, CA 94280
Re- Retention of Employment Development Department Office in San Luis Obispo
Dear Mr. Sanders:
It has come to my attention that the Employment Development Department is considering the
closure of its office in San Luis Obispo. Rumors of office closures, downsizing, and
consolidations have been circulating for same time. I believe that the office located on South
Higuera Street office in San Luis Obispo provides an extremely necessary service to the citizens
of San Luis Obispo County. It is my understanding the San Luis Obispo office is heavily used
and that the rental rate of the cnaent location is reasonable. We have also been informed by the
property owner that he is willing to negotiate the lease amount.
In conclusion,I believe that closing the San Luis Obispo office of the Employment Development
Department would be a severe inconvenience the our citizens and I encourage you to assist us
in our efforts the keep the office open.
Sincerely,
ROBERT E. HENDRIX
County Administrator
c - Board of Supervisors
Senator Jack O'Connell
Assemblymen Torn Bordonaro
Congresswoman Seastrand .
Donald C. Walter, Property Owner
`:.
Oct-30-96 09 : 52A Ben rner Ins.- 'Agcy 80 897128 1P. 02
BEN HORNER INSURANCE AGENCY, INC. ,
PO BOX 456
101 WEST BRANCH,SUrtE A
ARROYO GRANDE.CA 93421 Ucense No.0544954
Telephone(805)489-6878 (800)439-6878
Fox(805)489.7128
October 30, 1996
Proposed Insurance Format
for
►►Cowbou 1ennv's '
Cauntrv. Western Dance Half"
LOCATION
3046 South Mguera Street, San Luis Obispo, CA 93401 ,
PROPERTY l
Subject of Insurance Amount Coverage Co-Ins%Valuation Deductible
Business Pers. Prop. 50,000 Spl. Form 90 Rep. Cost 500
Business Income 80,000 Spl. Form 25
Coverages:. Special Form which includes but not limited to fire,vandalism and
malicious mischief, extended coverages, water damage, replacement cost,_theft,
vehicles damage and falling objects.
Major Property Exclusions: Flood, earthquake, wear/tear/deterioration,
artificiallygenerated electrical currents, water that backs up from drains.
COMMERCIAL GENERAL LIABILITY
Commercial General Aggregate Limit $1,000,000
Products/Completed Operations Aggregate Limit $1,000,000
Personal Injury& Advertising Injury Limit $1,000,000
Each Occurrence Limit $1,000,000
Fire Damage Limit $ 50,000
Liquor Law Liability $12000,000
Premium Basis: area and receipts as estimated by insured
Premium is subject to final audit
Additional Insureds to be Named on Policy
Arnold Volney-Landlord
Don Walters - Property owner of overflow parking lot ("DMV")
Oct-30-96 09 : 52A Ben ' 'rner Ins . Agcy 80- '897128 P . 03
page 2
October 30, 1996
Cowboy Kenny's Country Western Dance Hall
Major Eiclusions: Absolute asbestos,total pollution, employment-related
practices, professional liability, punitive damages, sexual abuse, subsidence, assault
& battery, employee termination.
00,
OPTIONAL COVERAGES AVAILABLE (this is not an inclusive listing)
Workers Compensation �(
Plate Glass Windows
Money& Securities \
Excess "Catastrophic" Liability.
Bonds - fidelity; contractors license, lost instrument and others
Goods in Transit via:owned or non-owned vehicles
Automobile/Truck coverages \
Non-Owneolffiired Automobiles
Major Medical - individual or group basis
We can also provide coverage for your home, auto, life and income protection
INSURANCE MARKETS ,
We will obtain insurance proposals from several different insurance carriers. The
insurance carriers will be approved for use in California by the Department of Insurance
and.carry a A.M. Best Rating.
This is a brief outline of proposed insurance coverages,please refer to the actual policy for all the
coverages, limitations and exclusions that are issued by the insurance company.
10/21%96 07:57 NO-955 POO-R
T z
STATE G/QAUMMA.BUMAGS.TRANWMTATM AND 1 MSM AOlMCT
PETE w4SGN.oownw
TEDD O RTA'nONS aVISION TOR VEHICLES
P. O.BOX 932311 -�
SACRAMENTO,CA 942324110
(818/657-78A0 ••-
October 18, 1996
Mr. Bill Bogdan
c/o Cowboy Kenny's
3046 South I-liguera Street
San Luis Obispo, CA 93401
Dear Mr. Bodgan;
This letter is to confirm my telephone message of Tuesday, October 8, 1996, regarding your
request to utilize-the parking lot at,our San Luis Obispo field office.
Although,we cannot authorize the use of our parking lot for your business activities, our parking
lot does remain open atter normal business hours. As is the case at all DMV facilities,,our
parking facilities are routinely monitored to identify safety, security or any other problems which
affect our customer's use of the property. When problerns are identified which arc the result'of
the operation of adjacent businesses, those business are contacted in order to resolve the
situation, Accordingly,if a problem does arise which is caused by your clientele, it will be your
responsibility to promptly remedy the problem.
In the future, please feel free to contact Mr. Fred Garcia, the manager of the San Luis Obispo
office, . (805) 543-4471 to discuss any issues which may arise. If you have any additional
questions, you may also contact me at (916)657-7025.
Michael Luttig, Divisional
Facilities Coordinator
cc: Gary Gagliardi, Administrator, Region IV
Fred Garcia, Manager, San Luis Obispo
�alll��llllll� IUI�►�Ipl�
cl-ty of sAn luis OBISPO *
L
A ] APPEAL TO THE CITY COUNCIL.
In accordance with the appeals procedures as authefted by T'rrle, 1, Chapter 1.20 of the
CY' N,
an Luis Obispo Municipal Code, the undersigned hereby appeals from the decision of
,rye l)e The Planning Commission rendered on U 107-96:3046 S. Hiauera
`1 which consisted of the following (i.e., explain what you are appealing and the grounds
for submitting the appeal. Use additional sheets as needed.)
Erroneous assumptions by the planning commission_ relative to
noise levels based on inaccurate statements and misrepresentation
by opponents. The proposed number of off—site parking" spaces was_
incorrectly understated. Erroneously conrsjdered "Higuera Street"
at the site to be a .four "lane very: busy highway. And, failed.-to
take into account the caliber of the patrons/dancers when
considering crossing the street atnight inconvenient and `-
hazardous.
A
The undersigned discussed the decision being appealed with:
Pam Ricci/Planning Department on 10-24-96
Name/Department (Date)
Appellant: Bogdan/Shaw - owner 823 Via Esteban "A", San Luis Obispo, CA
Namefritle Mailing Address (& Zip Code) 93491
544-0215 785-0405
Home Phone Work Phone
Representative: '
Namerrdle Mailing,Address (& Zip Code) .
For.Official Use Only:
Calendared for Date&Time Received:
c: City Attorney
City Administrative Officer ®® ::
the l wing dep ent(s):
11 b I E D
OCI 33 r 199A
C/ CITY CLERK
SAN LUIS OBISPO,CA
Original in City Clerk's Office
IIIIIIII IIII Cito say 1 ,s OBISPO ',
APPEAL TO THE CITY COUNCIL
In accordance with the appeals procedures as authorized by Title, 1, Chapter 1.20 of the
iF iJ���Y
San Luis Obispo Municipal Code; the undersigned hereby appealsnfr/om the decision of
Ui�Nt�4e COMMI.5 ,1 . rendered on l ( �I�J' / (o
which consisted of the following (i.e., explain what you are appealing and the grounds
for submitting .the appeal. Use additional sheets as needed.)
m(vAL+,'D = 4D wAoc) too. FezaAt r9
RA l4W-1ro .CC MI's " ChI 9 G5s�,=p ��ON MlS IEJ'f��PA `CPc�1Zx l
OF ev4a. Pte N voUCiir s 8.(0, 3. t. z. VIT /<L- -
The undersigned discussed the decision being appealed with:
w WAL'Ice&14d j o on — I A44�Gi t�
Name/Department (Date)
^y-
Appellant:
Namerl-R16 Mailing Address (& Zip Code)
2(3 --
Home Phone Work Phone
(SRM p»i�:► �p 30� s0-
Representative: \ lAa.�e p�r 10L01 CA .61e4p(.
Name/Title Mailing Address (& Zip Code)
� `4-3 I,7q4-
For Official Use Only:
Calendared for Date&Time Received:
c: City Attorney
City Administrative Officer
Copy to tRv fo,11ovying department(s): ®® G6 11ev �.)rr pp�'p
.
o R�
NO 15 1996
CITY CLERK
Original in City Clerk's Office s.. -UIS OG;s?O.CA
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November 10 , 1996
San Luis Obispo City Council
990 Palm Street
San Luis Obispo, Ca 934G:i
To Whom It May Concern,
I the undersigned declare that I took a traffic count on South
Higuera Street in front of the proposed Cowboy Kenny ' s Country
Western Dance Hall on-: -
Thursday, November 7 , 1996 - 9 : 15pm - 1 : 30pm
Friday, November 8 , 1996 - 9 : 15pm - 1 : 30pm
Saturday, November 9 , 1996 - 9 : 15pm - 1 : 30pm
Juan Mendj7q Address
✓� / ,j ;4-/yam,
David'Yosso Address'
r:.. c.
David Schne ly Address
Cathleen Hicks Address
Traffic count
Th�rsday
9pm - 10pm 178 = 1 everx 25 sec.
|0pm -1lpm 196 = i every 20 sec. .
lam 48 = l evcry 75 sec. .
�am -l : Wam 2 = l every 900 sec. .
total 520 = � every 33 sec. <avg}
Friday
9pm -�Opm z9� = � every 20 sec, .
l0pm 11pm 188 = 1 everx 25 sec. .
11pm -12am 174 = 1 ever' 25 sac-
1120M
12am -lam 70 = l every 55 sec. .
lam -l : 30 am 27 = l every 132 sec. .
Total 658 every 27
Saturday
9pm -Wpm 151 = 1 every 22 sec. .
l0pm -ilpm 181 = levery 22 sec. .
11om -12am 109 = Svery 45 sec. .
12am -1em 66 = 1 every 58 sec. .
1a0 -l : 30am 10 225 sec' .
1ota� 323= 1 every 33 sec. ,
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IA L-E i A AGENDA a
DATE "3"fib ITEM #
O FIFE
m
• i i _..., �..:'! is ���.'�.
Charles I. Walter
Government Center
3190 - 3250 S. Higuera Street
San Luis Obispo
•,Y
WALTER BROS. CONSTRUCTION Co., INC.
3220 S. HIguera Street, Suite 301
San Luis Obispo, CA 93401
(805)543-5854
RECEIVES
lift. J l>7U
CITY COUNCIL
CEN �� n•een nd
TAVER PRE CONSTRUCTION DO IN[$
TELEPHONE 805/543-5854
A GENERAL ENGINEERING CONTRACTOR
P.0. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
December 2, 1996
Councilwoman Dodie Williams
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Dear Councilwoman Williams :
With regard to the appeal by Mr. Bogdan and Mr. Shaw of the
decision by the Planning Commission to deny permission for a
country Western dance hall at 3046 South Higuera Street.
We agree that San Luis Obispo can probably use an additional
dance hall and agree with Mr. Boodan that his clients are
generally likely to be serious dance enthusiasts and not trouble
makers.
But we do not aaree that problem of adequate parking can be
overcome, the situation as we perceive it is as follows:
a. The ordinance calculation of parking need ( 59 spaces)
seriously underestimates the actual number of cars that
would show up.
If Mr . Bogdan really does expect a maximum crowd of 300 to
400 dancers, this would generate a logical parking need of
over 200 spaces.
If we use the Uniform Building Code occupancy calculation
for "dance floors" of 7 square feet per occupant (Table
LOA) , a 3,094 square foot dance floor will hold 442 dancers,
again needing well over 200 parking spaces.
b. Regardless of what arrangements are or are not made at
Cypress Plaza and Crammer Flowers, dancers would park on
Walter Brothers property - this is a simple issue of
greatest convenience and least resistance.
C. Any chance of dancers parking on Walter Brothers properties
is a clear conflict with the established policies and the
liability limitations of Walter Brothers' prime tenants and
endangers their leases. Walter Brothers has no choice but
to resist the location of a dance hall next door.
Another problem is the conflict of use. As everyone knows, work
is less restricted than ever to the hours of 9 am to 5 pm. The
presence of a large generator of traffic, noise, and activity
like a dance hall conflicts with ability of Walter Brothers'
tenants to comfortably use their offices in the evenings.
Finally , Walter Brothers " and its. tenants have a large concern
With the potential of other, future tenants in this space if
Cowboy Kenny ' s moves or closes. The precedent of a nightclub. at
.3046 South Higuera Street� could be responsible for a business
eventually moving in that ' is in even greafer conflict with its
neighbors.
To summarize, we don ' t doubt that Mr. Bogdan can put together a
quality operation that will" fill,- a need ' in San Luis Obispo.
However, Walter Brothers would, not be a responsible landowner and
landlord if we did not . sti-ongly resist this appeal - this is just
the wrong place to put it'.-
Sincerely ,
t Sincerely ,
. . WALTER BROS. CONST. CO. , INC.
Donald C. Walter
President
DCW/ag
cc-., Vito Adragna, State of California
EDD, Los Angeles
David Alvarez, State of California
DMV-Facilities,
Sacramento
Larry Blakely , State of California
EDD Business 'Operations,
Los Angeles
Rudy Engel , IRS, San Luis Obispo
Jerry Heminger, State of California
General Services Administration ,
Sacramento
Fred Garcia, State of California
DMV-San Luis Obispo
August 1996 .
Proposed
"Cowboys Kenny's"
Country-western Dance Mall
3046 So. Higue- Street
Sin Luis Obispo
In conclusion,Walter Bros. Construction Co.,Inc.has not given permission
for the above to park at the Department of Motor.Vehicles or at any of the
Charles I.Walter.Center locations..
WALTER.BROS. CONSTRUCTION CO.,INC.
3220 &Iiiguera Street, Suite 301
San Luis Obispo, CA 93401
(805)543-5854
1 1
MAETER. hL CONSTRUCTION CO., INC.
TELEPHONE 805/543-5854
`A GENERAL ENGINEERING CONTRACTOR
P.O. BOX 809 SAN LUIS OBISPO. CALIFORNIA ' 93406
RE.CE ��E;D
AUG p `j996
August 26, 1996 C Cok��Lft"
1+�E�
City ,of San Luis Obispo Planninq Department
For the Attention of Pam Ricci
990 Palm Street
San Luis Obispo, CA 93401
Re: Permit for "Cowboy Kenny ' s"
Dear Pam:
With regard to the proposal by Mr. Ken Shaw and Mr. Bill Bogdan
to open "Cowboy Kenny ' s" a country-Western dance hall at 3046 S.
Higuera Street in San Luis Obispo, and their application for a
planning permit.
This letter is to reiterate the concerns I voiced to you during
our .recent telephone conversation. We understand that ' these .
parties have informed the City that the Department of 'Motor
Vehicles parking lot will be available for their use. This is
not true. Mr. Shaw and'. . Mr. Bogdan' do not have permission from
either Walter Bros. Const. Co. , Inc. , the Department of Motor
-Vehicles or the Employment Developement Department to use parking _ .
spaces at 3190 or 3196 S. Hiauera Street.
•It is my belief that parkina for. the patrons of "Cowboy ;Kenny's•
would spill over first into the parking lot of the DMV (3190 'S.
Higuera St. ) , then the' EDD (3196 S. Higuera St. ) and.— then
Possibly into the parking structure behind the Charles I . Walter
Center (3220 S. Higuera St. ) . This would have an. impact: on the
operations of the tenants of these buildings, most of all on the
Department of Justice who operate around the clock if needed.
Parking used for Saturday afternoon dancing lesson customers
would create problems for the Department of Motor Vehicles who
schedule driver' s training sessions on Saturdays.
In. additions, we . have a lona term tenant that. works 3 shifts, 7
days a week , . we are concerned about interference with their
business operations. Plus a large number of peoplecoming to
"Cowboys Kenny ' s" , would mean trash, such as broken bottles and
cans, and damaged landscape creating extra workfor our
maintenance staffv and added liablity.
-79
Just to reiterate, while we support a new business comina into
San Luis and providing leisure activities, it cannot be at the
expense of our tenants or property . "Cowboy Kenny' s" is not
allowed to use any of the parking at these locations.
If You have any questions, please contact me at 543-5854.
Sincerely ,
WALTER BROS. CONST. CO. . INC.
/onaldC. Walter
DCW/ag
1
STATE OF CAL60RlUA•BttSINE55;iNANSPORTATIO.. JUSINO AGENCY
PETE WILSON.Ge errior
DEPARTMENT OF MOTOR VEHICLES
SAN LUIS OBISPO FIELD OFFICE
3190 SOUTH.HIGUERA STREET
LUIS OBISPO.CA 93401 '
543-0s90 C�`/
- Sfp 4 V E p
August 29, 1996 1996
C'ry OF
N
City of San Luis Obispo Planning Department toq
Pain Ricci,Planner
990 Palm Street
San Luis Obispo,CA 93401
Dear Ms.Ricci:
Upon reading the.Wednesday,August 21, 19,96 San Luis Obispo County Telegram Tribune newspaper,I betaine aware Mr.
Ken Shaw and Mr.Bill Bogdan were applying for a-planning permit to"open a"Country Western Hall or Night Club"on
3046 South I ignera Street. This is adjacent to my of ice,3190 South Higuera Street.'
After talking to Councilwoman Kathy Smith,I understand W.Ken Shaw and W.Bill Bogdan have implied to the council
the Department of Motor Vehicles(DMV)has approved the use of our parldng lot for patrons of"Cowboy Ke>mye to help
meet the parlring space requirements for new busines.
For the reeord,.the San I=Obispo Department of Motor Vehicles office,does not give permission for"Cowboy Kenny"to
utilize our parking lot for their patrons.
Additionally,I have a strong opposition to supporting said busindss.I fear such an establishment will cause destruction to
our packing lot and increase our liability to our customers. For example;broken glass and damaged shrubs will increase
possibilities of accidents to DMV customers
I plan to attend the October 9 City Council meeting. Per.Councilwoman Kathy Smith,this is when"Cowboy Kenny's"
proposal will be addressed by the city council agakn.
If there is any confusion as to DMV's stand on this issue,I would encourage you or anyone to contact me at(806)543-9366.
Sincerel
Office Manager,
San Luis Obispo DMV
cc: Barry Karlsldnt,Chairman of Planning Commission.-
Kathy Smith,Councilwoman _
Gary Gagliardi,DMV Region IV Administrator
Mi7ce Luttig,DMV Hdqtr;Facilities
A Public Service Agency o�'8
HISTORY OF PADRE PLAZA AND CHARLES [ . WALTER CCNIER
At its conceptionthe Iona ranae ,plan for Padre P1<+:a w..s' a
retail .commercial plaza . The original goal in 197'• w.As for .seven
buildings, all of which have been completed .with the exception of
the corner lot which was set aside for a bank or sav"ings 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 Hiquera
Street. This was .buiIt as a deli - liquor store to be owned and
operated by Walter Bros. Construction. In' addi_tion to the 4, 500
square foot store, (there was . an additional 3, 500 square feet of.
leasable space built, making , the total . square footage of the-
.building 8,000, .square feet:
the County of San Luis Obispo approached Walter Brothers tobuild
to suit a,.109000 square foot. building for the purpose of housing
the food stamp operation for Social' Seevvi es�.' This building ,
known as Building #2, was constructed in 1978 and inn"•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 town
office for the State Compensation Insurance' Fund. At the same
time the State of California put out a bid f.or design and
construction of a 129000 square foot building for the use of
Employment Development Department. ' Walte"` 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 bui_l'ding to consolidate all Social .
Services functions under one . roof . They were looking;,for-, 21 ,000
square feet. After makingcontact 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 b"e',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 1'986, Walter Brothers comple.t'ed 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 worV,.ed,,
r '9
da 11 fp th= neade of tthc. public; for a ample DMV, EDD., IRS
and Social Security are all conveniently in one central location .
Additional benefits to the public from the South Higuera
_ oover.nment 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` P.rado Roads. Two floors of underground parking wit,11 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 eig.hty ..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
d
projects to come will not only meet government' s space .nees. but
also keep our tri-polar zoning working in a functional manner in
the future to come.
I
TRI-POLAR CENTER
In essence, everything -revolves -around • the " tri-polar"
zoning policy which was adopted by the City of San Luis Obispo in
the late . 1970' s, intended to' .keep governmental entities arid .
services within three distinct "poles within the City . The
logic was to make available government. services to 'the general
public in a compact area, so that those . without vehicles, for
. example, could - 'take a single bus to a specifitc location and
address many of their governmental needs. While. no :government
center initially existed at the current location . of the .Charles
I . Walter Center , the -City ' essentially -asked Don Walter. to
construct the facility , assuring some form of protection against
expanded zoning in the future. I recall the• analogy of the Field
of Dreams "build it and they will come" quota-tion being used in
one of the many- subsequent arguments at City Council hearings to
maintain the tri-polar policy , as Don- went to substantial .expense
to construct the Center, without a tenant base for *the fir..st few
years:
There have been numerous challenges .to the tri-polar- policy
over the past. decade, particularly , following the downturn . in .the
California real estate =market, ^when developers and banks had
substantial tenants at a discount. rate. . I would estimate that
Walter. Bros. 'Construction' Company: has spent thousands of .hours 'in
that -time . period-'soliciting the suppor-t of various Planning
Commission and ' Council members' within and, without the hearings,
and preparing documentation.'to . show the historical benefits of
the tri-polar policy , and the need to maintain its, basic
structure.
Quite .frankly , while we . continue to win_ .the war., we did lose!
some battles over the yeIars, .and there are "satellite" government
offices in various locations around San Luis• Obispo, which the
Council determined not for-be essential services with high traffic
volume ( i .e. , Regional Water ,.Quality . Cont_rol',:Board, California
Highway Patrol , etc. ) . Nevertheless, the basic structure of the
policy remains, due- almost entirely to the efforts of Walter
Bros. We believe that if even one of the several Council votes
over the years had been adverse on the issue o,f the basic- policy.,
the Walter Center would - have been substantially at risk , if not
gutted, particularly given the fact that Walter -Bros.-would not
have been allowed to compete .for private sector tenants under
several of the proposals; 'even though our first - choice is
government tenancy .
We have to ask ourselves whether-- another. developer. would .
have
-the contacts, wherewithal , or incentive to have fought this
fight over the years."
MAINTENANCE OF TRI -POLAR CONCEPT
It is essential that. the Walter Bros . diligently interact
with City officials . Plann.inq Commissioners and Council
members . to ensure that the " tri-polar" 2oninq ordinances
remain intact , and thereby to preserve governmental tenants
in the Charles 1. Walter Center . This must include regular
monitorinq of other development applications ,. and attendance.
at all hearings in which another property owner/developer
proposes expansion of governmental zoning , or ekception to
or termination of .the tri•-polar policy . Given the enormous
amount of vacant office space in San Luis Obispo. these
issues are freauent.ly brought before the City Council .
• ABILITY TO GENERATE/PRESERVE GOVERNMENT LEASES. AND TO
INTERACT WITH GOVERNMENT OFFICIALS
While other property managers may have limited er.perienc.e
with certain County . State . or Federal agencies. Walter .
Bros. can call on a broad ranqe of experience with virtually
every such agency . and can further utilize its previously-
developed network among leasinq agents within government
agencies to . ensure lease renewals and to generate new
leases.
PRO—ACTIVE COST REDUCTION POLICIES ( I .E. ASSESSMENT APPEALS,
ETC- )
Walter Bros. takes an aggressive role in seekino to reduce .
costs for the Center, as evidenced by the recent successful
property tax assessment appeal whereby $17 ,000.00 per year
in tax savings was achieved . As with the preservation of
the tri-polar policy . and consistent interaction with local
government officials, Walter Bros. can pass these savings on
to Government agencies.
THIRTY YEARS EXPERIENCE AS GENERAL CONTRACTOR
Walter Bros, has he.ld general engineering contracting and
general building contracting licenses for over 55 years. and
has intimate knowledge of all aspects of the' Charles I .
Walter Center. Substantial cost savings to the government
are achieved in avoiding contractor markups for management
of tenant improvements or space reconfiguration .
• ABILITY TO MEET DEMANDING REQUIREMENTS OF GOVERNMENT TENANTS
Governmental agencies are traditionally more secure, yet
more demanding tenants, in that the rental payments are
virtually assured , as are the reouirerrents for immediate
action when problems arise. Walter Bros . , and Don Walter
particularly , are on call 24 hours a day , and it is not
Uu_)u5u,:0 for oersonnel to respond- to emergencies thr"outlhur_rt.
rhat time 'period .
• FAS1 TRACKED PROJECTS'
When a reouest for new or remodeled, office space is .rec_eived
by Walter Bros... often the' aoverinment requires the space
virtually immediately . Walter Bros,. " has an excellent
reputation among government. - 'real- estate aae,nts for its
ability :to fast. track space proCUrement and' remodel project
to meet the government agencies ' schedules.
I
i
♦ • • •� �
1
i
san Luis • : • •
city of san lui —1 U) NOUX4AWO)
OOMMUNfTY OEVELOPMEIYT OEP/WTMENT •t0><f11
Poe Ofrios Box 321 — Son Luis Obi im.CA 93406—MS/541.1000 111 TM
August 13, 1979
Donald C. Walter
3230 South Higuera Street
San Luis Obispo, CA 93401
Subject: City-initiated Rezoni lication CR 0757
guera Stree
Planning Commission at its regular meeting of August S. 1979. took
act to approve the application to rezone property located at 3230
South Higuera from C-H (service commercial) to PF-S (public facility -
special considerations).Oistrict.
Theac Planning Candssion is a recomadation to the City
uled foa 1'e isnanceThis
the
no fitter has bgen tentatively
hearing City Counci 1 on•Tuesday,
r 4s 1979, however; this-datew should be verifiet-Wth V* City
Clerk's office:
If you have any further questions, please do not hesitate to contact our
office.
Sincerely.
.�PO-- --7
Glen Matteson
Planning Assistant
Gt4:md
Attachment: Draft Ordinance
cc: Merriam. Deasy b Whisenant. Inc.
ClsAn LUIS ®B1 0.
f®
( ComtAuNITY DEVELOPMENT DEPARn:1ENT- 990 PAIu STREET
PaatOtace fin. 311 Sen Luis Oot.vc.U 934060371 • ep,ty11000
January 9, 1984
Jack Vidra
Office of Space Management "
915 Capitol Mall
Sacramento. CA ,95814
Dear Mr. Miura.
I've been aware for sole time of the problems your agency has bad in
finding space.for-your EDD group in'onr city. and I wanted to commani-
cate.to yon our city's interests in assistiag you in locating their
offices or those of any other State offices into areas of aur dity
that.are properly zoned. Those it's good to bear that your agency is
noir 1peadug to the stsaeture at 3220 South 81guera Streste la that
the property is properly zoned and the building itself was originally
appslovad 'by the eity and constructed for the purpose of housing public
r aga wy offices.
Since 1978, aohen the City approved the resaaifig Of'two psvpert7o.it
bay been the City poli+ay to a000asage ass fat Clea bailfditlg b9 public
ague h the cooditipas of U" peons on this y
have cbeaged to allow Boas private agency Clientso it is clear that
Our City prefers that the straatare centime to have Public agency
tenants as its priority ase.
Its such, we have discussed the EDD use of the 3220 South Higuer&
street building with T. Keith Gurnee of Ricbmond Rossi "Outgomery
and Bill Todd of CalTraas and have concluded the followings .
a) Ualike the Padre Plaza space you have L been looking ate the EDD
use of the building requires no special use permits. 'it only
requires a Building.Permit.
b) If RR!! and you can get the tenant improvement drawings and
Building Permit application by j-,—anuary 16,198L0 we wily
pedite checking your Plans-
c) To the extent we can cooperate with you and Mr. Walters. the
building owners to gain the earliest possible occupancy date
for EDD. we will do so.
January 9. 1984
Paste 2
It has also come to my attention that the State Department of Parke and
Heaehca as Well at; the AlCoholic lievcrnve Control Ccmanlaclon mny Alvin
be looking; to relocate from their nresont locntlon 1n the CA11'rnn.: but 14-
Ing. I want to let you know that if this in the cane• we will cooperate
in relocating tbeae public agencies to a suitable site with proper zoning
Ln, our community. The building at 3220 South lliguera may be suitable
for these uses. as welt.
Please let me know 11 you have any questions regarding the city's posi-
tions or procedures regarding this matter.
Sincerely.
Toby Ross. Cosmunity, Development Director
City of San Luis Obispo. California
TR:vu
cc:T. Reith Gu=ee ;
r 8111 Todd, CslTrans
Jack Y.a>asey;.Space Plaming Croup
3220 SOUTH HIGUERA 4
SITE MAP '
W
� W
i•ilpitP"Km •• L.
C."ACA 3220 "'
mmawaoaiuFmml
ON
'o
o,
�,a0011.�f• aaaeaao
H
1
104
�o Ofo N /
nGdllllg uaua
Land Use Element Up. e
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.
'Phis section describes preferred locations for various types of facilities.
POLICIES
Public facilities
5.1 Government"offices that provide similar-types of services should be grouped for
efficuat.service delivery. Within any area shown as a preferred location for
public.des, then may be compatible private businesses, so long as they,do
not dispk"WwVm&ffed public agencies'
5.2 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 eeaeer(Figure 4). The following functions
should be located in the civic anter,.along with compatible b�isinesses:
der administration, finance►
A. " City councl offices and meeting kms,meat, utilities. and public works
X attorney, penounrl community P
administration and engineering.,.Any additional space for these functions
should be in or dose 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 thete functions should be provided
in or dose 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.
pnD: LUE-PU&VIP
41
CITY OF SAN; LUIS OBISPO
GONJEWSIMEM OFFICE LO. XTIONAL POLICIES
i. Introduction
i The "T'RIPOLAR" Concept
® A City-Wdated Idea
o A Long Standing Polity that is working
w A Sound Land Use Concept .
-A Solution that can grow and,continue to work
3, clsanging Government Office. Demand
e The "dropght" of MO-1984
46, Past and present at the South Higuera Social Services Center
o Recent Trends
Growth in-State OiBce Demand
eros social Serviees .
Prado - _ .....
Comw, 1MD; =0. Bldg. . . . : .
4. Tlie `diffusion" Concept
o Oveatimcintog a Good.City Poncy
s *Mile Use' vs. 'Professional Users"
s ='Public Use" vs 'Intensity of Use"
e TraMe Impact
e.. Conditions in other projects
Expanding the "TRIPOLAR" Concept
o Expansion and future vacancies at South Higuera Complex
e Transit Opportunities
s County Social Services Site
o North Prado Site
6. Recommendations
e Expand and guide the tripolar concept., . . don't trash it
o Consider any changes as part of,pending.General Plan Update
o Explore options with the County and property owners
CHARLES 1. WAIXER CENTER
S-YEAR PROJECTION OF AVAILABLE ,S
LEASE SPACE FOR GOVFRNMFNTOFFICES4f
140
128,360 S.F.
Tvr.i
120 aorsao
• wviiuus
100
W
a
oa
e�
e & .
ev
60 8 -
S.F
B
S 6 .
40 4
0 0O
i990 is9i Im- i99i 1994 l"s,
NFW CONSTRucnON
PROJE(-`M VACANCIES' it N r J
TOTAL,SPACE AVAILABLE
- r` Iis . f
NEW CONSTRUCTION G 0�
10/91 15.000 S.F. 2ND.FOORLADDITION TO BLDG.-IV 11G
B 7/02 30,000 S.F. BUILDING IX-2-STORY OFFICE BUILDING ON
CORNER Lt7T W/ UNDERGROUND PARKING-
C. 1/95 25.000 S.F. REMODEL AND ADDITION TO BLDG. I
PROJECTED VACANCIES
1. 4/90 800 S.F. BLDG. V
2- 9/90 440 SF. 'BLDG.:V -
3. 3/9L 5800 SF. BLDG. V
4, 10/91' 30,000SF:' BLDG: N(COUNTY SOCIALSERVICES)
T 3. 12/92 1150 S.F. BLDG. V
6. 10/93 170 S.F. BLDG: V
7.14/94 12,000 S.F. BLDG. IV
S. 7/95 8,000 S.F. BLDG. VI
`MAY 811 AS LATE AS lOM
CHRONOLOGICAL HISTORY!''OF GOVERNMENT TENANTS
WALTER BROS. CONSTRUCTION
CHARLES I . WAI,TKR CENTER
1975 County SLO Food Stamp Operation
1978 CA Dept 0 t'nr 1 -' 1
11J7ti County :.1.0
197H CA Employment DevcloPment De Pt . ( Ilk)ild t.0 Suit )
1979 City-initiated Rezoning (see ntt+sched letter dated August 1 :1 ,. 1979 )
1980 County SLO Social Services ( Expansion)
.1980 County SLO District Attorney - Family Support Division
1980 County Alcohol Abuse Program
1980 CA State Dept . of Housing
*trtkYrtk4nr�tltlt*trttlr7rYc.Yr.x'.fc*,rxitYr�t�t�t�tithyr7rytk*yrYrx*�t�FytyrycYrtryc*�tYcYrtytyr*rt7rtkkyr9cx.t�yilr-�t.lryc;ycilrklr
During the Period 1980 until 1984 . there Was a lack of government
tenants available for location or relocation to the Walter Brothers '
Charles I . Walter Center.
1984 City of SLO encourages State offices to relocate to 3220 South
Higuera Building (see attached letter dated January 9.,. 1984)
1984 CA Alcoholic Beverage Control
1984 CA Dept. of Industrial Relations
1984 CA EDD District Employment Tax Office .
1984 . CA Dept. Parks A-•Recreetioa District Office
1984 CA Dept. Parks 6 Recreation / Pismo Dunes Regional Office
1984 CA Dept. Consumer Affairs / Contractors State License .-Board
(Note: Above office missed on State's 5-year plan letter)
1984 CA State Compensation Insurance Fund
1985 US Social Security Administration
1985 US . Internal .Revenue Service
-1985 CA Dept. of Justice
1985 CA State Fire Marshall
1986 CA Dept. of Motor Vehicles (Build to Suit)
1986 CA DMV Driver Safety
1988 County of SLO Social Services (Expansion upon relocation :of County
District Attorney / Family Support Division)
1988 US Internal Revenue Service (Expansion)
1989 County of SLO Social Services (Expansion. Suite 303)
1989 County of SLO Social Services (Expansion. .Suite 325)
1989 County of SLO Social Services (Expansion upon completion of the
new City-County Library. Suite 204') ,
1989 CA Dept. of Justice (Expansion upon completion of the new City-
County Library)
1990 CA Dept . of Rehabilitation ( Build to Suit - Bldg. 7 ) :
1990 CA Dept. of Transportation / Right of Way Division
(Build to Suit - Bldg 7)
1990 CA Dept . of Corrections (Relocation 6 Build to Suit Bl:dg. 7 )
1990 County of SLO Social Services ( Expansion upon relocation of
CA Dept . of Corrections to Building Seven Project )
1990 CA State Compensation Insurance Fund. (Build to Suit .-; Bldg. 3 --
Expansion of South Higuera Tri Polar Area)
1990 CA Dept. of Consumer Affairs / Bureau of Automotive Repair
1990 CA DMV Driver Safety Office (Relocation)
r OCTOBER 1995
HISTORY OF GOVERNMENT TENANTS (CA STAT$ AND FEDERAL)
CURRENTLY IN THE CHARLES 1. WALTER CENTER
Since 1995 CA Office of Fleet Administration
3220 S. Higuera St. 0302A
Since 1995 CA Dept of Rehabilitation
3220 S_ Higuera St_ 0300
Since 1994 US Office of Hearings & Appeals
3220 S. Higuera St. #231
Since 1994 CA EDD District Tax Office TFtAINjV
3220 S. Higuera St. #102 �'.`�of WAt
Since 1993 CA Dept of Water Resources
3220 S. Higuera St. #1010 Me
y; ,
Since 1993 CA Dept of Water Resources 'a a !
3220 S. Higuera St. #304 c+
G
Since 1989 CA Cal Trane Right of Way If
3232 S. Higuera St- #200 �� RANc14.
Since 1989 CA Dept of Rehabilitation-
-.3232 S. Higuera St: #101
-Since 1988 CA Dept of Motor Vehicles (Driver Safety)
_._..__.. 3220S.. Higuera St. #307
Since 1987 US Social Security Administration
3240 S. Higuera Street #A
Since 1986 CA Dept of Motor Vehicles
3190 S. Higuera Street
Since 1985 US Internal Revenue Service
3220 S. Higuera #308/315/330
Since 1985 State Compensation Insurance Fund
3238 S. Higuera Street
Since 1984 CA Dept of Consumer Affairs
3220 S. Higuera St. #103A/C
Since 1984 CA Alcoholic Beverage Control
3220 S. Higuera St. 0305
1984-1994 CA EDD District Tax Office
_ 3220 S. Higuera St- #300
I Since 1984 CA State Parks & Recreation
3220 S_ Higuera St. #310/311
Since 1981 CA Dept of Housing
OCTOBER 1995
HISTORY OF GOVERNMENT TENANTS (CA STATE AND FEDERAL)
CURRENTLY IN THE CHARLES I. WALTER CENTER �t
3220 S. Higuera St. #103B
�! 6�
Since 1979 CA Dept of Justice (Narcotics)
3240 S. Higuera St. #B & C
Since 1978 CA Employment Development Dept
3196 S. Higuera Street
1977-1987 County of San Luis Obispo
3240 S. Higuera St. #A,B,C
(1987 moved to 3220 S. Higuera St. )
Since 1976 CA Dept of Corrections
3232 S. Higuera St. #102
1975-1993 County of San Luis Obispo
Social Services Department
3220 S. Higuera Street
111ALTH EROS. UNMUTION Co. W.
tE(EPNONE 8051543 SRS4
GENERAL ENGINEERING .CONTRACi.OR '
P. O BOX ROV SAN IUV., 0RISP0, CAI'II(IRNIA 4340(.
January 26, 1996
Mr. Allen Settle
Mayor
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Dear Mayor Settle:
As the owner and manager of .the government center on Soutli- `
Higuera Street. in San Luis Obispo -1 have some concerns I- would
like your assistance with.
First, I have been informed by the General Services
Administration that the Internal Revenue Service,. whose lease
expires February $79 1996, plans to move out of San Luis Obispo
sad consolidate its operations in Santa Maria. ,This plan does
not sake sense for many reasons, a few of which follow:
-- The rental..ratIi. in-aur.building is reasonable, and we have
iatoraed:.the..$ovet we are polling to negotiate on the future
mats! ;ate, as well as offers reduced space' if their office
space needs have deareased.
-- The employees have been offered an eight-plus percent pay
raise, plus mileage, to travel to Santa Maria to their jobs. I
an sure that under this plan- the* government's costs to provide
service to the taxpayers will increase, not decrease.
-- The, taxpayers of San Luis Obispo county travel heavily to the
local ZRS office, especially during tax season. This office sees.
scae Iof the highest. and most frequent public contact of any
government office in San -Luis Obispo. Taxpayers would be severely ,
Inconvenienced by the closure of the San Luis Obispo office.
Second, we have the Employment Development Department at 3196 So.
Higuera St. , located in 121,000 squarefeet; they have been
. located in this space since. April of 1979. . For the last few
years, we have heard rusors of SDD office closures, downsizing,
and consolidations. We have strived to work with the State, and
in so doing Lave been issued one! one-year extension on the lease,
which covered April 1, 1994 through !larch 31, 1995. At; that
time ,they issued an amendment to the lease which is on a month-.
/' ; to-month basis,' and covers .April` 1,- 1996 through May 31, 1997.
Nr. Allen Settle
1 . January 26, 1996
Page Two
1 feel tire imminent closure of either or both of t.h.ese government
offices would be detrimental to the public and Lo the City of San
Luis Obispo. Any assistance you can provide will be appreciated.
Thank you for your consideration.
Sincerely,
WALTER BROS. CONST. CO. , INC.
Donald C. Walter
President
Enclosures
i
%erving the i'iwple of California
S6tle 0 c'ahtnrnra / Health and Well.tre gem's t91P\Ndvur,C.CmTru"
MAR 1 5 1996
Mr. Donald C. Walter, President
Walter Bros. Construction Co., Inc.
P.O. Box 809
San Luis Obispo, CA 93406
Dear Mr. Walter.
Governor Wilson has asked me to reply to your letter concerning the Employment
Development Department's(EDD's) plans for future field operations at your property
located at 3196 South Higuera Street, San Luis Obispo.
All State agencies are in the process of restructuring their operations and revitalizing
their services in an attempt to maximize existing assets while moving into the automated
Age of Infomratfom The EDD has found that a positive by product of its strategic plan for
/ improved efficiency and better service is reduced statewide lease costs. Consistent with
EDWs Strategic Business Pian,field offices as we know them today,will downsize.
cm Iral'me andilor collocate With com;nur y partners to leverage combined resources.
An early draft of EDD's Strategic.Business Plan proposed downsizing San Luis Obispo.
-4dkZ.ecG rrt fms been.revised,and.lt#ras been�detem*19d that additional semi=will
rierndb t i$en:f`uts Obispo.'•The intent b to perform operations in San Luis Obispo at the
current loc affm The Department is currently analyzing its space needs and assessing
options to remain in your building. Once EDD fully assesses its facility needs in the
San Luis Obispo area,the Department will determine if mutually agreeable lease terms
can be negotiated.
Please direct any questions regarding this correspondence to Diana Dorsey at
(916) 653-6343.
'Sincerely.
MARK SANDERS
Deputy Director
Operations Branch
i' cc: Governor's Office Diana Dorsey, #47
Health and Welfare Agency Diego Haro, #918
Director's Office,#83 Norie Placak, #071
Employ DevelopwM Deparunerd/P.O.Box 826880/MIC 86/Sacramento U 94280-OWI
ANDREA H.SEASTRAND WAMNGTM Oma'
320 CANNON BmAwa
220 OMTR=.CAUFOa WASH MOTON.DC 20515
couu17EE5: ON)225-3901
SCIENCE Long to of the Sniteb *tatrg un ST°" u
TRANSPORTATION AND i525 A B^ &ARA. Suite 209
INFRASTRUCTURE SLANT(&wawµCA 93tOt
�ottge of �e�regentatibeg �) 7a
779 ossa STNEET,SurrE A-2
t4�a�ijington, W 20515-0522 Sm Luis Cam-%CA9=1
1905)5410170
August 13, 1996
Mr. Donald C. Walter
Walter Brothers Construction Co.,Inc.
Post Office Box 809
San Luis Obispo, California 93406
Dear Mr. Walter:
I have received a response from the Internal Revenue Service(IRS)concerning the rental of
office space for the San Luis Obispo post of duty.
According to the IRS;the project for consolidation of the San Luis Obispo and Santa Maria
offices has been re-evaluated. I was informed that it has been decided not to pursue this proposal
which has been deleted from the IRS Housing Plan for rent containment.
I was delighted to learn that IRS is currently planning to seek a long-term lease for five years,
and the project is in the approval state. Upon approval,the acquisition process will be conducted
under the usual competitive process,and you are certainly encouraged to offer your building to
meet the requirements of the Solicitation of Offers. Further,I was assured that if approval is not
received prior to the expiration of the current lease,the General Services Administration will
negotiate an extension.
Again,than you for contacting me to express your concerns. I was pleased to have been of
assistance to you in this regard.
Sincerely
An ea Seastrand
Member of Congress
t�
%ecving the People of California
Stme of Calitornia / Heafth and Welf.liv Agem N- 114-14.Mum.
3220 S. I liguera. Suite 102
N'�)Venlher 14. 1994 Ernployinent Tax District 011-tce
.#,out's San Luis Obispo. CA `).1401
Telephone (805) 549-3512
Walter Brothers
1) 0 Box 809
San Luis Obispo, CA 93406
Gcnticpersorts:
Providing the public with efficient service is governments 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 goverriment
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 contintie 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.
W1 Res
R4es
mo
y L Su;cal
Timo L. Su
(District Tax Ad inistrator
Employment Development Department
�_MAMH OROS. CONSTRUCTION CO., INE,
TELEPHONE 805/543-5854
A GENERAL ENGINEERING CONTRACTOR
P. O. BOX 809 SAN LUIS OBISPO. CALIFORNIA 93406
February 22, 1996
Mr. Tom Bordonaro
Assemblyman, 33rd District
1060 Palm Street
San Luis Obispo, CA 93401
Dear Tom:
I want to express my thanks for the support you have shown to
keep certain government offices in San Luis Obispo. I really
appreciated your efforts in getting the information regarding the
Employment Development Department's intention to keep their
office in San Luis Obispo. I am enclosing a copy of the letter
which I sent to their office for your information. It would seem
that problem is resolved for the time being.
` . I would likq very much to meet with you for lunch one day in the
near future, either here or in Sacramento. I realize that your
time in San Luis Obispo is limited and you have a full schedule.
Please let. me know the best time and place for you.
Once again, thank you for all of your help. It is good to know
that we have responsible people such as yourself working for us
in Sacramento.
Sincerely,
WALT S. CONST. CO. , INC.
Do C. Walter
President
Enclosure
TONY R.HOFFMAN OWEN F.BETTS
PRESIDENT SUSINESS MANAGER
SECRETARt-TREASUH:
Laborers' International Union of North America
LABOR TEMPLE A.F.L.-C.1.0. —Local 402
3440 EMPRESA DRIVE. SUITE 8 CENTRAL COAST COLINTIF_5
SAN LUIS OBISPO.CALIF,93401 306.8 N SLOSSER
•r<e^"+qb SANTA MARIA,CALIF 9345
Tel.(805)543-6057 r... Tel (805)925.4330
c •• Fax(605)543.2108 Fax(805)925-0533
March 20, 1996
Senator Jack O'Connell
228 w, Carrillo, Suite F
Santa Barbara, CA 93101
RE: E.D.D. location on South Higuera Street, San Luis Obispo
Senator O'Connell:
I have recently been made aware that the EDD is considering
moving from its location on South Higuera Street in San
Luis Obispo and relocating in Santa Maria. I would like to
voice my opposition to such a move.
As Business Manager of LAborers' Local #402, I represent
about 400 members in San Luis Obispo County. Our Local
Union offices are located off South Higuera Street,
approximately four blocks from the current EDD/Government
Center. The location is very convenient for our out of
work members, who wait every morning at the Union Hall in
hopesd of being dispatched to a job. It would prove to be
a hardship for many of them if it were relocated to Santa
Barbara County.
Again, I want to urge you to use your influence in
retaining the EDD Offcies in their current San Luis Obispo
location. Convenience for the citizens should be a goal of
the EDD.
Thank you for your consideration.
Very truly yours,
�,,�,�
, )
Owen F. Betts
�tY 'O
* 444
o
pcityo s- An- WIS ®BI .
t5 OFFICE OF THE CITY COUNCIL
!4/S O� Post Otfioe Box 8100 San Luis Obispo,CA 93403-8100 805!)81-7119
February 9, 1996
Jack O'Connell
State Senator, 18th District
1260 Chorro Street
San Luis Obispo, CA 93401
Dear Senator O'Connell:
Recently,your office was contacted by the owner and manager of the government center on South Higuera
Street in San Luis Obispo,Donald Wafter,regarding the potential relocation of a state office.to anothercity.
We share his concerns and request your assistance.
The Employment Development Departmenfat 3196 South Higuera Street has been located in this space
since April of 1979. For the last few years,we have heard rumors of EDD office closures,downsizing and
consolidations,and they have recently converted their lease to month-to-month, covering the period from
April 1, 1995, through May 31, 1997.
We.have consistently expressed our interest in retaining all state offices presently.in the:ity and have
established land'use policies to encourage their location in the area of Mr.Walters property. These policies
exist in order to encourage convenient public access to these important services.`Obviously;a relocation
of EDD out of the city limits would severely impact accessibility to these services by our citizens,especially
those with transportation limitations-the elderly, the poor, those with disabilities.
In addition,we are also concerned about what seems to be the imminent relocation of the IRS from our city.
We also hear persistent and disturbing rumors about the possible move of the Caltrans administrative staff
to other communities (e.g. Fresno). For your information, I have attached letters to Senators Boxer and
Feinstein and Congresswoman Seastrand that address these concerns.
Any assistance that you can provide will be greatly appreciated.
Sincerely,
Allen K. Settle
Mayor
Attachments
c: City Council
Victoria Bradshaw, EDD Director
SLO County of Board of Supervisors
Donald Walter
The City of San Luis Obispo is committed to indude the disabled in all of in services,programs and activities. ps
I r—1 t Telecommunicn6ons Device for the Deaf(805)781.7410. 10
ALTER hH. EWTHETIR C0 , We
TELEPHONE 8051543.5854
GENERAL ENGINEERING CONTRACTOR
P. O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
February 7, 1996
The Honorable Barbara Boxer
U.S. Senate
1700 Montgomery Street, #240
San Francisco, CA 94111
Dear Honorable Senator Boxer:
As the owner and manager of the government center on South
Higuera Street in San Luis Obispo, I have a concern I would like
your assistance with.
I have been informed by the General Services Administration that
the Internal Revenue Service, whose lease expires February 27,
1996, plans to move out of San Luis Obispo and consolidate its
operations in Santa Maria. This plan does not make sense for
many reasons, a few of which follow:
-- The rental rate in our building is reasonable, and we have
informed the government we are willing to negotiate on the future
rental rate, .as well as offering & •.reduced space if their office
space needs b'ave decreased.
-- The employees have been offered an eight-plus percent pay
raise, plus mileage, to travel to Santa Maria to their jobs. I
an sure that under this plan the government's costs to provide
service to the taxpayers will increase, not decrease.
-- The taxpayers of San Luis Obispo county travel heavily to the
local IRS office, especially during tax season. This office sees
some of the highest and most frequent public contact of any
government office in San Luis Obispo. Taxpayers would be severely
inconvenienced by the closure of the San Luis Obispo office. In
addition, over the years covering the Government's tenancy of the
space, the Government has invested in many tenant improvements
such as security systems and a special telecommunications room,
all representing a significant investment in the leased space.
Thank you for your consideration.
Sincerely,
WALTER BROS. CONST. CO. , INC.
onald C. Walter
President
Enclosures
_.3
H.h S. CONSTRUCTION U41 h 4
1AITER
TELEPHONE $051543.5854
GENERAL ENGINEERING CONTRACTOR
P.O. BOX 809 SAN LUIS 0815P0, CALIFORNIA 93406
February 7 , 1996
The Honorable Dianne Feinstein
U.S. Senate
1700 Montgomery Street, *305
San Francisco, CA 94111
Dear Honorable Senator Feinstein:
As the owner and manager of the government center on South
Higuera Street in San Luis Obispo, I have a concern I would like
your assistance with.
I have been informed by the General Services Administration that
the Internal Revenue Service, whose lease expires February 27,
1996, plans to move out of San Luis Obispo and consolidate its
operations in Santa Maria. This plan does not make sense for
many reasons, a few of which follow:
-- The rental rate in our building is reasonable, and we have
Informed the government we are willing to negotiate on the future
rental rate, as well as offering a reduced space if their office
space needs have decreased.
The employees have been offered an eight-plus percent pay
raise, plus mileage, to travel to Santa Maria to their jobs. I
an sure that under this plan the government's costs to provide
service to the taxpayers will increase, not decrease.
-- The taxpayers of San Luis Obispo county travel heavily to the
local IRS office, especially during tax season. This office sees
some of the highest and most frequent public contact of any
government office in San Luis Obispo. Taxpayers would be severely
inconvenienced by the closure of the San Luis Obispo office. In
addition, over the years covering the Government's tenancy of the
space, the Government has invested in many tenant improvements
such as security systems and a special telecommunications room,
all representing a significant investment in the leased space.
Thank you for your consideration.
Sincerely,
WALTER BROS. CONST. CO. , INC.
Donald C. Walter
President
Enclosures
TAITH OROS, CHHHUTION 049Wit
TELEPHONE 805%543 5854
/ GENERAL ENGINEERING CONTRACI!OR '
' P C7 Pox 809 SAN WIS OBISPI), CAMOPNIA 93406
March 19, 1996
Governor Pete Wilson
Governor' s Office
1st Floor, State Capitol
Sacramento, CA 95814
Dear Governor Wilson:
I want to thank you for having Mr. Mark Sanders reply to my
letter concerning the status of the Employment Development
Department' s field office in San Luis Obispo. I am pleased to
learn that the intent at the present time is to keep the office
here, perhaps even expanding it to compensate for closures of
other field offices. My concerns are not only for my business
interest in the . situation, but for this County and the effect
such a closure would have on our citizens. I agree with the plan
for more efficiency and better service, as well as reduced costs
wherever possible. I feel , however, that the relocation ofthis
office to another area would be a big blow to this County and the
large population that .it serves. I have expressed many times to
the State my, willingness. to talk about a long range plan that
could save the taxpayers money and give greater service to the
community. I am willing to talk rate, time and improvements.
I appreciate yo r efforts to keep me informed with regard to this
situation. I ook forward to working with you and others within
the State Gov rnment to attain a positive outcome for everyone.
Since ely ,
WAL HR CONST. CO. , INC.
Don 1 Walter
Pres nt
Post-rt"Fax Note 7671 OatuL�_ �'L cam► y
To n F►� ttpd-
cc./DW.,. Co
-- rw# no
FUMFax N
H
March 19, 1996
Mr. Mark Sanders
Deputy Director, Operations Branch
Employment Development Department
P.O. Box 826880
Sacramento, CA 94280
Re: Retention of Employment Development Department Office in San Luis Obispo
Dear Mr. Sanders:
It has come to my attention that the Employment Development Department is considering the
closure of its office in San Luis Obispo. Rumors of office closures, downsizing, and
consolidations have been circulating for some time. i believe that the office located on South
Higuera Street office in San Luis Obispo provides an extremely necessary service to the citizens
of San Luis Obispo County. It is my understanding the San Luis Obispo office is heavily used
and that the rental rate of the current location is reasonable. We have also been irtfumied by the
property owner that he is willing to negotiate the lease amount.
In conclusion,I believe that closing the San Luis Obispo office of the Employment Development
Department would be a severe inconvenience the our citizens and I encourage you to assist us
In our efforts the keep the office open.
may+
ROBERT E. HENDRIX
Comity Administrator
c -Board of Supervisors
Senator lack O'Connell
Assemblymen Ton►, Bordortaro
Congresswoman Seastrand
c_
Donald C. Walter, Property Owner
j
f
Charles I. Walter
Government Center
3190 - 3250 So I3iguera Street
San Luis Obispo
M ,Y
WALTER BROS. CONSTRUCTION CO., INC.
3220 S. Hl wm Street, Suite 301
San Luis Obispo, CA 93401
(805)543-5854
- 014
Man wMEbING. Umorlun AGENDA
- - DO Wo DATE-• a_ITEM #--�—
A GENERAL ENGINEERING CONTRACTOR= TELEPHONE 805/543-5854
P. O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
DATE: December �, 1996
T0: Arnold Jonas, Planning Dept . City of San Luis Obispo
.RE: Cowboys Kenny ' sro„ntry .Western Dance Hall .
FROM: Donald C . Walter
Following is a list of interested parties wl-o are planning to
speak this evening :
Vito Adragna State of California
Employment Dr-lvel.opment Dep,artn')ent
I_os Angeles
David Alvarez State of, California
Department of I'lotor Vehicles-Facilities
Sacramento
Larry Blakely State of California
Employment Development Department
Business Operations
Los Angeles
Rudy Engel US internal Revenue Service
San Luis Obispo
BrU'Ce D. 'Fraser , AIA Fraser' Seiple Architects
San Luis Obispo
Jerry Heminqer State of California
General Service=_ Adrtinis+rati.on
Sacraments,
Patricia Hoyo Department of Motor- Vehicle-.
San Luis Obispo
Donald C. Walter Walter Bros . Coast. Co. . Inc .
San Luis Obispo
r F
Elm_ IROS. CONSTRUCTION DO IN[$
TELEPHONE 805/543-5854
A GENERAL ENG_ INEERING CONTRACTOR
P.O. BOX 809 SAN LUIS OBISPO, CALIFORNIA "93406
December 2, 1996
Councilman Dave Romero
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Dear Councilman Romero:
With regard to the appeal by Mr. Bogdan and Mr. Shaw of the
decision by the Planning Commission to deny permission for a
country Western dance hall at 3046 South Hiauera Street.
We agree that San Luis Obispo can probably use an additional
dance hall and agree with Mr . Bogdan- that , his clients are
generally likely to be serious dance enthusiasts and not trouble
makers.
But we do not agree that problem of adequate parking can be
overcome, the situation as we perceive it is as follows:
a. The ordinance calculation of parking need ( 56 spaces)
seriously underestimates the actual number of cars that
would show up.
If Mr . Bogdan really does expect a maximum crowd of 300 to
400 dancers, this would generate a logical parking need of
over 200 spaces.
If we use the Uniform Building Code occupancy calculation
for "dance floors" of 7 square fleet per occupant (Table
10A) , a 3,094 square foot dance floor will hold 442 dancers,
again needing well over 200 parking spaces .
b. Regardless of what arrangements are or are not. made at
Cypress Plaza and Crammer Flowers, dancers would park on
Walter Brothers property - this is a simple issue of
greatest convenience and least resistance.
C. Any chance of dancers parking on Walter Brothers properties
is a clear conflict with the established policies and the
liability limitations of Walter Brothers' prime tenants and
endangers their leases . Walter Brothers has no choice but
to resist the location of a dance hall next door.
Another problem is the conflict of use. As everyone knows, work
is less restricted than ever to the hours of 9 am to 5 pm. The
presence of a large generator of traffic, noise, and activity
like a dance hall conflicts with ability of Walter Brothers '
tenants to comfortably use their offices in the evenings.
Finally , Walter Brothers and its tenants have a large concern
with .the potential of other, future tenants in this space if
Cowboy Kenny ' s moves or closes . The precedent of a nightclub at
3046 South Higuera Street could be responsible for a business
eventually movinq in that is in even greater conflict with its
neighbors.
To summarize., we don ' t doubt that Mr . Bogdan can put together a
quality operation that will fill a need in San Luis Obispo.
However , Walter Brothers would not be a responsible landowner and
landlord if we did not strongly resist this appeal - _this is just
the wrong place to put it .
Sincerely .
WALTER BROS. CONST. CO. , INC.
Donald C. Walter
President
.DCW/ag
CC. Vito Adragna, State of California
EDD, Los Angeles
David Alvarez , State of California
DMV-Facilities ,
Sacramento
Larry Blakely , State of California
EDD Business Operations,
Los Angeles
Rudy Engel , " IRS, San Luis Obispo
Jerry Heminger , State of California
General Services Administration ,
Sacramento
Fred Garcia, State of California
DMV-San Luis Obispo
i I
August 1996
Proposed
"Cowboys Kenny's"
Country-Western Dance Hall
3046 S. Higuera Street
San Lull Obispo
In conclusion,Walter Bros. Construction Co., Inca has not given permission
for the above to,park at the Department of Motor Vehicles or at any of the
Charles.L Walter Center locations.
WALTER BROS. CONSTRUCTION:CO.,INC.
3220 S. Higuera Street, Suite 301
San Luis Obispo, CA 93401
(805)543-58.54
MAIT 10 0-W. IMTRUETHN EL
TELEPHONE 805/543-5854
A GENERAL ENG.INEER.ING CONTRACTOR
P.O. BOX 809 SAN LUIS OBISPO,CAUfORNIA 93406
RECEIVED
AUG 2 71996
August 26, 1996
City of San Luis Obispo Planning Department
For the Attention of Pam Ricci
990 Palm Street
San Luis Obispo, CA 93401
Rep Permit for "Cowboy Kenny ' s"
Dear Pam:
With regard to the. proposal by Mr. Ken Shaw and Mr. Bill Bogdan
to open "Cowboy Kenny' s" a country-Western dancehall at 3046 S.
Higuera Street in 'San Luis Obispo, and .their -application for a
planning permit.
This letter is to reiterate the concerns I voiced to you during
our . recent telephone conversation. We understand that these
parties have informed the City that , the Department of Motor
Vehicles parking lot will be. avai.lable for their use. This is
not true. Mr. 'Shaw and Mr. Boadan do not ' have permission from
either Walter Bros. Const. Co. , Inc.,,. the. Department of Motor
Vehicles or the Employment Developement Department to use parking
spaces at 3190 or 3196 ,S- Higuera Street.
It is my belief that parking for. the patrons of "Cowboy Kenny's'
would spill over first into the parking lot of the DMV (3190 S.
Higuera - St. ) , then the EDD (3196 S. Higuera St. ) and then
Possibly into the parking structure behind the Charles I . Walter
Center (3220' S. Higuera St. ) . This would have. an impact on the
operations of the tenants of these buildings, most of all on the
Department of. Justice who operate around. the clock if needed:
Parking used for Saturday afternoon dancing lesson customers
would create problems for the Department of Motor Vehicles who
schedule driver' s training sessions on Saturdays.
In additions, we have a lona term tenant that works 3 shifts, 7
days a week , we. are concerned about interference with their
business operations. Plus a larae number of people ' coming to
"Cowboys Kenny's" . would mean trash, such as broken bottles and
cans. and damaged landscape creating extra work for our
maintenance staff, and added liablity.
- �-19
i
Just to reiterate. while we support a new business co mino into
San Luis and providino leisure activities. it cannot be at the
expense, of our tenants or property . "Cowboy Kenny ' s_ " is not,
allowed to use any of the parking at these locations.
If you have any questions, ,please contact meat 543-5854.
Sincerely ,
WALTER BROS. CONST. CO. . INC.
/onaldC. Walter
DCW/ag
1
STATE OF CALIFORNIA=BUSINESS.TPA NSPORTATIO.. JUSING AGENCY - PETE WLLSON.Go mor
DEPARTMENT OF MOTOR VEHICLES
SAN LUIS 081-SPO FIELD OFFICE
3190 SOUTH HIGUERA STREET
V LUIS OBISPO.CA 93401
RECE� VE
D
August 29, 1996 SEP 4-11996
C nv jv� ce��
City of San Luis Obispo Planning Department LOAQVr
_Pam Ricci,Planner
990 Palm Street
San Luis Obispo,CA 93401
Dear Ms.Ricci:
Upon reading the Wednesday.August 21;1996 San Luis Obispo County Telegram Tribune newspaper,I became aware Mr.
Ken Shaw and Mr.Bill Bogdan woe applying for a planning permit to open a"Country Western Hall or Night Club"on
3046 South Higuera Street This is adjacent to my office,3190 South Higucm Street
After talking to Councilwoman Kathy Smith,I understand Mr.Ken Shaw and Mr.Bill Bogdan have implied to the council
the Department'of Motor Vehicles(DMV)has approved the use of our parking lot for patrons of"Cowboy Kenny's"to help
meet the parking space requirements for new busines.
For the record,the San I.ns Obispo Department of Motor Vehicles office,does notgive permission for"Cowboy Kenny"to
utilize our partung lot for their patrons.
Additionally,I have a strong apposition to suppgrtmg said business.I fear such an establishment will cause destruction to
our padmglot and increase our liability to our customem For example;broken glass and damaged shrubs will increase
possibilities of accidents to DMV Customers.
I plan to attend the October 9 City Council meeting. Per Councilwoman Kathy Smith,this is when"Cowboy Kenny's"
proposal will be addressed by the city council again.
If there is any confusion as to DMV's stand on this issue,I would encourage you or anyone to contact me at(805)543-9366.
Sincereh-
O&a:Manager,
San Luis Obispo DMV
cc: Barry Karlskint,Chairman of Planning Commission
Kathy Smith,Councilwoman
Guy Gagliardi,DMV Region IV Administrator
Mike Luttig,DMV Hdqtr.Facilities
A Public Service Agency a'
1
HISTORY OF PADRE PLAZA AND CHARLES I . WALIER CENTER
At its conception the lonq range plan for Padre Plaza was a
retail commercial plaza . The original goal in 1977. was for seven
.bu.ildings, 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 Hiquera
Street. This was built as a deli - liquor store to be owned and
operated by Walter Bros. Construction. In addition to the 4, 500.
square foot store, there was an additional 31500 square feet of
leasable space built, making the total square footage of the
building 8,000 square feet.
The County ofi. 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. Bui.lding #2, was constructed in 1978 and in 1985. was
re-leased to the Federal Social Security Administration.
In 19781, 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.
i
jr, 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 oovernment functions so the public would not
have to make several stops to meet their needs . This has worked
13r=l i fPr the r16rrd6 of the public , for example UIhV, 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
pullout 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 1999 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.
TRI-POLAR CENTER
n essence, everything revolves- around the "tri-polar"
zoning policy which was adopted by the City of San' Luis Obispo in
the late 1970".s, intended to keep governmental entities and
services within three distinct "poles" within the City , The
logic was to make available government services to the general.
public in a compact area , so that those without vehicles, for
example., could take a single bus to a specific location and
address many . of their governmental needs. While no government
center initially existed at the current location of the Charles
I . Walter Center, , the City essentially asked Don Walter to
construct the facility , assuring some form of protection against
expanded zoning in the future. I recall the analogy of the Field
of Dreams "build it and they will come" quotation being used in
one of the many subsequent arguments at City Council hearings to
maintain the .tri-polar policy , as Don went to substantial expense
to construct the Center, without a tenant base 'for the first few
years.
There have been numerous challenges to the tri--polar policy
over the past decade, particularly followingthe downturn in the
California . real estate market, when developers and banks had
substantial tenants at a discount rate. I would estimate that
Walter - bros. Construction Company has spent thousands of hours 'in
-that time period .soliciting the support of various Planning
Commission .and Council members within and without the hearings,
and preparing documentation to show the historical benefits of '
the tri=polar policy , and the need to maintain its basic
structure.
Quite frankly , while we continue to win the war, we did lose+
some battles over the years, and there are "satellite" government
offices in various locations around San Luis Obispo, which the
Council determined not to be essential services with high traffic
volume ( i .e. , Regional Water Quality Control Board, California
Highway Patrol , etc. ) . Nevertheless, the basic structure of the
policy remains, due almost entirely to the efforts of Walter
Bros. We believe that if even one of the several Council votes
over the ' years had been adverse on the issue of the basic policy ,
the. Walter Center would have been substantially at risk , if not
gutted , particularly given the fact that Walter Bros. would not
have been . al.lowed to compete for private sector tenants under
several of the proposals, even though our first choice is
' government tenancy .
We have to ask ourselves whether another developer would
have the contacts, wherewithal , or incentive to have fought this
fight over the years.
• MAINTENANCE OF TR1 -POLAR CONCEPT
It is es=ential that. the Walter Bros . diliqently interact
with City officials . Planning Commissioners and Council
members, to ensure that the " tri- polar" 2oninq ordinances
remain intact . and thereby to preserve governmental tenants
in the Charles I . Walter Center . This must include regular,
.monitoring of other development applications , and attendance
at all hearinus in which another property owner/developer
proposes_ expansion of governmental zoninq , or exception to
or termination of the tri-polar policy . Given the enormous
amount of vacant office space in San Luis Obispo. these
issues are frequently brought before the City Council .
r ABILITY TO GENERATE/PRESERVE GOVERNMENT LEASES AND TO
INTERACT WITH GOVERNMENT OFFICIALS
While other property managers may have limited experience
with certain County , State, or Federal agencies. Walter
Bros . can call on a broad ranqe of experience with virtually
every, such agency , and can further utilize its previously-
developed network among leasing agents within government
agencies to ensure. lease renewals and to qenerate new
leases.
• PRO-ACTIVE COST REDUCTION POLICIES ( I .E. ASSESSMENT APPEALS,
ETC. )
Walter Bros. takes an aggressive role in seekinq to reduce
costs for the Center , as evidenced by the recent successful
property tax assessment appeal whereby 517 ,000.00 per year
in tax savinq_s was achieved . As. with the preservation of
the tri-polar policy , and consistent interaction with local
government officials . Walter Bros . can pass these savings on
to government agencies.
• THIRTY. YEARS EXPERIENCE AS GENERAL CONTRACTOR
Walter Bros. has held general engineerinq contracti'nq and
general building contracting licenses for over' 55 year's: and
has intimate knowledge of all aspects of the Charles I .
Walter Center. Substantial cost savings to the qovernment
are achieved in avoiding contractor markups for manaq_ement
of tenant improvements or space reconfiguration .
• ABILITY TO MEET DEMANDING REQUIREMENTS OF GOVERNMENT -TENANTS
Governmental aq_encies are traditionally more secure, yet
more demanding tenants, in that the rental payments are
virtually assured , as are the requirements for immediate
action when problems arise . Walter Br-os. , and Don Walter
particul"arly , are on call 24 hours a day , and it is not
I
_n-cusu,+ 1 for personnel to respond td eme genc:ies thraudhoc_ct
that time per-iod .
FAST TRACKED PROJECTS
When a request for new or remodeled office space is received
by Walter Bros. . often the government requires the sDace
virtually *-immediately . Walter Bros . has an excellent
reputation . among .government - real estate agents for its
ability to fast track space procurement and remodel oroj'ect
to meet the government agenciesscheduIers
c. .•., "'o����t
♦ •��e�I •
� • •• ��
• � � s �• �
t'oav�■®s m �,
� �mr �• �► �f�'3nrr�
Cim CENTER
HEALTH CARE
AREA
.� AREA
FIGURE 5
city
Of
PUBLIC FACILITIES AREAS
san Luis • : • •
W.
i�
Nr. Allen Settle
January 26, 1996
page Two
1 fuel the imminent clostaree of ci Cher or hot.h .of these government
offices would be detrimental to the public and to Cher City of San
Luis Obispo. Any assistance you can provide will he appreciated.
Thank you .for your consideration.
Sincerely,
WALTER BROS. CONST. CO. , INC.
Donald C. Walter
President .
Enclosures
i
rw a
J -{ '•iving the People of California ,
-! -- Nime X11 C.ddrtrnia! Health and Welf.vr• 4r;rnq --------- — 1'�Ir Wdwxt•CAM-rno,
MAR 1 S 1996
-1 ;'06:1)r:03-018
Mr. Donald C. Walter, President
Walter Bros. Construction Co.. Inc.
P.O. Box 809
San Luis Obispo, CA 93406
Dear Mr. Walter.
Governor Wilson has asked me to reply to your letter concerning the Employment
Development Department's(EDD's) plans for future field operations at your property
located at 3196 South Higuera Street,San Luis Obispo.
All State agencies are In the process of restructuring their operations and revitalizing
their services in an attempt to maximize existing assets while moving into the automated
Age of Infonnatieon. The EDD has found that a positive by pmduct of its strategic plan for
improved e .y and better service is reduced statewide lease costs. Consistent with
EDD's Strategic Bre Plan,field offices as we hww them today,wiu downsize.
centralize and/or coffooste with community partners to leverage combined resoumes.
An early draft of EDO s Strategic-Business Phar proposed downsizing San Luis Obispo.
Ubstdm A n-ties been revised,and b hesteM deWmIl ed IW additional semi=will
-.remain in San.�.Obi '1Th
spo..• e intent.Is to perform operations in San Lulls Obispo at the
current location. The Department is currently analyzing its space needs and assessing
options to remain in your building. Once EDD fully assesses its facility needs in the
San Luis Obispo area,the Department will determine if mutually agreeable lease terms
can be negotiated.
Please direct any questions regarding this correspondence to Diana Dorsey at
(916)653-6343.
Sincerely. -.-- • ._ . M .
MARK SANDERS
Deputy Director
Operations Branch
it cc- Governors Office Diana Dorsey, #47
Health and Welfare Agency Diego Ham, #918
Directors Office, #83 Norie Placak, #071
Endo�oevetWmeM oam"nient/P.O.Box 626M/MIC 86 1 Sacramento U 9429()_0001
ANDREA H.SEASTRAND WASNNOTON OFFICE:
22o DISTRICT.CauFoa" _ 120 CANNON SOLLOINO
. - WASwnaTON,DC 20515
cob OWIMEES: - 4&1226-9BD1
SCIENCE
TRANSPORTATION AND Congregg of the Onitea *taftl STATE SUITE 205
' INFRASTRUCTURE
300119e of Reprto ntatiba s"NT"150515)89'`�"'o'
778 OSOS STREET.Sum A-2
Masbington, ;DC 20515-0522 SAN LUIS DaSao,CA 9340;
leosi sal-01io
August 13, 1996
Mr. Donald C. Walter
Walter Brothers Construction Co., Inc.
Post Office Box 809
San Luis Obispo, California 93406
.Dear Mr-. Walter
I.have received a response from the Internal Revenue Service(IRS)concerning the rental of
office space for the San Luis Obispo post of duty.
According to the IRS,the project for consolidation of the San Luis Obispo and Santa Maria
...offices has been re-evaluated. I was informed that it has been decided not to pursue this proposal.
which has been deleted from the IRS Housing Plan for rent containment.
I was,delighted to learn that IRS is currently planning to seek_a long-term lease for five years,
and the project.is in the approval state. Upon approval,the acquisition process will be conducted
under the usual.competitive process,and you are certainly encouraged to offer your building to
meet the requirements of the Solicitation of Offers. Further,I was assured that if approval is not
received prior to the expiration,of the current lease,the General Services Administration will
negotiate an extension'.
Again,thank you for contacting me to express your concerns. I was pleased to have been of
assistance to you in this regard.
Sincerely
Seastrand
Member of Congress
r, 7 tirrvutg dir• People 01 Calit(mta
tit.nr of ( alnurnia 1 Health and M-1f.ire Agee Pete Mum,(en^Ivnln
3220 S. I liguera. Suite 102
N.oVeniher 14. 1994 . 1Emplovment l•ax District Office
• YIIIYtII Safi Luis Obispo.CA ')1401
Telephone (805) 549-3512
Walter Brothers
P O B<ix 809
San Luis Obispo, CA 93406
Gcntlepersons:
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
goveinment,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
tome, our-clientele,this'may even make it impossrible 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 contintie 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.
3Ta�x
strator
Employmem Debekwment Depanment
AMR BOOS. IOUTHUETION E081 INES
A GENERAL ENGINEERING CONTRACTOR TELEPHONE 805/543-5854
P. O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
February 22, 1996
Mr. Tom Bordonaro
Assemblyman, 33rd District
1060 Palm Street
San Luis Obispo, CA 93401
Dear Tom:
I want to express my thanks for the support you have shown to
keep certain government offices in San Luis Obispo. I really
appreciated your efforts in getting the information regarding the
Employment Development Department's intention to keep their
office in San Luis Obispo. I am enclosing a copy of the letter
which I sent to their office for your information. It would seem
that problem is resolved for the time being.
I would like very much to meet with you for lunch one day in the
near future, either here or in Sacramento. I realize that your
time in San Luis Obispo is limited and you have a full schedule.
Please let me know the best. time and place for you.
Once again, thank you for all of your help. It is good to know
that we have responsible people such as yourself working for us
in Sacramento.
Sincerely,
WALT S. CONST. CO. , INC.
Do C. Walter
President
Enclosure
TONY R.HOFFMAN
PRESIDENT ETOWEN F,BTS
BUSINESS MANA(;FR
SECRETARY-TREASt_l !c
Laborers' lnternational -Union of north America
LABOR TEMPLE A.F.L. C.1.0. —Local 402
3440 EMPRESA DRIVE.SUITE B CENTRAL COAST COUNTIFS
SAN LUIS OBISPO.CALIF,§3407 306.13 N. BLOSSER
SAWTA MARIA,CALIF..9345-
r� •"' Tel.(805)543-6057 {:r ... Tel. (905I 95.4330
a ' Fax(805)543-2108 Fax(805)925.0533
March 20, 1996
Senator ,lack O'Connell
228 .w. Carrillo; Suite F
Santa Barbara, CA 93101
RE: E.D.D., location on South Higuera Street, San Luis Obispo
Senator O'Connell:
I have .recently been made aware that the EDD is considering
moving :from 'its location on South Higuera Street in San
Luis Obispo and relocating in Santa Maria. I would like to
voice my opposition to such a move.
As Business Manager of LAborers' Local #402, . I represent
about 400 members in San Luis Obispo County. Our Local
Union offices - are'- .`located off South: Higueia Street,
approximately four..blocks from the current EDD/Government
Center: The location is very ` convenient for our out of
work members, .,who . wait every morning at the Union ',Hall in
hopesd of being dispatched to a job, It would prove to be
a hardship for many of them if it were relocated to Santa
Barbara County.
Again, I want to urge you to use your influence ' in
retaining the EDD Offcies in their current San Luis Obispo
location. Convenience for the citizens should be a goal of
the' EDD.
Thank you for your consideration.
Very truly yours.
Owen P. Betts
G�tY 0
rn Q 44 O city of sAn luis oBispo
N OFFICE OF THE CrrY COUNCIL
!4I s OQ' Post Orrtce Box 8100 • San Luis Obispo,CA 93403-8100 • 8051781-7119
February 9, 1996
Jack O'Connell
State Senator, 18th District
1260 Chorro Street
San Luis Obispo, CA 93401
Dear Senator O'Connell:
Recently,your office was contacted by the owner and manager of the government center on South Higuera
Street in San Luis Obispo,Donald Walter,regarding the potential relocation of a state office to another city.
We share his concerns and request your assistance.
The Employment Development Department at 3196 South Higuera Street has been located in this space
since April of 1979. For the last few years,we have heard rumors of EDD office closures,downsizing and
consolidations, and they have recently converted their lease to month-to-month, covering the period from
April 1, 1995, through May 31, 1997.
We have consistently expressed our interest In retaining all state offices presently In the city and have
established land use policies to encourage their location in the area of Mr.Walter's property. These policies
exist in order to encourage convenient public access to these important services. Obviously, a relocation
of EDD out of the city limits would severely impact accessibility to these services by our citizens,especially
those with transportation Imitations—the elderly, the poor,those with disabilities.
In addition,we are also concerned about what seems to be the imminent relocation of the IRS from our city.
We also hear persistent and disturbing rumors about the possible move of the Caltrans administrative staff
to other communities (e.g. Fresno). For your information, I have attached letters to Senators Boxer and
Feinstein and Congresswoman Seastrand that address these concerns.
Any assistance that you can provide will be greatly appreciated.
Sincerely,
Alien K. Settle
Mayor
Attachments
c: City Council
Victoria Bradshaw, EDD Director
SLO County of Board of Supervisors
Donald Wafter
3�
QThe city of San Luis Obispo is camnitted to include Ore disabled in all of its services.ProOrarns and activities. A
Tefecommunirations Device for dw Deaf(805)781-7410. Ir
ALTER EROS. COUTORTIR E049 We
TELEPHONE 805/543-5854
GENERAL ENGINEERING CONTRACTOR
P. O. BOX 809 SAN LUIS OBISPO. CALIFORNIA 93406
February 7, 1996
The Honorable Barbara Boxer
U.S. Senate
1700 Montgomery Street, #240
San Francisco, CA 94111
Dear Honorable Senator Boxer:
As the owner and manager of the government -center on South
Higuera Street in San Luis Obis_po, .I have a concern I would like
your assistance with.
I have been informed by the General Services Administration that
the Internal Revenue Service, whose lease expires February 279
1996, plans to move out of San Luis Obispo and consolidate its.
operations in Santa Maria. This plan does not make sense for
many reasons, a few of which follow:
-- The rental rate in our building -is reasonable, and .we -have
Informed, the government we are willing. ;to negotiate .:on:the ,future
rental rate, ms well as offering a reduced space if Ajieir office
space needs have decreased.
The employees have been offered an eight-plus percent pay
raise, plus mileage, to travel to Santa Maria to their jobs. 11
an sure that under this plan the governaent's costs to provide
service to the taxpayers will increase, -not decrease.
-- The taxpayers of San Luis Obispo county travel heavily to the
local IRS office, especially during tax season. This' office. sees
some of the highest and most frequent public contact, of any
government office in San Luis Obispo. Taxpayers would be severely
inconvenienced by the closure of the San'Luis Obispo office. In
.addition, over the years covering the Government's tenancy of the
space, the Government has invested in many tenant improvements
such_ as security systems and a special telecommunications room,
all representing a significant investment in the leased space..-
Thank you for your consideration.
Sincerely,
WALTER-BROS. CONST. CO. , INC.
konal/dC. Walter
President
Enclosures
1A[TiD EROS. CONSTRUCTION CO., INC.
TELEPHONE 8051543-5854
GENERAL ENGINEERING CONTRACTOR
P.O. BOX 809 SAN LUIS OBISPO, CAUroRNIA 93406
February 7, 1996
The. Honorable Dianne Feinstein
U.S. Senate
1700 Montgomery Street, #305
San Francisco, CA 94111
Dear Honorable Senator Feinstein:
As -the owner and manager of the government center on South
Higuera Street in San Luis Obispo, I have a concern I would like
your assistance with.
I have been informed by the General Services Administration that
the Internal Revenue Service, whose lease expires February 27,
199610' plans to move out of San Luis Obispo and consolidate its
operations in Santa Maria. This plan does not make sense for
sany reasons, a'few of which follow:
=- The, rental rate in our building is reasonable, and we have
informed the government we are willing to negotiate on the future .'
rental rate;"as well as offering a reduced space if their "office
space needs hhve decreased.
.?he. employees have been offered an eight-plus percent .pay
raise,.`plus mileage, to travel to Santa Maria to their jobs'. I
_am sure that under this plan the government's costs to- provide
service to the taxpayers will increase, not decrease.
-- The taxpayers of San Luis Obispo county travel heavily to the
local IRS office, especially during tax season. This office sees
some-of the highest and most frequent public contact of any
government office in San Luis Obispo. Taxpayers would be severely
inconvenienced by. the closure of the San Luis Obispo office. In
addition, over the years covering the Government's tenancy of .the .
space,. the Government has invested in many tenant improvements
such as security systems and a special telecommunications room,
all representing a significant investment in the leased space.
Thank you for your consideration.
Sincerely,
WALTER -BROS. CONST. CO. , INC.
Donald C. Walter
l President
J Enclosures
MHUR We UNIMUTION 104) WIG
TELEPHONE 805:543 5H54
GENERAL ENGINEERING CONTRACTOR '
' I' U BOX bQy SAN R)IS r)BlY' ). ( Atli ORNIA 93406
March 19. 1996
Governor Pete Wilson
Governor's Office
1st Floor, State Capitol
Sacramento. CA 95814
Dear Governor Wilson:
I want to thank you for having Mr. Mark Sanders reply to my
letter concerning the status of the Employment Development
Department's field office in San Luis Obispo. I am pleased to
learn that the intent at the present time is to keep the office
here, perhaps even expanding it to compensate for closures of
other field offices. My concerns are not only for my business
interest in the situation, but for this County and the effect
such a closure would have on our citizens. I agree with the plan .
for more efficiency and better service, as well as reduced costs
wherever possible. I feel , however, that the relocation of this
office .ta another area would be a big blow to this County and the
large population that it serves. I have expressed many times to
the State my. willingness to talk about a long range plan that
could save the taxpayers money and give greater service to the
community. I am willing to talk rate, time and improvements.
I appreciate yo r efforts to keep me informed with regard to this
situation. I oak forward to working with you and others within
the State Gov rnment to attain a positive outcome for everyone.
Since ely ,
WAL BR CONST. CO. , INC.
Don1 Walter
Pres ' nt
Post.1f Fax Note 7671 Da"'q- I'L Vag"
to n Fwm ,:
Co.
F=• Phone 1 -�g� _ vU l t
Fax M Fac N
March 19, 1996
Mr. Mark Sanders
Deputy Director, Operations Branch
EnVkTnwd Development Department
P.O. Box 826880
Sacramento, CA 94280
Re: Retention of Employment Development Department Office in San Luis Obispo
Dear Mr. Sanders~
It has came to my attention that the Employment Development Department is considering the
closure of its office in San Leis Obispo. Rumors of office closures, downsizing, and
consolidations have been chcalating for same time. I believe that the office located on South
¢ Higaera Street office in San Luis Obispo provides as extremely necessary service to the citizens
v of San Luis Obispo County. It is my mudentandittg the San Luis Obispo office is heavily used
and that the rectal meof the cmmvw location is reasonable. We have also been informed by the
property owner that he is willing to negotiate the lease amount.
In conclusion.I believe that closing the San Luis Obispo office of the Employment Development
Department would be a severe inconvenience the our citizens and I encourage you to assist us
In cur efforts the beep the office open.
may+
ROBERT E. BENDRDL
County Administrata
c -Board of Supervisors
Senator Jack Mennell
Assemblymm Tom Bordonaro
Congresswoman Seastrand
�s
Donald C. wafter, Property Owner
C 51'1
. t ��
OOMMUNRI�OEVEIOPMENTO M HENTOf •S
PoO>tg >1dt1eM
Pow Office Bos 321 San Luis Ob1ePo,CA 93406— 805/541-1000
August 13. 1919
Donald C. Walter
3230 South Higuera Street
Sae Luis Obispo, CA 93401 I
sub3ect: City-initiated Rezoni lication CR 0757
guera tree
Thq Planning Commission at Itsregularmeeting of August 8. 1979, took
act to approve the application to rezone property located at 3230
South Higuera from C-H (service commercial) to OF-4 (public facility -
special considerations).01strict.
The lapMng Commission is a. r�ecamsAendetion to the City
re
is not final. ' This eiaUer Nes baen- tentatively
led for a pdblic. heaM>ng_before the city Council oW Tuesday,
amber..49 1979: however; this date-should be verifi6tvith the City
Clerk s office.
If you have any further questions, please do not hesitate to contact our .
office,
Sincerely
/e
Glen Matteson
Planning Assistant
AttachMent: Draft Ordinance
cc: Merriam. Deasy b Whisenant. Inc.
Cl- O son tuts OBISPO
. f
00mmuNiTY 0EVELOPlotENT OEPWENT-090 PALM STFtEET
Peal Oahe H(f.321 -San tuft Owaoo.U 934060321 •80911-Ai.1000
Januarq 91984
Jack Riurm
Office of Space Mana8emmt "
915 Capitol Nall
Sacramento. G 95816
Dear Nr. Kiurs.
I've been aware for acme time of the problems your agency has had is
finding space for.your EDD group in oar city. and I wanted to comuui-
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 city
that 49M �perly sound. Thuse it's good to bear that yoos agcy is
Um 3oob� to the structure at 3220 Soatb.Bigaera.Street. - that
tbm Pr'opert7 is propaziy caned and the building itself we oris aauy �
apps�oaeQb7 the city andconstructed for the purpose at . "Not
agency offices. '
l the resoafts, of tlds pCopsety9 it
Sisoa 1978, r6an tbs.city appz+aavd:. _ > ._. .... ..
bas been do city policy to eseeorsga as of tbs but as
til pobZtc
agmcZes• ' A�Lawgb
-tU 00084timm of ass. P�ite an this pr+oprt7
ine:ebaiged is alloy soli pirate agsacy' aliants. it is elan= t6ot
our city prefers tbai the struatsre.coutime to have public agency
tenants at its priority use.
As eacb. we have disensaed the EDD a'sa of the 3220 South Rigger&
Street building with T. Keith Carnes of Richmond Roost 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 Mand you Can get the tenantimfraveakent drawings and
Building Permit application by January 16. 198ri. we wilY ex-
pedite checking your plans•
c) To the extent we can cooperate with you and M. Walters. the .
building owner. to Sero the earliest possible occupancy date
for EM', we will do so.
January 9. 1984
Parte 2
It has also come to my attention that the State Department of i'nrkr and
1lenehCa an well or. the Alcohol Ir lleverave Control twmsTinnion may nlan
be looking to relocate from their uresent location in the tall'rnun.: build-
ing. I vent to let you know that if tills is Elie cane. we will rooperale
in reldcating these public agencles to a suitable site with proper zoning
lj% our community. The building at 3220 South lfiRuera may be suitable
for these uses. as welt'.
Please let we know if you have any Questions regarding the city's posi-
tions or procedures regarding this matter.
Sincerely.
Toby Ross. Ctumunity Development Director
City of San Luis Obispo. California
TR:vu
ec:T. Mith comes
Bill Todd. CIalTrans
jack P.adey;.Space planning Croup
3220 SOUTH HIGUERA /
SITE MAP
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Land Use Element Up e
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
t offices that provide similar-types of services should be grouped for
(Di efficieat.seMce delivery. Within any area shown as a preferred location for
public.bdiities, there may be compatible private businesses, so long as they do
not 10 2N F! 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 �(Figure 4). The following functions
should be located in the civic anter,.along with compatible businesses:
A. administration, finance
, ' City council officesofficescler
s and meeting rooms,. .utilities, and public works
attornay, personae], community.development.
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 dose 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.
I41
enc: LUF-M VP
QTY OF SAN LUIS OBISPO
GOVERN OFFICE LOCATIONAL POLICIES
i. Introduction
2. The 71RIP01 " Concept
• A City laitiated Idea
• A Long Standing Polity that is working
• A Sound Land Use Concept
• A Solution that can grow and continue to work
3. Changing Government Office Demand
• The WroW of 1980-1984
• Past and present at the South Higuera Social Services Center
• Recent Trends
- Growth In mate Office Demand
- Dounv.so" S
-:Promo Cosner, ZOD, =0 Bldg.
4, The Concept
• owatoi�ing a good city Policy
• "Muc use vs. 'Ti+ofessional Users"
• 'Public use vs. 'Intensity of use
• Traffic Impacts
• Conditions in other projects
' Expanding the 'TRIPOLAR" Ooncept
• Expansion and future vacancies at South Higuera Complex
• Transit Opportunities
• County Social Services Site
• North Prado Site
6. Recommendations
• Expand and guide the tripolar concept . . . don't trash it
• Consider any changes as part of pending General Plan Update
0 Explore options with the County and property owners
CHARLES I_WALTER CENTER '
S-YEAR PROJECTION OF AVAILABLE �S
LEASE SPACE FOR GOVERNMENT OFFICES 4f
i4o
128,3150 S.F.
TOfwl
120 SPAM
n.rs
♦VAIutu
100
so i
S.F. '
w 8
a 60
B 7
-
40 4
.`. 3 ® _
0
2
1990 im 1942 1993 M4 im
NEW CONSTRUCTION
® PROJECTED VACANCIES
TOTAL SPMM AVAILABLE
NEW CONSTRUCTION 9
10/91 15AW S.F. 2ND.FLOOR ADDITION TO BLDG. IV I�
B 7192 30A00 SF. BUILDING DC-2STORY OFFICE BURRING ON
`CORNER LOT W/ UNDERGROUND PARKING..
C. 1/95 25A00 S.P. REMODEL AND ADDITION TO BLDG. 1 i
PROJECTED VACANCIES
1. 4/90 800 S.F. BLDG. V
2. '9/90 440 S.F. BLDG. V I
3. 3'/91 5800 S.F. BLDG. V
4. 10/91• 30.000 SF. BLDG. V(COUNTY SOCIAL SERVICES)
r...
5. 12/92 1150 S.F. BLDG. V
' 6. 10/93 170S.F. BLDG. V
7. 4/94 12.000 S.F. BLDG. IV
S. 7/95 9.000 S.F. BLDG. VI
•MAY BE AS LATS AS 10093
CHRONOLOGICAL HISTORY OF GOVERNMENT TENANTS
WALTER BROS. CONSTRUCTION
CHARLES I _ WALTER CENTER
I?iTf 'TEN1>,I�'T-.�:L"lE
1975 County SI.0 Food Stamp Ojwrat ion
11) Ili CA t),•; t 1 Cr r, t t ,rnr•
1918 County SLS) S,rri .+ l :;,trvrc_
197H CA Employment Development. Dc{rt ( Build to Suit )
1979 City-initinted Rezoning ( see at.tachcd letter date(S Augu:;t. 11 , 1979 )
1980 County SLO Social Services ( Expansion )
1980 County SLO District Attorney - Family Support Division
1980 County Alcohol Abuse Program
1980 CA State Dept . of Housing
During the period 1980 until 1984. there was a lack of government
tenants available for location or relocation to the Walter Brothers'
Charles. I . Walter Center.
***::****�r:****�rtntc***********,r*,r*yt�tyr�t,t***tet***************:*:********** •
1984 City of SLO encourages State offices to relocate to 3220 South•
Higuera Building (see attached letter dated January 9. 1984)
1984 CA Alcoholic Beverage Control
.1984 CA Dept. of. Industrial Relations
1984 CA EDD District Employment Tax Office
1984 CA Dept. Parks &.Recreation District Office
1984 CA Dept. Parks & Recreation / Pismo Dunes Regional Office
1984 CA Dept. Consumer Affairs / Contractors State License Board
(Note: Above office missed on State's 5-year plan letter)
,1984 CA State Compensation Insurance Fund
1985 'US Social Security Administration
1985 US Internal Revenue Service
1985. CA Dept. of Justice
- 1985 CA State Fire Marshall
1986. CA Dept. ' of Motor Vehicles (Build to Suit )
1986 . CA DMV Driver Safety
1988 "County of SLO Social Services (Expansion upon relocation of County
District Attorney / Family Support Division)
1988 .-US Internal Revenue Service (Expansion)
1989 .County of SLO Social Services (Expansion. Suite 303)
1989 County of SLO Social Services (Expansion. -Suite 325)
1989 . County of SLO Social Services (Expansion upon completion of the.
new City-County Library. Suite 204) ,
1989 CA Dept. of Justice (Expansion upon completion of the new City-
.county Library)
1990 CA Dept . of Rehabilitation ( Build to Suit - Bldg . 7 )
1990 CA Dept. of Transportation / Right of Way Division
(Build to Suit - Bldg 7)
1990 CA Dept . of Corrections (Relocation b Build to Suit - Bldg 7 )
1990 County of SLO Social Services ( Expansion upon relocation of
CA Dept . of Corrections to Building Seven Project)
1990 CA State Compensation Insurance Fund ( Build to Suit - B1dR . 3 --
Expansion of South Higuera Tri Polar Area)
1990 CA Dept. of Consumer Affairs / Bureau of Automotive Repair
1990 CA DMV Driver Safety Office (Relocation)
OCTOBER 1995
HISTORY OF GOVERNMENT TENANTS (CA STAT$ AND FEDERAL)
CURRENTLY IN THE CHARLES I . WALTER CENTER
Since 1995 CA Office of Fleet Administration
3220 S. Higuera St. 0302A
Since 1995 CA Dept of Rehabilitation
3220 S_ Higuera St. #300
Since 1994 US Office of Hearings & Appeals
3220 S. Higuera St. #231
Since 1994 CA EDD District Tax Office SwAINI,y
3220 S_ Higuera St. #102 X11% of WAT p9 ,
_ 9 \
Since 1993 CA Dept of Water Resources
3220 S. Higuera St. #101 9L
m0 Me ''
Since 1993 CA Dept of Water Resources
3220 S. Higuera St. 0304
01
r N
Since 1W9 CA Cal Trans Right of Way s`
3232 S. Higuera St. #200 '< �FANCN.CA1l.ot•,�
Since 1989 CA Dept of Rehabilitation
•.3232 S. Higuera St. #101
•Since.1988 CA Dept: of Moter..:Vehicles (Driver Safety)
" 3220 S. Higuera St. #307
-Since 1W US Social Security Administration
3240 S. Higuera Street #A
Since 1986 CA Dept of !Motor Vehicles
3190 S. Higuera Street
Since 1985 US Internal Revenue Service
3220 S. Higuera #308/315/330
Since 1985 State Compensation Insurance Fund
3238 S. Higuera Street
Since 1984 CA Dept of Consumer Affairs
3220 S. Higuera St. #103A/C
Since 1984 CA Alcoholic Beverage Control
3220 S. Higuera St. #305
1984-1994 CA EDD District Tax Office
3220 S. Higuera St. #300
Since 1984 CA State Parke & Recreation
3220 S_ Higuera St. #310/311
Since 1981 CA Dept of Housing
OCTOBER 1995
HISTORY OF GOVERNMENT TENANTS (CA STATE AND FEDERAL)
CURRENTLY IN THE CHARLES I : WALTER CENTER �f
3220 S. Higuera St. #1038
Since 1979 CA Dept of Justice (Narcotics) X, J(eta
3240 S. Higuera St. #B & C C�
Since 1978 CA Employment .Development Dept
3196 S. Higuera Street
1977-.1987 County of San. Luis Obispo
3240 S. Higuera St. #A,B,C
(1987 moved to 3220 S. Higuera St. )
Since 1976 CA Dept of Corrections.
3232 S. Higuera St. #102
1975-1993 County of San Luis Obispo
Social.Services Department
3220 S.. Higuera Street
10ALT10 10H. CONSTRUCTION DO INC.
TELEPHONE 805/543 5854
/ GENERAL ENGINEERING CONTRACTOR
P U BOX MY SAN 10',OMSN), CAI1E0RNIA 93406
January 26, 1996
Mr. Allen Settle
Mayor -
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
.. Dear Mayor Settle:
As the,:owner and manager of the government center on South
Riguera Street in San Luis Obispo. I have some concerns I would
like your assistance with.
Fist, I have been informed by the General Services
Administration that the Internal Revenue Service, whose lease
expires February 21, 19960 plans to move out of San Luis Obispo
a>rid consolidate its operations in Santa Maria. ,This plan does
mot .make sense for many reasons, a few of ahich'follow:
reatal:ama ;in our-building is reasonable, and we have
;if6rmed.:the. gower kt`�re are pilling to negotiate .on the future
reptaf'rate ss cell as offer a reduced space if their office
space needs have decreased.
The employees have been offered an eight-plus percent pay
raise, plus mileaget to travel to Santa Maria to their jobs. I
sk sure that under this plan the government's costs to provide
service to the taxpayers will increase, not decrease.
Tha taxpayers of San Luis Obispo county travel heavily to the
local IRS office, especially during tax season. This office sees
sole of the highest and most frequent public contact of any
government office in San •Luis Obispo. Taxpayers would be severely
inconvenienced. by the closure of the San Luis Obispo office.
Second. we have the Bnployment Development Department at 3196 So.
Signers St. , located in 18000 square feet; they have been -
located in this space since April of 1979. For the last feel
years, we have heard rumors of EDD office closures, downsizing.
A" consolidations. We have strived to work with the State, and
in so doing have been issued one one-year extension on the lease,
which covered April 1. 1994 through March 31, 1995. At that -
time, they issued an amendment to the lease which is on a month-
to-month basis, and covers April 1, 1995 through May 31 . 1997.
i
I.
Traff is =aunt. _.
Thursday
9pim lopm 179 - 1 every 25 sec.
1opm -i ipm 196 = 1. every .20 sec.
11pni'-12am 961 every: 45 se'
1' am -lam 4N = 1 every 75 sec.,-.
lam -1a3t�arr 2. = 1 ever-y 900 sec^`^ (15 mins.
i_ 1:ri1. 520 -Y ever _ _ ser (avgi
:Fr-..i.•1av
Spm -Wpm 1•J'=' = i every Zia sec. . .
o 98 = 1. ever 's 5 sec. .
- i _gym 1. 1.pm . 7. ! -
fipm -12am 174 ..._ 1. every `25, seq. ^
12am -tarn 70 _.. 1 every 55 sec. ^
1.am -1 . 30 am :27 = 1 every 132 sec. .
T' t.al F_ i'81 1 every 27 sec ^ (avg. )
Spm -IO m 151 = 1. every 28 sec, .
ippm, -llpm 181. = levery 22 sec. .
11-pm =12am 1i>'J = 1. every /45 sec. .
12am -lam 66 = 1. every;. =18sec. a.
lam -1 : :f.e ✓er-y 222 Tisec. . rni.n)
Total 523= 1' every _ , 'sec. . (ava^ )
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