HomeMy WebLinkAbout11/22/1994, 3 - Background fileS. fugues Govt Ofo
Planned Developments
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Developments Community
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Development
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TABLE OF CONTENTS
1) Aerial Photographs - Tri -Polar
2) Letters of Support of "Tri -Polar" Concept
a) Department of Motor Vehicles
b) Employment Development Department
c) Internal Revenue Service
d) Dept of Housing & Community Development
e) Dept of Alcoholic Beverage Control
f) Dept of Parks & Recreation
g) Dept of Transportation Right of Way
h) Dept of Corrections
i) Social Security Administration
3) Prado Road Tri -Polar Expansion
4) History of Padre Plaza & Charles I. Walter Center
5) Social Security Administration
a) Public Facilities Areas
b) Letter of Support of "Tri -Polar" Concept
c) Social Security Admin. move announcement
d) Articles on Zoning
e) Social Security Admin. Lease
6) Solicitations for Space to Lease
7) Walter Bros. Brochure of Office Space for Lease
8) Current List of Government Tenants
9) Building 8 - EDD Expansion
10) Proposed Office - Building 9
11) Parking Summary at the Charles I. Walter Center
12) Bus Route & Schedule South Higuera Street
TAIM Bios. UMH MN DO IN[$
TELEPHONE 805/543-5854
A GENERAL ENGINEERING CONTRACTOR
P. 0. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
November 10, 1994
City Councilmember Bill Roalman
Planner
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
RE: Government Office Locational Policies
PD 108-94
Dear Councilmember Bill Roalman:
On behalf of Walter Bros. Construction Co., Inc., I would like to
put into simple perspective the policies that would once again
allow the dispersal of government office uses outside the tri-
polar concept currently contained in the General Plan.
I have forwarded to you -- perhaps inundated you -- with a
lengthy documentation on the history and success of the City's
tri -polar policy. All the letters, graphs, lists, and statements
contained in these materials have hopefully been useful to you.
But their sheer volume has probably numbed you to our simple
position. Our position on this matter is as follows:
1. The tri -polar policy, South Higuera, Prado Road location
should be maintained and expanded by increasing the size of
the region covered by each of the poles; thereby providing
for and protecting governmental uses in logical, localized,
and identifiable areas in the community as government space
needs increase.
2. Historically, the City's government office location
policies have been a critical part of the City's General
Plan since 1977. Any change to those policies or
reconsideration of them was accomplished through the
comprehensive Land Use Element Update.
3. In the short to mid-term, facilities at the current South
Higuera, Prado Road government office complex are or can be
made to be adequate to handle government office demand as
demonstrated in the attached 5 -year government office space
projection.
Councilmember Bill Roalman
Page 2
November 10, 1994
4. Long-term government expansion needs could be handled by
expanding the Charles I Walter Center Prado -South Higuera
"pole", and then expanding to the west across San Luis Creek
to create a new government office complex on the extensive
vacant lands in this area. A comprehensive, well-planned
government office complex could be sited and become a focal
point of improvement of this portion of the community.
Centering on San Luis Creek, a new "Mission Plaza South"
could be created with pedestrian bridges connecting a new
government office complex on the west side of San Luis Creek
with the Walter Bros. Complex currently on the east side of
the creek. Such a complex would be readily accessible from
the freeway and integrated transportation programs could be
developed.
I hope that you will continue to support the tri -polar concept.
Sincerely,
WALTER BROS. CONST. CO., INC.
Donald C. Walter
President
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SUBJECT PROPERTY AERIAL
1. Building I, 3250 S. Higuera St.,
Padre Liquor, etc.
2. Future Commercial Building Site
3. Building 111, 3238 S. Higuera St.,
Chuckwwagon hest
4. Building 11, 3240 S. Higuera St., Social Security
5. Building IV, 3196 S. Higuera St., Employment
Development DepL
6. Building V,3220 S. Higuera SL, Social Services
Bldg.
7. Parking Structure
8. Building VII, 3230 S. Higuera St., Site of
Proposed Office Bldg. Completed 131Q
9. Proposed Parking Area Completed -laRG
10. Prado Road
11. U.S.101
12. South Higuera Street
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PD 1476
Page 3
center on South Higuera Street near Prado Road. Probation
should be located near courts or near the sheriff's.facility.
The juvenile facility should be located near the existing
county sheriff's facilities. (page 21, LUE)
The general plan land use element (LUE) does not specify where
government offices, unrelated to the three tripolar uses
above, should locate, except to say:
The city will locate its facilities and advocate location of
other agency's facilities in order.to:.
(a) Remove nonconforming uses from residential neighborhoods.
(b) Foster convenient public access to those uses serving the
public directly.
(c) Group related public offices together.
(d) Locate facilities with significant numbers.of employees
or clients complementary non-govenmental services
Cresta nts, con nience shopping).
(e)Aist,ng
e economical us of land and builidngs already owned
Y blic agenci s and minimize the displacement of
private usinesses or residents.
un 3.> .199a, , e tt�d:ounal-rsvewtiia,Akg
ye., Ao.licy
;voted.�to 'ire " fir*r tri-pol-ar-��polRq� by r quJim g" -a-11 d,
go ernment-off' es tri^ -rotate in the'"three tri -polar er-eas, and
by. stating intent to define an expanded -South "Higuera-
Pra R pole when the council.. considers this aspect of the
upcoming Land Use Element update.
This action is in contrast to the Planning Commission's
recommendation, as part of its LUE update review, to allow
government offices that do not specifically fit in the
categories above to locate where they would otherwise be
appropriate. The proposed office site, within walking
distance of South Higuera Street and the current Cal Trans
offices, appears consistent with the general guidelines above.
3. Lack of public contact and need for space. The offices
' requesting space are Cal Trans engineering design and
environmental planning offices. No administrative offices
would move to this location. There is no requirement for
public contact at either of these offices. In their current
location on South Higuera Street, they do not even have a
receptionist. Cal Trans has contacted Walter Brothers to
inquire about availability of space in the South Higuera
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3.2.3 Expanding Centers The City should evaluate the need for and desirability of 1
additions to existing neighborhood commercial centers only when specific development
proposals are made, and not in response to rezoning requests which do not incorporate a
development plan. `
3.2.4 Stores in Residential Areas Small, individual stores within established residential
area may be retained when they are compatible with surrounding uses. Other isolated
commercial uses which are not compatible with residential surroundings eventually should
be replaced with compatible uses.
3.2.5 Building Intensity The ratio of building floor area to site area shall not exceed 2.0.
The Zoning Regulations will, establish maximum building height and lot coverage, and
minimum setbacks from streets and other property lines, as well as procedures for
exceptions to such standards in special circumstances. Architectural review will determine
a project's realized building intensity, to reflect existing or desired architectural character
in a neighborhood. When dwellings are provided in Neighborhood Commercial districts,
they -shall not exceed 12 units per acre. So long as the floor area ratio isnot exceeded, the"
maximum residential density may be developed in addition to nonresidential development
on a site. (See the residential section for policies on density bonuses for affordable
housing.)
3.3 Offices
3.3.1 Purpose and Included Uses The City should have sufficient land for Office
development to meet the demands of City residents and the specialized needs of County
residents. Office development includes professional and financial services (such as_doctors,
architects, and insurance companies and banks) and government agencies. The City should
retain the regional offices of state and federal agencies. Not all types of offices are
appropriate in all locations. (See office location policies below. Also see the Public
Facilities section, page 49.)
3.3.2 Office Locations
A. All types of offices are appropriate in the downtown General Retail district, but are
discouraged at street level in storefronts of the commercial core.
B. All types of office activities are appropriate in the Office district which surrounds
the downtown commercial area, though offices needing very large buildings or
generating substantial traffic may not be appropriate in the area which provides a
transition to residential neighborhoods.
C. Medical services should be near the hospitals.
41
D. Government social services and the regional offices of state and federal. agencies
should be near the intersections of South Higuera Street, Prado Road, and Highway
101 (Figure 5);
E. Large offices, with no single tenant space less than 2,500 square feet, and having
no substantial public visitation or need for access to downtown government services
may be in Services and Manufacturing districts, subject to approval of a Planned
Development zoning application.
3.3.3 Offices Outside Designated Areas Existing office buildings outside the areas
described in policy 3.3.2 may continue to be used and may have minor expansions if they:
A. Have access directly from collector or arterial streets, not local residential streets;
B. Will not significantly increase traffic in residential areas;
C. Will not have significant adverse impacts on nearby uses.
3.3.4 Building Conservation Historic or architecturally significant buildings located in
Office districts should be conserved, not replaced.
3.3.5 Building Intensity The ratio of building floor area to site area shall not exceed 1.5.
The Zoning Regulations will establish maximum building height and lot coverage, and
minimum setbacks from streets and other property lines, as well as procedures for
exceptions to such standards in special circumstances. Architectural review will determine
a project's realized building intensity, to reflect existing or desired architectural character
in a neighborhood. When dwellings are provided in Office districts, they shall not exceed
12 units per acre. So long as the floor area ratio is not exceeded, the maximum residential
density may be developed in addition to nonresidential development on a site. (See the
residential section for policies on density bonuses for affordable housing.)
3.4 Tourist Commercial
3.4.1 Basis for Tourism The City should be an attractive place for short-term stays, as
well as an attractive destination for long-term visitors. The City should base its attraction
on the character of the community, its natural qualities, and its educational and cultural
facilities. The City should emphasize conference and visitor -serving facilities which have
a low impact upon the environment and upon existing land forms and landscapes, and which
provide low -impact visitor activities and low -impact means of transportation.
3.4.2 Locations Visitor -serving uses should be integrated with other types of uses,
including overnight accommodations downtown, near the airport, and near the train station;
small-scale facilities (such as hostels or bed -and -breakfast places) may be located in
Medium -High Density Residential and High -Density Residential Districts, where compatible.
Visitor -serving uses are especially appropriate where such uses have already concentrated:
i
I
I- PUBLIC & CULTURAL FACILITIES
IIntroduction
55
As the County seat and a cultural center for the region, San Luis Obispo plans to accommodate
several types of facilities to support government and cultural services. This section describes
preferred locations for various types of facilities.
POLICIES
5.1 Public Facilities
5.1.1 Grouping for Convenience Government offices that provide similar types of
services should be grouped for efficient service delivery.
5.1.2 Private Businesses Within any area shown as a preferred location for public
facilities, there may be compatible private businesses, so long as they do not displace the
preferred public agencies.
1 5.1.3 Joint Projects Government agencies should cooperatively plan for new or expanded.
facilities. They should consider joint projects when mutual objectives can be met.
_ 5.L4 Civic Center_. There. should be."owntown_civic center..(Figure 5). The.following
functions should be located in the civic center, along with compatible businesses:
A. City Council offices and meeting rooms, clerk, administration, finance, attorney,
personnel, community development, utilities, and public works administration and
engineering. Any additional space for these functions should be in or close to City
Hall.
B. County supervisors offices and meeting rooms, administration, courts, jury
commissioner, clerk, auditor, assessor, counsel, district attorney, personnel,
engineering, planning and building, environmental coordinator, and voter.
registration. Any additional space for these functions should be provided in or close
to the County Government Center (Courthouse block).
5.1.5 Health Care There should be a health-care area on Johnson Avenue near Bishop Street
(Figure 5). The following functions should be located in the health-care area:
A. Public Health Department; General Hospital; Mental Health Services.
1 57
B. Other public or private offices or health facilities found to support the continued viability
of General Hospital.
If County General Hospital is to be rebuilt, the City will evaluate other sites within the
City for public health care facilities, including consideration of convenient access from
regional transportation systems.
If County General Hospital is to be rebuilt, the City will evaluate other sites within the City
for public health care facilities, including consideration of convenient access from regional
Itransportation systems.
5.1.6. Social Services There should be_a social -services area. on South Higuera_Street,near
' Prado Road (Figure 5). The following functions should be located .in the social. services area:
County Social Services; California Employment Development and Rehabilitation;federal Social
Security Administration. This area should have sufficient space to accommodate regional offices
�of state and federal agencies.
5.1.7 Related Offices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6, but
functionally related to them, should be located in the appropriate area.
5.1.8 Unrelated Offices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6, and not
functionally related to the named offices, should be consolidated at the social servites area, or
they may be expanded at their present locations or within designated office areas.
' 5.1.9 Different Offices Government and private activities of types not listed in policies 5.1.4,
5, and 6 may be established in these identified areas, so long as they are compatible with and
do not displace the government functions which should be located in the areas.
' 5.1.10 Other Government Functions. Somegovernment functions which have been provided
at certain locations in the City should be located close to related activities, though they should
not be bound to any one of the identified centers. Such functions include:
A. Probation - suitable for the civic center (courts), the County operational center on
Highway I (sheriff), or the social services area;
B. Alcohol and drug treatment programs - suitable for the social -services area or the
health-care area.
5.1.11 Consolidation Desired it would be desirable to consolidate government agencies..
dealing with environmental quality, such as the Regional Water Quality Control Board and the.
County Air Pollution Control District.
5.1.12 Building Intensity Buildings in Public Facility areas will have a wide range of
characteristics, since they can range from downtown offices and meeting rooms to fire stations
and maintenance yards at the edges of the City. The appropriate building intensity for each
STATE OF CALIFORNIA — BUSINESS, TRANSPORTATION AND HOUSING AGENCY PETE WILSON, Governor
7EPARTMENT OF MOTOR VEHICLES
DRIVER SAFETY DISTRICT OFFICE s>ffaaumm
3220 S. Higuera St., Ste. 307"Miff
San Luis Obispo, CA 93401 aomnraRa•.��
(805) 543-7046
NOVEMBER 14, 1994
TO WHOM IT MAY CONCERN:
A Pub/rc Seiurce Agency
Our office, which deals with matters pertaining to the driving privilege, has benefited from the
proximity to the Department of Motor Vehicles and other government offices in the Walter Brothers
complex.
We have been in the Walter Brothers Complex for approximately eight years and have had all the
accomodations for public access that we need. There is more than sufficient parldng for our clients
needs and all elevators and doors are designed for handicapped access.
J. CALLAHAN, MVFR
STATE OF CALIFORNIA—THE RESOURCES AGENC% PETE WILSON, Govemor
DEPARTMENT OF WATER RESOURCES
COASTAL PROJECT HEADQUARTERS
-1 SOUTH HIGUERA STREET, SUITE 101
LUIS OBISPO, CA 93401
NOV 1 4 1994
Walter Brothers
3220 South Higuera Street
San Luis Obispo, California 93401
To Whom It May Concern:
The Department of Water Resources has occupied office space
in the government zoning area at the Walter Center since June
1993. We have found the grouping of government agencies in this
center convenient for both our employees and the public we serve.
We find it especially beneficial to be located close to other
State agencies so that we can share.our resources. This allows
us to maintain the services,of our Department with less costs to
the State of California.
We believe that the current zoning serves the Department of
Water Resources well and we support its continued use.
Sincerely,
ert Grotheer, Project En 'neer
C astal Project Headquarters
onstruction Office
Division of Design and Construction
-/ -/ Serving the People of California
State of California / Health and Welfare Agency
November 14, 1994
RfftR 70'
Walter Brothers
P O Box 809
San Luis Obispo, CA 93406
Gentlepersons:
3220 S. Higuera, Suite 102
Employment Tax District Office
San Luis Obispo, CA 93401
Telephone (805) 549-3512
a
Pete Wilson, Governor
Providing the public with efficient service is government's biggest challenge in this fast
changing environment. The people of California deserve efficient and convenient service
from all governmental agencies. Over the past 13 years that I have been in state
government, I have heard the public ask for one-stop service. The current location of
federal, state and county governmental agencies allows efficient and convenient service
to the public. Considering our bad economic situation in California, the least government
can do is make governmental service available to the public without the additional
hardship of having them travel from one location to another within our community. For
some of our clientele, this may even make it impossible for some of them to access these
needed services.
If the primary goal of planners was to provide the most convenient location of service
agencies to its local population, then the complex we presently occupy fulfills that goal.
We applaud future planning efforts that continue to meet the needs of our clientele.
We ask that this plan continue for the efficiency and convenience of the people of our
great City and County of San Luis Obispo. Thanks for the opportunity to have input
respecting this issue.
Wi ARespe,Timocal
Distrinistrator
Employment Development Department
STATE OF CALIFORNIA—STATE AND CONSUMER St:, MCES AGENCY PETE WILSON, Govemor
9 ,ted BUREAU OF AUTOMOTIVE REPAIR
� of 3220 S. HIGUERA STREET, SUITE 103 A
Iwsurner SAN LUIS OBISPO. CA 93410
AlThi S PHONE: (805) 549-3597 FAX: (805) 549-3608
November 14, 1994
Walter Brothers
P.O. Box 809
San Luis Obispo, CA 93406
To Whom It May Concern:
This letter is to encourage continued use of government zoning for
the offices in the Walter Brothers Center. The close proximity of
these government agencies as well as the adequate parking has been
very convenient for the public.
It is already known to the public that a majority of government
agencies are in one area of town. It seems to work well and any
change in locations does not seem necessary.
Sincerely,
Barrett
Program Technician II
STATE OF CALIFORNIA - BUSINESS. TRA JRTATION AND HOUSING AGENCY PETE WILSON. Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF CODES AND STANDARDS 'd
3220 SOUTH HIGUERA STREET, ROOM 1038, SAN LUIS OBISPO, CA 93401
(805) 549-3373, FAX (805) 549-3205nah
California Relay Service For Hearing -Impaired:
From TDD Phones 14;00-735-2929
From Voice Phones: 1400-735-2922
November 14, 1994
To Whom it May Concern:
With this letter we wish to strongly express our opinion that the clustering
of governmental agencies in a convenient location with adequate parking in San
Luis Obispo is in the best interest of the public we serve as well as our
Department. Any lessening of this policy would definitely result in public
confusion and create more difficulty conducting business.
Our Department handles the registration and titling of mobilehomes which for
many years was handled by the Department of Motor Vehicles. Many people show
up at the DMV office only to be told that mobilehomes are now registered and
titled by our Department. Fortunately for those customers, they are told to
merely walk across the parking lot to our office. This is a great relief to
many of these people as many of our customers are senior citizens who would
be very annoyed and troubled to have to get in their cars and drive to a
different office.
Sometimes the reverse of the above situation exists and we have to send a
customer from our office to the Department of Motor Vehicles. It is much
better to be able to point out our window across the parking lot in explaining
where they must now go. The elderly mobilehome owners have expressed many
times how they were in our center at the Social Security office and while they
were here they could get some registration questions answered.
The current government clustering in the Walter Center has worked extremely
well for both the public and the government agencies working here for many
years. We feel the current plan has served our Department and.it's customers
very well in the past and will continue working well into our future. Thank
you for the opportunity to express ourselves on this issue.
SiniDLi ely
"4 C�90&
David Richard Cook
District Office Manager
>tate of California
)eparimenl of Housing
I Community Development
,on of Codes and Standards
CgISIctlion and Titling
220 Higuera Street, 41.038
6n Luis Obispo, CA 93401
)ave Cook
Aanager (805) 549-3373
STATE OF CALIFORNIA—BUSIME88. TRANSPORTATION AND HOUSING AGENCYGEORGE DEUKME nAN. Governor
DEPARTMENT OF MOTOR VEHICLE,
FIELD OPERATIONS DIVISION
s
1190 So Higuera
San Luis Obispo, CA 93401
June 27, 1990
City Council of
Mayor Ron Dunin
PO Box 8100
San Luis Obispo,
San Luis Obispo
CA 93403
Honorable Mayor Dunin and City Council Members:
We have been located in the Government Complex in San Luis Obispo
for four years. I have found this location meets the needs of the
community. It is easy to give directions to, and is easily accessible
to the freeway. There is also public transportation; the bus stopping
in front of the EDD office.
Many members of the public travel to this complex to take care of
their business, in many instances they visit several of the agencies.
This cuts down on the congestion normally encountered in many other
areas of the city.
I have found that there is more cooperation between agencies ..
we are closely related to Housing Community and Development .. it is
easy to send customers from one agency to another .. it is only a few
steps away, I utilize their FAX machine when a need arises, as we do
not have one at our location. EDD works closely with us when we
test for future openings .. once again the proximity is advantageous.
Planning is an integral part of a successful organization .. San Luis
Obispo needs to continue to plan, organize, and implement sound
policy.
If I can clarify my position any further, please contact me.
Sincerely,
18
Lois Castagnetto
Manager
FO a (REV. 3/87)
��� \.•rl lll� I�.r- t'1'u�r�r• ill ( .I`�d�rl l!ql
June 27, 1990
Mayor Ron Dunin
and City Council Members
990 Palm
San Luis Obispo, CA 93401
Dear Mayor Dunin and Council Members:
I would like to make a statement of support for the
concept of having a governmental center. There is
merit in grouping governmental service providers
together, as many clients frequently need to access
more than one agency at a time. Having a central
location with good freeway access, parking, and bus
service ensures convenience and cost effectiveness
for clients.
Thank you for allowing me to comment on this matter.
Sincerely,
Norie Placak
Field Office Manager
3196 S. Higuera, San Luis Obispo, CA 93401 (805) 544-9050
Employment Development Department -"
Internal Revenue Service Department of the Treasury
District
Director
�San !u�s [)hiso'� Cit/ i�ou//�,`| Person $mConact: Lory Tpos
�an �.uis /]hjscc, C� c3403 Telephone Number: (805) 543_3867
Rm�rRm�y�p� Interral Revenus Service
- 3220 S. Higuera, Suite 3(8
Date:San Luis Ohispo, CA 93401
J" 23, 199k)
Re: ���ter's Center. 32�� 8lock S. Higuerar 5an Lu�� 11: .1 CA
"Dear 5ir o/ Madam�
The �an _Lt is bbispo office of the Internal Revenue Service
has been located in the Walter's Center for several Years now,
During that t�me we have een more than satisfied with the
accomodatLons and the responsiveness the Walters have shown for
our needs. The complex maintains a professional appearance and
atm�,srhore. We had `found that our clients have no trouble in
locating in finding free parking. In fact, -the
compIex itself has become a directional reference point. When
�zvIng directions to our office we simply state that are
located "next to the Department of Motor Vehicles", or "d�rectly
above Sccial Services", CO- ^by the Employment Development
Department''. This clarifies directions for almost everyone.
When the deci--.iso was made to congregate all the Government
Offices �n one arca, it was a wise move. We encouraQe the
cour'cil to continuc co support this policy.
It might be pojnted out that the Internal Revenue Service is
currentlY updating `ts lease for this site- As part of our lease
re.`e�al procedures, our Facilities Uepartment was required to
adver�ise desire to lease space in the city of San
Luis Obispo. Propert� owner:� were encouraged to notify the
Internal Revenue Service concerning their facilities available.
There were no /esponses to nur advertising- There were nn
intarested prcPe;'s illing to the Federal
Scvernrss't. [his e'LJontlshows an unwillingoess by local
prsper�y prs Lo ,*�e part in leas-Lng to G�vern/^enF. rr.tities.
'
STATE Of CAUKMNIA I GEORGE DEUKMERAN, Gowen w
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DMSION OF CODES AND STANDARDS
3220 South Higuera Street Suite #103B
n Luis Obispo, California 93401 0
To Whom it May Concern: June 25, 1990
My name is Ruben Mireles and I am employed by the State of California
Department of Housing and Community Development, Division of Codes &
Standards. I was transferred here from Fresno sixteen years ago. In
those sixteen years our office has relocated four times, the fourth
time being to our present location at 3220 So. Higuera Street. I deal
a lot with the general public and other governmental agencies on a day
to day basis, so being accessible plays a major part in our present
location. I know how important it is being centrally located with
other governmental agencies. It has made my job easier from the
standpoint of not having to drive all over town to meet with other
governmental agencies, not to mention the parking problems that I
encounter. We have fewer complaints from the general public because
they can easily find us due to the fact that they have been here to
deal with D.M.V., Social Security, Social Services or any of the other
agencies presently in this complex.
I feel that centrally locating the various governmental agencies is a
very strategic move for any growing community.
Ruben Mireles
District Rep. I
STATE OF CALIFORNIA GEORGE DEUKMEJIAN, Govsmor
DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL
zM
3220 S. Higuera St., Suite 305
in Luis Obispo, Ca. 93401
June 27, 1990
TO WHOM IT MAY CONCERN:
I am the Supervisor of the San Luis Obispo Office,
State of California, Dept. of Alcoholic Beverage
Control. Our office is located in the Walter Bros.
Building at 3220 S. Higuera Street.
I feel the concept of having as many Governmental Agencies
as possible in the same geographical location is a real
plus. It is convenient for the public as well as the
various agencies. Often timesI need to make personal
contact with other agencies, and needless to say, it is
much less difficult to walk across the hall or to the
next building than to drive across town.
The public also benefits by being able to conduct as much
business as possible at one location
I do not feel that allowing Government Agencies to locate
at random throughout the city would be in the best
interest of the public.
Si y,
/Ronald D. Bressler
Branch Office Supervisor
STATE OF CALIFORNIA -BUSINESS, TRANSPORJ AND HOUSING AGENCY
DEPARTMENT OF TRANSPORTATION
P.O. BOX 8114
SAN LUIS OBISPO, CA 93403-8114
`DD (805) 549-3259
3232 South Higuera St., #200
San Luis Obispo, CA 93401
Mr. Don Walter
Walter Brothers
P O Box 809
San Luis Obispo
Dear Don:
Construction, Inc.
CA 93406
June 26, 1990
I just wanted to give you a brief status report on how we are
doing in our new location. Although we have only been in here
since February this year, I am happy to say that the facility
suits our needs to a tee.
We find the offices extremely well laid out and the parking is
definitely superior to what we enjoyed at the District office.
Additionally, our location is very convenient to the
transportation corridors in the area when accessing the streets
and freeways.
I find it very convenient to have some of the other public
agencies close at hand. As a matter of fact, I have overheard on
more than one occasion the same comments from the general public
who have utilized our offices.
This is just a short note in order to express my
your courteous and considerate attention to the
requirements of our department.
Sincerely,
Richard L. cyan /
Caltrans Right of Way Department
mlb
appreciation for
various needs and
W.14'.
,y
TOM
STATE bF CAUFORNIA--813SINESS. TRANSPORTATIO" AND HOUSING AGENCY GEORGE DEUKMEIIAN. Gown
DEPARTMENT OF TRANSPORTATION
oo. Rox Ries
I LUIS OBISPO. CA 93403.8I1s 3232 South Higuera St., #200
.00 (805) 34M239 San Luis Obispo, CA 93401
5 December 1988
Walter Brothers Construction Co., Inc.
Attention: Don Walters
3250 So. Higuera Street Suite C
P. 0. Box 809
San Luis Obispo, CA 93406
Dear Don:
You had asked whether the Caltrans Right of Way Department was
involved in substantial public contact.
Our branch has the primary responsibility of appraising,
acquiring, and managing all of the real estate required for
Caltrans projects. This is much the same as private real estate
acquisition and management companies. Public contact and
coordination is the majority of our duties.
Attached is a copy of Chapter 1 of our Policy Manual which may
give you an overview of our activities.
If I can be of any further assistance, please give me a call at
(805) 549-3396.
Since y yours,
/
WALTER oaas.
ichs dc/L. Bryan
Senior Right of Way Agent
Acquisition t0 . N" "nom EO.thw
RLB:mlb
Attachment
STATE OF CALIFORNIA—THE _ RESOURCES AGEN< GEORGE DEUKMEJIAN, Governor
DEPARTMENT OF PARKS AND RECREATION
San Luis Obispo Coast District
3220 South Higuera St., Suite 311
San Luis Obispo, CA 93401
(805)549-3312 FAX (805)541-4799
June 27, 1990
Walter Brothers
P.O. Box 809
San Luis Obispo, CA 93406
To Whom It May Concern:
This letter endorses the continued use of government zoning for
offices in the Walter Brothers Center. I believe that clustering
governmental agencies in a convenient location with adequate
parking is in the best interest•of the public we serve.
An abandonment of this policy may result in public confusion about
locations in present use and inefficiency in providing related
public services.
The current plan has served us well. Let's keep it.
Sincerely,
David L.
Sears
District
Superintendent
STAB Of GWOIWIA--YOUTH AND ADULT CY TIONAI AGENCY
DEPARTMENT OF CORRECTIONS
Parole and Community Services Division
3232 South Higuera, Suite 102
San Luis Obispo, California 93401
(805) 549-3251
July 3, 1990
To Whom It May Concern:
The Parole and Community Services Division, San Luis Obispo Parole Unit
is located in the Walter Brother's Government complex at 3232 So.
Higuera Street. Our office is near Dept. of Motor Vehicles, Vocational
Rehabilitation, Dept. of Social Services, Social Security, Employment
Development Dept. and a host of other government agencies. This location
has afforded us convenient referral of our clients and easy access to
these agencies by our clients.
Interaction between the various agencies is ongoing and the concept of a
government center is simply a good idea that should be encouraged.
Sincerely,
.M. Willis,
Unit Supervisor
DEPARTMENT OF' LTH & HUMAN SERVICES
Refer to:
To Whom It May Concern:
Social Security Administration
3240 S Hiquera Street
San Luis Obispo CA 93401
-July 3, 1990
We are eager to take the opportunity to express our opinion on
surrounding availability of services for our clientele at the
Social Security Administration.
Many applicants for the programs we administer also require the
very closely related services of the Department of Social
Services. Many of these shared clients are infirm, disabled,
indigent, and lack any access to private transportation. Since
Department of Social Services is a short distance from us (one
building away) and adequate bus service is available at our
location, these people can easily take care of required business
with both agencies in one visit. To require additional travel to
visit our agencies separately places additional hardship on our
clientele and may possibly "shut out" many of those needing
services the most.
Besides the Department of Social Services, many of our clients
require related services from Department of Motor Vehicles,
Employment Development Department, Internal Revenue Service, and
Department of Vocational Rehabilitation. It is refreshing to us
that visitor referrals to all of these agencies for additional
services are so conveniently within walking distance of our own
office.
If the primary goal of planners was to provide the most
convenient location of service agencies to its local population,
then the complex we presently occupy fulfills that goal.
We applaud future planning efforts that continue to meet the
needs of our clientele.
Thank you for the opportunity to express ourselves on this issue.
Sincerely,
rs.) Martha E. Dreke
District Manager
"The Prado -Elks Regional Center"
Proposed General Pian Map Amendment
Chang
- to Ofm
Yv
:i
General Plan Amendment Application
"The Prado -Elks Regional Center"
Request
1) Amend the General PI 'Use Element ap for the subject property
from Interim Cons e Fate(knals.,
' /Open Space to O ce. This would be
implemented throFD zone:: -Se he corresponding PD Re-
zoning application
The property is proximate to land already designated for office to the east
of this site and near the Higuera-Prado intersection, which is one of the
"poles" designated for government offices in the City. It is also across
Prado from the City Corporation Yard and its related offices.
2) Amend the tit of the�t.and use a*to:aikwwul);ta,'65°yo�#> sgWe
footage o�t�e=bL
u�t�gs`�"' R `• "i�d fiC11e(�+SI nUes`,...
,. _ _�ruk_suppod'ihieoffis� �ese'coold`irrclri�lot3�efvFce;-
cV" printinW otkv suppfieg,4etm-
Suggested text additions are shown underlined, below.
Add to Section C.5.b. (p. 22):
Other areas reserved for urban use include:
- An area north of Prado Road and east of Elks Lane, which may be
changed to an urban land -use designation when the flood hazard is
The format of the LUE is likely to change in the update, which is currently
being considered. We request that the intent of this proposed amendment
be incorporated into the new format/language of any update of the LUE.
General Plan Amr- ment
Application States. it
General Plan Amendment Statement
Imo•. 1' .11-1! 1' 1!*•
The general plan designates the subject property as "interim
conservation/open-space". This site (the area north of Prado Road and east of
Elks Lane) is specifically reserved for urban use; the land use designation may
be changed to allow urban development if the flood hazard is mitigated.
The proposal mitigates the flood hazard by allowing for all buildings to be
raised above the flood zone and/or flood proofed. Development will be
concentrated into a few buildings; most of the site will remain in open space.
By limiting development to a few, relatively small building pads, the amount of
water displaced by the raised pads is insignificant relative to expected volumes
during flood times.
The site is proximate to one of the three government "poles" called out in the
General Plan. Recently, the City has received several requests to allow
expanded government office locations. The City has generally directed that
these should continue to concentrate at the three designated areas, including
the South Higuera/Prado Road node. The subject site is part of the logical
extension of the government office uses currently allowed on the northwest side
of Higuera and Prado, across the creek to the east from this location.
The site is also directly across from a significant concentration of City offices
and facilities including the corporation yard, sewer treatment plant, transit
center, and related offices, training rooms, and similar uses.
The site is immediately adjacent to a freeway interchange, which will facilitate
easy access not only for employees, many of whom will be from outside the
area, but also for the public served by these offices. Many government offices
have a regional nature and serve a much larger community than just San Luis
Obispo proper. Thus, the convenient freeway access is an attractive component
of this plan.
The proposed amendment would also allow some related commercial
development to serve the workers in the new offices and in the nearby City,
County and other office complexes. This will help achieve goals related to
reduce dependence on the automobile by locating mutually supporting uses
proximate to one another.
A designation that affords the flexibility to allow office and some related
commercial is the preferred one for this location. Because of its proximity to the
freeway, the site is not suitable for residential purposes. There are no nearby
residential neighborhoods which could be affected by an office project in this
location.
Crawford Multarl & Starr planning • architecture • public policy
2
General Plan Amt ment
Application Statet.__.t
The most important element besides land use which has bearing on this
proposal is the Circulation Element. A draft revised 'element contemplates the
extension of Prado over the freeway. The subject site is sufficiently large to
accommodate the likely overpass/interchange design. If the proposed over -
freeway link is built, the argument for office use at this location is strengthened.
With appropriate mitigations, there will be no flood hazard or other safety
concerns; noise impacts from the freeway can be readily mitigated for the
proposed non-residential uses.
No other element directly affects this site or this project.
Crarrord Multarl & Starr planning - architecture • public policy
3
PD Rezoning Application
"The Prado -Elks Regional Center"
Request
Rezone the property (see attached map) from C/OS-10 to O -PD. The General
Plan Amendment application includes a discussion of how this proposed
change carries out existing LUE policies and suggests text amendments to
clarify the intent for this area.
Preliminary Development Plan
See attached.
The principal objective is to transfer this property from interim open space
to urban uses, specifically, a phased office development, including
offices for public agencies. The PD will be developed in phases as
demand for office space, particularly in the public sector, increases. The
site is a logical extension of the government office node designated at
Prado and Higuera: it is proximate to and can be easily linked with the
existing office facilities; it is directly across from the City offices and
facilities at the Corporation Yard, transit center and sewer treatment
plant; it has immediate freeway access for employees and for office
clients; it is not proximate to any residential neighborhood which could
be disturbed by traffic associated with office uses; the site is not suitable
for residential development due to proximity to the freeway and the over -
crossing of transmission lines.
Some commercial development in conjunction with the offices would be
preferred. The commercial uses would be intended to serve the workers
in the offices on the subject site, at the City facilities across Prado Road,
and in the other government offices existing and contemplated at the
intersection of Prado and Higuera. The PD, with the accompanying
General Plan text amendment, provides the flexibility to accommodate
some related commercial uses with the offices.
The intent is to create a more campus -like environment by developing
large landscaped setbacks along the street frontages and around the
buildings. The buildings will surround and focus on a large central plaza.
PD Re -zoning
Preliminary Devetu lment Plan
The proposed project also includes 2000 square feet reserved for a day
care center in Phase One (Building C). Note the adjacent play area,
which would be protected by a solid wall or fence.
The site also includes areas for transit pick-up and drop-off (for example,
see the turn -out in front of the fountain and plaza).
Pedestrian access to Higuera-Prado will be achieved by sidewalks along
Prado (secondary pedestrian access to the Walter Brothers Center may
be possible over the creek; there is currently an intervening parcel
between the subject site and the creek).
The attachment of the PD suffix allows the City to review and approve a
preliminary development plan at this time, which can address the
preliminary land use mix, circulation patterns and development
standards for the property.
See also the General Plan Amendment Statement for further discussion
of objectives and intent.
Building C would be the first phase of the project. It would be constructed
in approximately one to two years from approval of the Planned
Development. This building will include the day care center and play
area.
Later phases would be built as demand for additional office space
increases. Buildings A and B would constitute the next two phases. A
likely scenario would be development of one additional building every
two to three years. Total build -out would occur over a period of 10 years
or so.
D. Sales/Lease of the Property.
No definite plans on the further sale or lease of the property has been
determined. The option for sale or lease will largely depend on the
needs of the end users.
See attached site plan.
Cruwrord Multarl S Starr planning - architecture • public policy
2
PD Re -zoning
Preliminary Devei,,nent Plan
F. Variances.
A height exception is proposed for all the buildings. The usual height
limit in the O district is 35 feet (with approval of a minor use permit). The
following heights are proposed for each building:
Building A:
45 feet (three stories)
Building B:
65 feet (four stories)
Building C:
55 feet (three stories)
Building D:
55 feet (three stories)
These limits will allow three to four story buildings with some roof line
variety. The additional height also allows the building footprints to be
more compact, reducing the area which needs to be raised out of the
flood Zone.
The same floor area can be developed by designing lower, more spread -
out buildings. The preferred approach will make the pads smaller,
increasing the landscaping around each building to create a more open
environment, oriented around a large plaza.
A four story building will be of comparable scale with the hotel which is
almost directly across the freeway from this site and with the drive-in
movie screen on the adjacent property.
CIM217-61117-019- Me
See attachments.
East of the property is Highway 101. North is the drive-in theater. South
is the City corporation yard facility. East is another narrow parcel which
is largely vacant, San Luis Obispo Creek, and across the creek, the
"Walter Brothers" office complex.
As noted elsewhere, the proximity to the Higuera-Prado government
office node, the existing City facilities, and to the freeway all argue that
this is a logical expansion of office opportunities here.
The drive-in theater site will likely transition to new uses some time in the
future. The owners are currently not interested in including this property
in this plan.
Cra..rurd MUltUrl S Starr planning • architecture • public policy
3
PD Re -zoning
Preliminary Dever, .. nent Plan
The site is capable of accommodating the proposed uses and the
freeway overpass/interchange if that is necessary. The applicants will
offer to dedicate adequate area for the interchange.
A new'road is proposed extending from Prado Road which would provide
access to the newly created buildings and parking lots. This road will
align with one of the main entrances to the corporation yard.
Other Information.
1. Uses
The proposed building area is approximately 127,000 s.f. total (all
phases). Of this all would be devoted to offices except 2000 s.f. for a day
care center and up to 15% of. any building which may be used for
commercial uses related to the offices. We propose that the type of
commercial uses be spelled out in the precise plan for each building.
2. Land for the Interchange and Road:.
The applicants propose to offer to dedicate land necessary for a future
interchange/overpass and to develop and offer to dedicate the road that
serves the project itself (the re-routing of Elks). Dedication of the land for
the interchange and the new road would be offered to the City, unless the
City indicates that they would prefer the interchange dedication be made
directly to CalTrans.
3. Common area and reservations.
Approximately 248,000 s.f. or 87% of the site remaining after roadway
dedications will be reserved as common open space. See site plan for
break down between parking/drives and landscaping/plaza areas.
4. Archaeology Report.
An archaeology/history report for the property has been prepared and is
attached.
5. Traffic Study.
A traffic study is being prepared for the proposal (in anticipation of the
environmental review) and should be complete within two weeks.
Crawford Multari & titan planning • architecture • public policy
4
y:
�� w� r '.:arc � rP"."a r -. .a R '7' S�..J �p��'N'v��
t ..a ' :y4i4 r �d_':t i a �� �� � �
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CitySAn luiS oBispo4"�
966 Morro street • San Luis OblaM CA 93401
April 25, 1990
TO WHOM IT MAY CONCEXtN :
For many years, Prado Road has been planned and developed as an
arterial street. It connects to 101 on the west for northbound
movements and is widened to four traffic lanes near Higuera
Street. Our master plan calls for Prado Road to be extended
easterly to eventually join Highway 227 in the Edna Valley.
The City is in the process of updating its circulation element.
One of the primary alternatives being considered for Prado Road
is a master plan for a grade separation structure at 101 and a
connection to Madonna Road, a major arterial leading from
downtown to Los Osos Valley Road. The favored alternative being
considered at this time will consider a full interchange at the
intersection of Prado Road and 101, thus providing for all
traffic movements. We expect the updated circulation element to
go to public hearing, with final decisions and adoption of the
plan being made within the next year.
Very truly yours
David F. Romero, Director
Public works Department
prado/dfr#21
n J'l.f�l =1 Anl�'P Nl. fill, 'yt tl,i,l.^
V•
Qa
7' l
WALTER BROS.
CONSTRUCTION CO., INC.
GENERAL ENGINEERING CONTRACTORS • REAL ESTATE OEVELORMENT
HISTORY OF PADRE PLAZA AND CHARLES I. WALTER CENTER
At its conception the long range plan for Padre Plaza was a
retail commercial plaza. The original goal in 1973 was for seven
buildings, all of which have been completed with the exception of
the corner lot which was set aside for a bank or savings and loan
branch. This Walter Brothers project was one of the first in the
City to allow a bike lane and delete street parking. This
concept and original plan was later changed to a government
center.
The first building to be constructed was at 3250 South Higuera
Street. This was built as a deli - liquor store to be owned and
operated by Walter Bros. Construction. In addition to the 4,500
square foot store, there was an additiona1,39500 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 429000 square feet. Walter Brothers felt at
this time it would be beneficial to construct an additional
139000 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 559000 square
foot Building Five commenced in 1979, and was completed in
December of 1981. A three floor concrete parking structure was
completed adjacent to Building Five at the same time. In 1981,
the city adopted the tri -polar concept, which meant the South
Higuera property would be a government center separate from the
downtown area.
In 1986, Walter Brothers completed another build to suit for the
State of California, an 8,600 square foot building occupied by
the Department of Motor Vehicles. At this time, the center was
occupied by state, federal and county agencies. The city's idea
was to consolidate government functions so the public would not
have to make several stops to meet their needs. This has worked
very well for the needs of the public; for example DMV, EDD, IRS
and Social Security are all conveniently in one central location.
Additional benefits to the public from the South Higuera
government center include two major signal installations -- at
the South Higuera "south pole" are intersections at Margarita
Avenue, and at Prado Road. Walter Brothers has built a full bus
pull out and a glass enclosed bus shelter, the first of its kind
in the city of San Luis Obispo.
The latest addition to the Charles I. Walter Center, completed
early in 1990, is Building Seven, a 17,000 square foot two-story
structure leased to the State of California. A new parking lot
on the South Higuera frontage was constructed at the same time.
This building was built in response to the burgeoning demand for
office space by government agencies.
Walter Brothers, seeing a need of government growth started in
the summer of 1989 to work on additional space for the government
center, and is working on two projects at the present time. The
first project, a drawing of which is enclosed, is an addition to
building number 4 at 3196 South Higuera. The project consists of
the addition of a 15,000 square foot second story to the existing
building.
The second project consists of the addition of a two-story,
30,000 square foot building on the corner lot at South Higuera
and Prada 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 339000 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.
/ CIVIC CENTER
JLTURAL FACILITIES AREA
X",
Q
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CITY LIMIT LINE: ----- /
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CARE AREA
PUBLIC FACILITIES AREAS
42 nil
Land Use Element L
Introduction
ae
PUBLIC & CULTURAL FACILITIES
Hearing Draft
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 Government offices that provide similar types of services should be grouped for
efficient service delivery. Within any area shown as a preferred location for
public facilities, there may be compatible private businesses, so long as they do
not displace the preferred public agencies.
5.2 Government agencies should cooperatively plan for new or expanded facilities.
They should consider joint projects when mutual objectives can be met.
5.3 There should be a downtown civic center (Figure 4). The following functions
should be located in the civic center, along with compatible businesses:
A City council offices and meeting rooms, clerk, administration, finance,
attorney, personnel, community development, utilities, and public works
administration and engineering. Any additional space for these functions
should be in or close to City Hall.
B. County supervisors offices and meeting rooms, administration, courts, jury
commissioner, clerk, auditor, assessor, counsel, district attorney, personnel,
engineering, planning and building, environmental coordinator, and voter
registration. Any additional space for these functions should be provided
in or close to the County Government Center (Courthouse block).
5.4 There should be a health-care area on Johnson Avenue near Bishop Street
(Figure 4). The following functions should be located in the health-care area:
A Public Health Department; General Hospital; Mental Health Services.
B. Other public or private offices or health facilities found to support the
continued viability of General Hospital.
gcnD: LUE-PUBMP
41
DEPARTMENT OFF LTH & HUMAN SERVICES
Refer to:
To Whom It May Concern:
Social Security Administration
3240 S Higuera Street
San Luis Obispo CA 93401
Duly 3, 1990
We are eager to take the opportunity to express our opinion on
surrounding availability of services for our clientele at the
Social Security Administration.
Many applicants for the programs we administer also require the
very closely related services of the Department of Social
Services. Many of these shared clients are infirm, disabled,
indigent, and lack any access to private transportation. Since
Department of Social Services is a short distance from us (one
building away) and adequate bus service is available at our
location, these people can easily take care of required business
with both agencies in one visit. To require additional travel to
visit our agencies separately places additional hardship on our
clientele and may possibly "shut out" many of those needing
services the most.
Besides the Department of Social Services, many of our clients
require related services from Department of Motor vehicles,
Employment Development Department, Internal Revenue Service, and
Department of Vocational Rehabilitation. It is refreshing to us
that visitor referrals to all of these agencies for additional
services are so conveniently within walking distance of our own
office.
If the primary goal of planners was to provide the most
convenient location of service agencies to its local population,
then the complex we presently occupy fulfills that goal.
we applaud future planning efforts that continue to meet the
needs of our clientele.
Thank you for the opportunity to express ourselves on this issue.
Sincerely,
rU�.� Dat���
rs( ) Martha E. Dreke
District Manager
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the expir6tibn of thl (30) days:,-
after its Bald final passago..y
—INTPODUC AN PASSES •-:
TO PRINT bi'the Council of the
c*. of ' San LUIS„Obispo at 'a -
meeting thereof held on the 4th
day• at SePlem- '1979 on
motion- W.'
.- of �C64ncllman
STANDARD FORM 2
FEBRUARY 1'X6 EDITION
GENERAL SERVICES
ADMINISTRATION
FPR (n CFR) 1-16.601
DATE OF LEASE
01- ZD—IgO5
U.S. GOVERNMENT
LEASE FOR REAL PROPERTY
LEASE ND.
THIS LEASE, made and entered into this date by and between :'IALTM LWS. CONSTRUCTION CO., INC.
whose address is P.O. L'ux 109
Loan Luis Obispo, CA 93406
and whose interest in the property hereinafter described is that of Owner
hereinafter called the Lessor, and the UNITED STATES OF AMERICA, hereinafter called the Government:
WITNESSETH: The parties hereto for the considerations hereinafter mentioned, covenant and agree as follows:
1. The lasso r hereby leases to the Government the following described premises:
7,525 net u.;ablc square feet of office d rgluted space on t.`1c
ground floor of 3240 So. FIiGIueramas` fur`t 'depicted on the attached
floor plan marked Zxhibit 'It," toGether with six reserved, off—street
parking spaces.
tobeusedforsuch purpo0cs as tray be dctcratincd by the General 'Jcrvicc::;
?:t!.1c:irl:i:.it res tion
2. TO HAVE AND TO HOLD the said premises with their appurtenances for the term beginning on
---- w................................................ ............. through .................................................. subject to termination
and renewal rights as may be hereinafter set forth. This Paragraph is deleted.
3. The Government shall pay the Lessor annual rent of S --- 1QQ43-6QP.QQ.....................
atthe rate of$--.9..Q.AQAQQ.................................. per .... JrkmL l............------..._..........................._ in arrears.
Rent for a lesser period shall be prorated. Rent checks shall be made payable to: Owner
// on or ;After Lktinitial fi.vc ycc:r 'Wna
4. The Government may terminate this lease at any timdby giving at least ._......4Qdays notice in writing
to the Lessor and no rental shall accrue after the effective date of termination. Said notice shall be computed commenc-
ing with the day after the date of mailing.
5. This lease may be renewed at the option of the Government, for the following terms and at the following renals:
Por oac Sive year period at an annual rental of $135,525.25 at the rale
of :il].,, 93.77 per monl,h in ;;rroarc plus all previously accrued escalation.
1Lc:nt fur a lc:iscr period -ha'_i ll(: prorated. Annual c:;calations pur:;uant
to ParuSrapll D2 erne D3 shall con�iclue during this renerx:l option period.
provided notice be given in writing to the Lessor at least ..... _..0 .......... days before the end of the original lease term
or any renewal term; all other terms and conditions of this lease shall remain the same during any renewal term.
Said notice shall be computed commencing with the day after the date of mailing.
2-106
� "1-p
6. The Lessor "furnish to r'-- ;aercunem as part of the rental consideration, tl— . Awing:
apace shall Le bui1L—ouL in :IccoTTlance %%%th the attached SuliciL�;Lio11
fur Offer:; No. GS -09D-3£,818
7. Tee following are attached and made a part hereof: :11 terms, conditions and obligati.on6 of
' Cloi�ai$ibfds;L,gta�fdiiEdClidi>b�;der".:G^w^.•J�.7GCX.+C.�w"b3�
SolicituLion for Offers No. GS -093-38818, GSA Form 3517: General
Cl--.usXs, GSA FoTmI 351£3: itcprccenL--Lio= and CcrLificaLiona, LisLinL of
aq,lo;monL Openingr,, and Floor Plan marked Exhibit "A"
8. Tee following changes were made in this lease prior to its execution:
P3raLr::ph 2 t;as deleted.
9-13 klere addod.
i
IN Wt N. &SS,WHEREO the parties hereto hav • eunto subscribed their names as of the date first above
written. .
r^� AA
STRUCTIOt' O., INC.
fSireatrril
(Sir�drrfl
IN FR E OF' -
21t'
tSIjMYiNIf;
rnefirflri
UNITED. STATES OF AMERMAC1172LUL
S.1,01CLS /,r-XIIUSTRATIOId,
Office of Public ;Buildings anti Real
��f
'-
iiccr
BY ------
--
--11 ---------------. ----------9
ntracting_O
crrngft
STANDARD FORM
It U.S. GOV23MOM PRINTING 07nC8 t 1983 O - 621-526 (9143)
FEBRUARY IM5 EDITION
,
:fILLi ;dG. ii' f:CHi:J II:.1'LL !.ND 'IADP :: ti.:i' OF LZASE NO.
9. TO 11,WE AND TO HOLD the Said pre;nisi frith their appui•Lcnancc:; for• the tcraa beLinninz
on the day the :,pace is certified by Lhc Government as complete and ready for occu—
p;,ncy throuLh Wic followinL five y,::,r Lcrm. Lessor shall have 60 r:urldng days fror,l
Lha: daLc cJl coccipL ul :'o I'ail., U1.v
.i: 01• rJccapancy. !11 iteral as specified iia Solicitation for Offers No.
G:i-09 —36616 a:; further delineated on s:dJlibit "A" shall be provided by the lessor.
/lc Luhl occup-nc;; uaLes to be csLabliL;hud Ly Supplemental Lc;a::c il,rcemn.nL.
10. 1,Uf L1aliL to ParaLraph C" Llleau t:i.li. Lc no charge to Lhe Guvuniw,;aL for ovcrtirle
usc,�c. of the :.:,pace. In addition, pursuant to Section ::, Spaci:.1 Space nequirewents,
TOI :,here a•ri11 uu nu c>lar�:; to Lhc Cuvcrrvncnt for ovcrLiw(; usal;c of the DaLa
0O1:Cnai1_.cati6l'1s I1ooa1.
11.ul I;arlJocu: of operatinL co--,.ucc.,L;.,Llun, Lhe Vase rear, is estriulish'ed at $1.75 per
nil, ucaule ::quare fooL per Llnnw,i.
12. For purposes of real estate ta:: escalati , •Lhe perccnL-alc of the building occupied
by the Government is
13. At the request of the Covernnlc,zt, Ll e Lcs r shall provide all labor, materials, 1I1ci
ogaip:.cnt to install the above—standard items in accordance with the Special Spice
cduiiunrsllts (SccLiora L)
1,L'tachcd to Solicitation for Offers No. GS -091;-36&'18. These
items shall be provided for a lump sus of $6,366.00. 'this is broken doi•:n as folloaa:
ection 2: Perimdi
eter Doors, including non— $150.00 ca 4 = y 600.00
v
removable hinUc pins
Solid Core Doors :'3.50.00 ca 1 = 150 -CO
Double Cylinder Dcad holt Locks $ 75.00 ca 1 = 75.00
Pu.nd t
etcr �,olls — :lao slab w3
r'u.00/s.f. 1302 = 4,146.00
consLructiu1i
;JccLion 5: Vic:•; Panels $b'0.00 ea 3 = 2110.00
Section 6: irltir> ; Counter .5'70.00 ea 1 = 70.00
Dri,-LinL Fountain ;150.00 ca 1 = 150.00
Section 7: Cabinets w/doublu sink ;.11.00.00 ca 1 = 400.00
aection 10: Gcou::rtical Lilc — hall and $2.00/c.f. 140 = Z80.00
ceiling
Solid Core Doors x150.00 ca 1 = 150.00
Dead Dolt Locics $ 75.00 ea 1 = 75.00
View Panels $ 30.00 ca 1 = '0.00
,366.00
This amount will be paid as a lump sum payment when the i:ork is compl::ceu and accepted
L the Government. Payment will Lc: due only for work required under this paragraph of
Lhc lease and for work, as shown on the approved floor plans as specified in the Special
Sp:,cc Zoquircments of the attached Solicitation for Offers C:: -09D -3E010-
izadcrsL, olid -;_;recd that tiLic to the listed special purpose items shall vest
in Ulu Govcrnlient �111c: Lilcsc hems can Lc removed by Lhc Gavcrnrlcnt at any time durini
tile: initial terra of the lease or alij ezLcnsions or n�ncarals Lhcreoi caul furth::r LhaL
tale Lessor r:aives any restoration in connection thercl:ith.
1'a event shrill be Made Drltilin 60 days from! the date Lhat the Govcrnnent iizspccLs ,1nd
aCCC1), - t11C work a:: Cuillhlc."u.
neral Services Administration, Region 9
25 Market Street
San Francisco, CA 941L,..
February 8, 1984
Walter Bros. Construction Co., Inc.
Padre Plaza Square
P.O. Box 809
San Luis Obispo, CA 93406
Attn: Ms. Peggie Bourdon
Re: Lease No. GS -09B-38118 - SSA - San Luis Obispo, CA
Dear Ms. Bourdon:
Enclosed is a fully executed copy of the U.S. Government Lease for Real
Property for the above -referenced lease.
The floor plans will be completed by the SSA regional office and I will
forward them to you as q-uickly as possible.
Thank you for your continued cooperation and assistance.
Sincerely,
BEVERL�Vecialist
. HABER
Realty
Real Estate Division
Public Buildings and Real Property
Enclosure
MAITEH Iwo. Eqmhu(ITION U119 INIO
ViSMONIE 805/543-5854
A GENERAL ENGINEERING CONTRACTOR
P. O. BOX 809 SAN WIS OBISPO, CALIFORNIA 93406
May 23. 1990
Mr. Ed Sheean
State of California
Department of Transportation
District Five
50 Higuera Street
San Luis Obispo, CA 93401
Dear Mr. Sheean:
In order to help Cal Trans with possible future office space
needs in San Luis Obispo, our firm has come up with a proposed
project.
This two-story office building, with two floors of underground
parking, is to be built on the corner parcel at Prado Road and
South Higuera Street. Plans for the site are included in the
enclosed presentation.
We have also enclosed a letter from the City of San Luis Obispo
regarding the overpass and interchange to be built at the nearby
intersection of Prado Road and Highway 101. Of course, this
would greatly increase the traffic circulation aspect of our
project suitability for your employees' and the public's use.
We feel offices in this building would be perfect for your use.
Since the building is currently in the design stage, any special
considerations for Cal Trans' use could be incorporated early in
the design.
We would be glad to meet with you to discuss this project at any
time. We appreciate your interest in this project. Once again,
thank you for your time and consideration.
Sincerely.
WALTER BRO
CONST. CO., INC.
DCW:cac
r
MAITER]RK, MMuCTION E00i INC,
1.
A GENERAL ENGINEERING CONTRACTOR ir3WW" e0S043-
P. O. BOX 809 SAN WIS OBISPO, CAUFORNIA 93406
May 10, 1990
Mr. Kevin Yackle
Realty Specialist
Real Estate Division
Public Buildings Service
General Services Administration
350 South Figueroa St.. Suite 303
Los Angeles. CA 90071
Dear Mr Yackle:
In order to help:you with any anticipated future space needs for the
Government's offices in San Luis Obispo, our firm has come up with a
proposed project we feel would.be perfect for your use. This two-
story office building. with two.floors of.underground parkingg is to
be built on'the corner parcel at.Prado Road and South Higuera Street.
Plans for the site are included in the enclosed presentation.
We have also enclosed a letter from the City of San Luis Obispo
regarding the overpass and interchange to be built at the nearby
intersection of Prado Road and Highway 101.. Of course. .this would
greatly increase our project's attractive traffic circulation setup,,
for both the public and for the government's employees. We feel
offices in this building would be perfect for the government's use.
Since the building is still in the design stages, any.special
considerations could be incorporated early in the design.
In addition, we are anticipating an approximate 28,000 square foot
vacancy in the three-story glass building at 3220 South Higuera, in
1991 or 1992. This will come about when the County of San Luis Obispo
completes its planned building on South Higuera Street. Upon vacating
their offices in the 3220 South Higuera building (where the IRS
offices are currently), the County space will become available for
lease to the government. The suites coming available would offer you
a variety of options for your long term space needs.
We would be glad to meet with you to discuss this project at any time.
Please let me know if there is any further information you need.
Thank you for taking the time to review these materials, and I will
look forward to hearing from you soon.
CO.. INC.
JAITH BOB. CUHTLTIUN 19, INC.
TELEPHONE 805/543-5854
A GENERA! ENGINEERING CONTRACTOR
P. 0. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
April 13, 1990
Mr. Ron Okimura
State of California
Department of General Services
Office of Real Estate & Design Services
400 "P" Street, Suite 3110
Sacramento, CA 95814
Dear Mr. Okimura:
VIA TELECOPIER
ORIGINAL VIA US MAIL
Regarding the State's needs for office space in the City of San
Luis Obispo, our firm is currently working on a long term
development plan in order to meet these needs.
We will have a completed development plan and time line bar chart
available within -two weeks and welcome the opportunity to present
this information to you at any time in the near future.
Specifically, we would like to house both the Water Quality
Control Board offices and the Coastal office of the Highway
Patrol in the building proposed for the corner parcel. This two
story building with two floors of underground parking will be
located at the corner of South Higuera Street and Prado Road.
I believe you have a set of schematic drawings for this
development, which we presented to you in your offices on March
1st.
We look forward to hearing from you soon and continuing to work
with the State to meet office space needs in San Luis Obispo well
into the future.
Sincere y,.
�i! CONST. , INC.
DCW:cac
MAITER 0108. CONSUMPTION CO.JNC. :-
181s'HOW 8051313-3654
A GENERAL ENGINEERING CONTRACTOR
P. O. BOX 809 SAN WIS OBISPO, CALIFORNIA 93406
April 9. 1990
Mr. Terry Bird
Leasing Officer
State of California
Office of Real Estate & Design Services
400 "P" Street, Suite 3110
>, «: �i. tYw+.,lLrarerww.—
Dear Terry,
I would .like to -.update you on future space availability -in the Charles?...
;I*,:Walter;,,Center of government zoned. office buildings'j:,4hd our .long term
deirelopmant<'plaas for. this- property: First; we ' plan*,t6 .build thise"'secorid
floor' onto : the Employment Development Department buildiiig' -for a totat-
addition'-of'10.000 to 15,000 square feet.
Second. following our rezoning request now being reviewed by the city
planning department, we plan to build the 30,000 square foot building on
the corner parcel at Prado Road and Higuera Street as we presented to
you at our meeting on March 1st.
Third, we would like to make more definite plans to lease.the available
space on the third floor of the 3220 South Higuera building recently
vacated by,the Department -of -Corrections. During our recent. phone. ;
a t „ M�ourtplans,;,.to._tentatively.movp L40,: ,.Driver,.,- orb,
.;.Sad 8, reatl9sat:i325d v8ottt6-'8iguera
-to the•. Ndant W7,310y.: _:::.:� :wo ;x•
due. to .the i>npioper- zoning at -the current location: We `are. •also
interested in splitting up suite 310 so that the state Air Quality board
can lease the remainder.
Fourth, as the County is currently working on their plans to build their
own building to house Social Services on South Higuera Street, we are
anticipating a vacancy of their current space in the 3220 building of
30,000 square feet. Their lease with Walter Brothers expires October of
1991, with two one-year extensions to October of 1992 and 1993.
Fifth, in our long term planning, we will be relocating Padre Liquor
from the 3250 building, and plan to build a second floor addition to
this building, thereby increasing the building's size to 20.000 square
feet.
Please let me know if the State is interested in leasing any of the
above-mentioned space. I will look forward to hearing from you on this.
Sincere
WALTER
(LAraIter
t
. CO.. INC.
MAITH POK EONMAHN DO We
A GENERAL ENGINEERING
July 21, 1989
Mr. Jim Durborough
California Highway Patrol
Facilities Section
2190 1st Avenue
P.O. Box 9112898
Sacramento, CA 95818
Dear Mr. Durborough:
TELEPHONE 805/543.5854
CONTRACTOR
P. O. BOX 809 SAN LUIS OBISPO. CALIFORNIA 93406
Thank you for your time on the telephone yesterday. It was a pleasure
to show you our 3220 So. Higuera building in the Charles I. Walter
Center and the proposed site on Prado Road.
We have enclosed the floor plans for suites 103A, 302, and 310 for
office use; and the plan for suite 103C for storage use. The door to
suite 103C is only ten feet or so from that of 103A, making it quite
convenient for storage. Of course, these floor plans could be changed
or remodeled for your use.
We feel these offices will be perfect for the Coastal Division
Headquarters' use. Also, we got a call from Mr. Terry Bird, the leasing
officer for this area yesterday afternoon. Mr. Bird called me and
indicated you might be interested in the 3220 building. For an interim
or extended period, this might work out fine. I feel a good move -in
date would be around March 1, 1990, as we would like to repaint and
clean all the carpets.
The availability on these suites is as follows: Suites 302 and 310 will
be available as soon as we move the current State tenant into our
Building Seven currently under construction. Suites 103A and 103C will
be available when we move the State Compensation Insurance Fund into
another building in the Center, scheduled shortly after the completion
of Building Seven.
We look forward to gaining the Coastal Division of the Highway Patrol as
a tenant, and appreciate your interest in the project. Please give me
or Carolyn a call if you have any questions on the floor plans enclosed.
We are still proceeding with the Prado Road site. Once again, thank you
for your time and consideration.
Sincerely,
CONST./t:O., INC.
Walter
Pr
CC: Terry Bird, State Leasing Officer, Office of Real Estate &
Design Services
MAITEH hk UNMAION 969 We
TELEPHONE 8051543-5854
A GENERAL ENGINEERING CONTRACTOR
P. O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
June 19, 1989
Mr. Jim Durborough
California Highway Patrol
2490 First Avenue
Sacramento, CA 9SBLI0
Dear Mr. Durborough:
Thank you for your time Friday to speak with me on the phone. We
appreciate the opportunity to look for a new site for the San
Luis Obispo administrative offices of the Highway Patrol.
I assure you that we are doing everything in our power to acquire
property for this project, as we discussed Friday. We have
enclosed a site map showing the parcel, an aerial photo of the
Charles I. Walter Center of government office buildings and the
adjacent site which we hope to acquire.
We've also enclosed a few photos of our existing three-story
office building located at 3220 South Higuera Street, San Luis
Obispo. The State currently leases nearly the entire third floor
of this building, as well as additional space in four other
buildings in the Center. As we discussed, we are also
anticipating a vacancy of approximately 30,000 square feet in the
3220 South Higuera building in late 1991, including access to the
parking structure.
We'd be glad to show you both the proposed site and the Charles
I. Walter Center buildings anytime you are in the area. If there
are any questions, please feel free to call me personally.
Sincerely,
WALTER BROS. CONST. CO.,,.3NC.
Walter
DCW:cac
encl.
FRI
San Luis Obispo County Narcotics Task Force
Mr. Don Walter
Walter Brothers
San Luis Obispo,
Dear Mr. Walter:
January 4, 1989
Construction
CA 93401
WA17 if.,
�'i jJ - .1 h�fn•r�
Tir .J /Yl.. Ic,
It is our intention to lease an additional 300 square feet in
addition to our current 1,370 square foot office, as soon as the
300 square feet become available. This will satisfy temporarily
our needs for additional space.
However, due to the growth our programs are experiencing, both in
terms of personnel and equipment, we will be in need of
additional office space in the near future. Our department would
appreciate notification of any available space you may have in
any of your buildings in the future.
Sincerely,
�L
James Christian
Special Agent Supervisor
California Dept. of Justice
Bureau of Narcotic Enforcement
J C : s d
Post Office Box 3110, San Luis Obispo, California 93403 Telephone (805) 549-3415 ATSS 629-3415
AITH hH. EONMUETION CO.,INC.
A GENERAL ENGINEERING CONTRACTOR TELEPHONE 805/543.5854
P. O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
May 12, 1988
Mr. Terry W. Bird
Leasing Officer
State of California
Office of Real Estate and Design Services
400 "P" Street, Suite 5110
Sacramento, CA 95814
Dear Terry,
Enclosed is a site map of one more possible site for the
California Highway Patrol facility in San Luis Obispo. This site
is adjacent to the existing Charles I. Walter Government Center
on South Higuera Street.
Since the idea of this site came up ,just as we were leaving for
Sacramento to meet with you, we have not had a chance to check
into all of the particulars.
Thank you for your consideration. Hope to be able to work with
you on this project.
Sincerely,
WALTER.PROS.
Don�1�. Walter
Pre-T.dent
DCW:cac
. CO., INC.
571 ?? OF CALIFORNIA—STATE AND CONSUMER SERVIC`S AGENCY GEORGE DEUKMEAAN, Go -.",o/
DEPARTMENT OF GENERAL SERk :S ,
Office of Space Management Pe.
915 Capitol Mall, Room 510
Sacramento, CA 95814
February 17, 1984
NiAR 2 1984
Toby Ross E0717;1(Ti0;j Co., Inc,
Community Development Director
City of San Luis Obispo
990 Palm Street
P.O. Box 321
San Luis Obispo, CA 93406 - 0321
Dear Mr. Ross:
Thank you for your letter of January 9, 1984, expressing the City's interest
in assisting the State of California in'finding properly zoned office space
in the San Luis Obispo area.
The Department of Transportation (CalTrans) recently experienced a staff ex-
pansion necessitating an immediate need of office space within their own
building at 20 S. Higuera Street, San Luis Obispo. Space leased to other.
State agencies within their building will be terminated as early as March 31,
and June 30, 1984. The Office of Space Management has been requested by these
agencies to locate suitable office quarters within the San Luis Obispo area.
The first group to be relocated will be the Employment Development Department's
(EDD) office staff. We have found acceptable space on the 3rd floor of an
office complex located at 3220 S. Higuera Street. We have been working with
Mr. Don Walters and Mr. Keith Gurnee to consummate an acceptable lease with
an occupancy date set for March 15, 1984. To this end we appreciate your
assistance in expediting the issuance of a building permit and plan checking.
In the very near future we will be again looking for additional space for the
remaining State agencies that will be relocated. We will advertise for space
in the local newspapers with a site search shortly thereafter of spaces respond-
ing to the ad. At that time we will again solicit your input to suitable sites
with the proper zoning.
I look forward to meeting with you personally, upon my future trip to San Luis
Obispo. Again, thank you for ,your assistance.
erely,
14>
K ,MIUqA, ARCHITECT
a Sup sor
:kl
cc: Bill Todd /
Don Walters ✓
Keith Gurnee John Ramsey
lk 4 1 A" city of San lues OBISPO
mi"A COMMUNITY DEVELOPMENT DEPARTMENT • 980 PALM STREET
Post Office Boz 321 - Sen Luis Obispo. CA 931060321 - 805!541.1060
l�.
January 9, 1984
Jack ktlUra
Office of Space Management
915 Capitol Hall
Sacramento, CA 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 co»souni-
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 are properly zoned. Thus. it's good to hear that your agency is
now looking to the structure at 3220 South Higuera Street, in that
the property is properly zoned and the building itself was originally
approved by the city and constructed for the purpose of housing public
agency offices.
Since 1978, vhen the city approved the rezoning of this property, it
has been the city policy to encourage use of the building by public
agencies. Although the conditions of Use Permits on this property
have changed to allow some private agency clients, it is clear that
our city prefers that the structure continue to have public agency
--tenants as its-priority-use.-------
As
ts-priority-use.-..___.
As such, we have discussed the EDD use of the 3220 South Higuera
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 Permit.
b) If RRM and you can get the tenant improvement drawings and
Building Permit application by January 16, 1984, we will ex-
pedite checking your plans.
c) To the extent we can cooperate with you and Mr. Walters, the
building owner, to gain the earliest possible occupancv date
for EDD, we will do so.
i
January 9, 1984
Paste 2
It has also come to my attention that the State Department of Parks and
Beaches as well as the Alcoholic Beverage Control Commission may also
be looking to relocate from their present location in the CalTrans build-
ing. I want to let you know that if this is the case, we will coon_erate
in relocating these public agencies to a suitable site with proper zoning
in our community. The building at 3220 South Higuera may be suitable
for these uses, as well.
Please let me know if you have any questions regarding the city's posi-
tions or procedures regarding this matter.
Sincerely,
Toby Ross, Community Development Director
City of San Luis Obispo, California
TR:vu
cc:T. Keith Gurnee
n Wa t e
Bill Todd, CalTrans
Jack Ramsey, Space Planning Group
OFFICE SPACE FOR LEASE
3220 SOUTH HIGUERA STREET
SAN LUIS OBISPO, CALIFORNIA
WALTER BROS. PROPERTIES
SAN LUIS OBISPO
(805) 543-5854
Walter Brothers Properties announces the
availability of a variety of lease space.sizes and
configurations in the three story 3220 South
Higuera Street building. Located in one of San
Luis Obispo's major office centers, the building
offers ample parking, convenient location, and
immediate access to a freeway and major
surface streets.
Space may be leased in an unimproved shell
configuration, or as complete improved space.
Walter Brothers is able to arrange for design,
regulatory approvals, construction,
and furnishings as required in connection with
tenant improvements.
Please take a minute to review the following
description of the building, its immediate
neighborhood, and the City and County of
San Luis Obispo.
Don't hesitate to call Walter Brothers, at
(805)543-5854, for answers to any questions
regarding space currently available, rates,
terms, and related information.
THE VICINITY
The 3220 South Higuera Street building is the
anchor structure in a complex of office
buildings known as the Charles 1. Walter
Center. A continuous walk along the creek at
the west side of the center connects the
buildings, parking and a number of sitting
areas. Within this group of offices is a full-
service delicatessen and convenience store.
Less than a block away, a neighborhood
shopping center provides restaurants, printing
and business services.
The building's location on the south side of
San Luis Obispo is central to one of the City's
prime expansion areas. Carefully managed
growth in this area includes residential, retail,
office and industrial uses. Less than one mile
to the west lies Madonna Plaza and the new
Central Coast Plaza shopping facilities. Hotels
and motels, a main post office, automotive
facilities, walk-in medical treatment,
restaurants and many other services lie
comfortably within a mile radius.
TRANSPORTATION
U.S. Highway 101 passes just 2,000 feet to
the west of the 3220 South Higuera Street
building - close enough for immediate access
but too distant to hear. Higuera Street, Prado
Road, and nearby Madonna Road are major
arterial roads which connect the building
easily to all parts of San Luis Obispo
SAN LUIS OBIWO
,4?/3220 SOUTH
HIGUERA STREEr
7(
COUNTY AMMI r
The San Luis Obispo Municipal Airport is a
short five minute drive from the building.
Commercial air service is available via three
carriers though the western states. Charter
services and hangar rentals are also available.
Shipping is also convenient from this location,
with a Federal Express collection point on-site,
a major trucking terminal adjacent to the
complex,.and a post office, United Parcel
Service and railroad station just a few minutes'
drive away.
Directly in front of the 3220 building is a bus
station; local buses connect the site regularly
with downtown, most city neighborhoods, and
regional buses to north and south county
communities.
i
3220 SOUTH HIGUERA I
SITE MAP / Q
9AW a CMIFMNia F
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F�rP47N Y Y
FOUaI SECIItItY VAN FUND
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LEASE 103 ° FIRST FLOOR
Lease Space 102: 9,652 sf
Lease Space 103: 4,290 sf
LOBBY
LEASE 102
m o
LEASE 203
m LEASE 202A
SECOND FLOOR
LEASE 202
Lease Space 202: 10,585 sf
Lease Space 202A: 122 sf m m m m
Lease Space 203: 5,094 sf
o m
LEASE 303 m THIRD FLOOR
Lease Space 302: 12,140 sf
o m
Lease Space 303: 6,264 sf
O m m m m
LEASE 302
m m m o a
1 __
SAN Luis OBISPO
The City of San Luis Obispo is the county seat
for San Luis Obispo County, located
approximately half -way between Los Angeles
and San Francisco, and about ten miles from
the Pacific Coast. Based on the 1990 census,
the City is home to a population of 42,136 and
the County to 221,843. This represents an
average growth rate since 1970 of a little over
2% in the City and about 5.5% in the County.
The attractive natural environment, sense of
community, availability of housing and
services, and other measures of the quality of
life will continue to make San Luis Obispo a
desirable destination for immigration from
other cities and states for many years to come:
The area surrounding the City reflects the
region's agricultural background and mission
trail heritage. This is increasingly identified as
one of the world's remarkable witlemaking
districts. Cattle ranching, field crops, fruit and
nut orchards and related farming operations
occupy over two million agricultural acres
within the County.
Area cultural and recreational opportunities
are constantly on the increase. In addition to
various community, college and university
facilities, several significant new performing
arts complexes are currently under
development. College and University campuses
are also responsible for a variety of active and
spectator sports programs. Water sports
abound at local lakes and the coast, and plans
have recently been made to increase the
County's seven existing golf courses to more
than ten.
CLIMATE
The City of San Luis Obispo occupies a mild spot within a part of the state exhibiting mild overall
climatic characteristics. The following chart summarizes average climate data:
PERIOD AVE. TEMPERATURES RAIN (INCHES) HUMIDITY
(MIN. - MAX.)
January 42.810- 66.260 4.97 67%
April 47.07°- 72.590 1.67 45%
July 56.00°- 83.680 .01 32%
October 50.160- 75.770 .84 40%
Highest recorded temperature: 111.0°F.
Lowest recorded temperature: 20.OF.
Average annual rainfall (100 year ave.): 22.01 inches
San Luis Obispo has a 320 day growing season. First frost: 12/16. Last killing frost: 1/30.
Prevailing wind direction is northwest; mean hourly speed is 8 mph.
POPULATION CHARACTERISTICS
As the county seat and home of the campuses of California Polytechnic, State University and Cuesta
Community College, San Luis Obispo has a working population characterized as stable, highly
educated and service industry oriented:
Over 20% of the workforce are employees of City, County, State or federal agencies
More than 40% of adult residents have completed four years or more of college level education
The City's average family income, as of 1990, is $43,200
Unemployment in recent years has ranged between 3.4% and 3.8%
Other significant employers in the area include the tourism and hospitality industries, retailing, private
utilities, and clean, generally high-tech industry, such as Cryolab, Dynatech Electro -Optics, Robinson
Electronics, E G & G Power Systems and Ziatech Corporation.
San Luis Obispo has an average household size of 2.41, and retirees comprise about 13% of the total
population.
3220 SOUTH HIGUERA STREET
Prime office lease space ready for occupancy
Competitive lease rates and flexible terms
Space configurations from under 1,000 square feet to over 25,000 square feet available
Abundant parking in adjacent three story structure and surface lots
Close to airport, U.S. 101 and major roads
Optimum location for convenient access to services
Neighboring major government offices
CONTACT: CAROLYN JOHNSTONE
WALTER BROS. PROPERTIES
POST OFFICE Box 809
SAN LUIS OBISPO, CALIFORNIA 93406
PHONE (805) 543-5854 FAX (805) 543.6807
WALTER BROS. CONSTRUCTION COMPANY - TENANTS
TENANT NAME & ADDRESS
-----------------------------
CA DEPT. OF MOTOR VEHICLES
Building Six
3190 South Higuera Street
CA EMPLOYMENT DEVELOPMENT DEPT.
Building Four
3196 South Higuera Street
Building Five - 3220 South Higuera St.
CA DEPT OF WATER RESOURCES
3220 South Higuera St., /101
CA EDD DISTRICT TAX OFFICE
3220 South Higuera St., #102
_-.. ......._._. _._: CA BUREAU - OF -AUTO REPAIR -.
3220 South Higuera St., #103A ~
CA DEPT OF CONSUMER AFFAIRS
CONTRACTORS LICENSE BOARD
3220 South Higuera St., #103A
CA DEPT OF CONSUMER AFFAIRS
INVESTIGATIONS
3220 South Higuera St., #103A
CA STATE DEPT OF HOUSING
3220 South Higuera St. 7#103B
CA D.O.T. RIGHT OF WAY ENGR.
3220 South Higuera St. #300
CA DEPT OF WATER RESOURCES
3220 South Higuera St., #304
CA ALCOHOLIC BEVERAGE CONTROL
3220 South Higuera St., #305
CA DMV DRIVER SAFETY OFFICE
3220 South Higuera St., 307
U.S. INTERNAL REVENUE SERVICE
3220 South Higuera St., 1#308
CA BUREAU OF AUTO REPAIR
Conference/Testing Room
3220 South Higuera St., #310
CA STATE PARKS & RECREATION
3220 South Higuera St., 311
U.S. INTERNAL REVENUE SERVICE
COLLECTIONS
WAITER BROS. CONSTRUCTION COMPANY - TENANTS
TENANT NAME & ADDRESS
-------------------------------------------
3220 South Higuera St., #315
U.S. INTERNAL REVENUE SERVICE
3220 South Higuera St., #330
Building Seven - 3232 South Higuera St.
CA DEPT OF REHABILITATION
3232 South Higuera St., #101
CA DEPT OF CORRECTIONS
3232 South Higuera St., #102
CA DEPT OF TRANSPORTATION
RIGHT OF WAY DIVISION
3232 South Higuera St., #200
STATE COMPENSATION INSURANCE FUND
Building Three
3238 South Higuera Street
U.S. SOCIAL SECURITY ADMIN.
Building Two
3240 South Higuera Street #A
CA DEPT OF JUSTICEMARCOTICS
3240 South Higuera Street #B&C
SU I.LD I NG ANNEX NU?'ISER E I GHT
CHARLES I . WA%LTEEL CENTER
3196 SOUTH H I GUERA S TRE ET
SAN LU I S OS I S PO . CAL I:FORN I!1
A WALTER BROTH ERS DEVELOPMENT
Fahr am= MU
BROS.
msmuCTION CO.. INC.
EMIXEM G aoMYZvM
mmfo EROS. Ummilm [pal Wo
TELEPHONE 805/543-5854
A GENERAL ENGINEERING CONTRACTOR
P. O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
BUILDING ANNEX NUMBER EIGHT
3196 SOUTH HIGUERA STREET
SAN LUIS OBISPO, CALIFORNIA
A WALTER BROTHERS DEVELOPMENT
The following proposal describes Walter Brothers' plans for an
addition of 15,000 net usable square feet to the existing
building at 3196 South Higuera Street
A site plan, building shell plan, and parking plan are included.
As a part of the Charles I. Walter Center of government -zoned
office buildings, we feel this project will become an integral
and welcome addition to the site. Excellent access to Highway
101 is an asset..
Hopefully, this project will allow the various government
agencies in San Luis Obispo some flexibility to plan for future
office space needs.
The government center in San Luis Obispo has been working very
well, due to our preference to lease only to government agencies.
We are continually working to expand the center, and are willing
to work in any way to provide each government agency with office
space as needed.
Thank you for taking the time to review the enclosed information.
We will be happy to provide any further information required.
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FEDERAL SOCIAL SECURITY ADMINISTRATION
Front view of Building N at 3196 S. Higuera Street.
EMPLOYMENT DEVELOPMENT DEPARTMENT
f.
CHAICLES X. WALTER CENTER
SAN LUIS OBISPO, CALIFORNIA
A WALTER BROTHERS DEVELOPMENT
fm Me Fubm CLWg pM
BRCS.
ONSTRUCTION CO., INC
ENGINEER" CONTRACTORS
SALTER IROS. CONSTRUCTION DO We
TELEPHONE 805/543-5854
1 GENERAL ENGINEERING CONTRACTOR
P. O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
BUILDING NINE PROJECT
CORNER OF PRADO ROAD AND SOUTH HIGUERA STREET
SAN LUIS OBISP09 CALIFORNIA
A WALTER BROTHERS DEVELOPMENT
The following proposal describes Walter Brothers' plans for a
two-story, 30,000 net usable square foot building on the corner
lot at South Higuera and Prado Roads. Two floors of underground
parking will serve this bui.lding.
A site plan, building shell plan, and parking plan are included.
As a part of the Charles I. Walter Center of government -zoned
office buildings, we feel this project will become an integral
and welcome addition to the site. Excellent access to Highway
101 is an asset.
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agencies in San Luis Obispo some flexibility to plan for future
office space needs.
The government center in San Luis Obispo has been working very
well. We are continually working to expand the center, and are
willing to work in any way to provide each government agency with
office space as needed.
Thank you for taking the time to review the enclosed information.
We will be happy to provide any further information required.
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P.O. BOX Soo
Sen Luis Obispo. Calif.
State Offlte8ulldlny No. S
CHARLES 1. WALTER CENTER
Sen Luis Obispo. Calif.
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DON WALTER
P.O. BOX Soo
Sen Luis Obispo. Calif.
View of the vacant commercial corner parcel situated at the intersection of S. Higuera St.
and Prado Rd. The Padre Plaza Square anti Charles I. Walter Center are visible behind
the parcel.
Looking westerly on Prado Rd. as it passes the subject, seen to the right of the picture.
NICHOLSON
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Lin CROS. Umhualn Us) IN[*
TELEPHONE 805/543-5854
A GENERAL ENGINEERING CONTRACTOR
P. O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
November 18, 1994
City Councilmember Penny Rappa
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Dear Councilmember Penny Rappa:
AGENDA
DATE) '�'GTEM #
My concerns regarding government offices outside of the newly
updated General Plan Land Use Element dated August 1994.
The following points that should be considered are as follows.
Proposed Request
1) 2877 South Higuera Street
2) Wants to allow government offices
3) Land Use Element (LUE) not consistant
4) Public health & safety
5) Traffic signals in congested area(s)
6) Is there room for a bus pull out?
7) Bike lanes
8) Left turn from proposed site.
9) South Higuera St. going north 300 sq.ft. + , north of DMV
narrows back down past property north of subject site.
10) General Plan - Service Commercial/Light Industrial
Tri -Polar South Higuera St.
1) Traffic flow is working well
2) Social Security Administration Office of Hearings & Appeals
Federal Judge (see attached)
3) Parking 155 sq. ft. per stall, double city standards
(C.I. Walter Center meets government requirements)
4) Tri -Polar Concept is working well and a part of adopted Land
Use Element dated August 1994.
Sincerely,
WALTER BROS. CONST. CO., INC.
A/A
Donald C. Walter
President
STANDARD FOR"' 2I
FEBRUARY 1886 EDITION U.S. GOVERNMENT
°EN„°iAL $ LEASE FOR REAL PROPERTY
THIS LEASE, made and entered into this date between Walter -Bros. Construction Co., Inc.
whose address is: P. O. Box 809
San Luis Obispo, CA. 93406-0809
and whose interest in the property hereinafter described is that of OWNER, hereinafter called the LESSOR, and the UNITED
STATES OF AMERICA, hereinafter called the Government.
Social Security Administration
Office of Hearings and -Appeals
WITNESSETH: The parties hereto for the considerations hereinafter mentioned, covenant and agree as follows:
1. The Lessor hereby leases to the Government the following described premises:
947 net usable square feet of second floor office and related space located at 3220 S. Higuera Street, San Luis
Obispo, California together with one (1) reserved parking space, as depicted on the attached floor plan, Exhibit A.
to be used for SUCH PURPOSES AS DETERMINED BY THE GOVERNMENT.
2. TO HAVE AND TO HOLD the said premises with their appurtenances for the term beginning on xxxxxxx through
xxxxxxx subject to termination and renewal rights as may be hereinafter set forth.
PARAGRAPH 2 IS DELETED IN ITS ENTIRETY. SEE PARAGRAPH 9.
3. The Government shall pay the Lessor annual rent of at the rate of per MONTH in arrears. Rent
for a lesser period shall be prorated. Rent checks shall be made payable to:
PARAGRAPH 3 IS DELETED IN ITS ENTIRETY. SEE PARAGRAPH 10.
4 The Government may terminate this lease in whole at any time after the initial five-year firm term by giving at least
sixty (60) days notice in writing to the Lessor and no rental shall accrue after the effective date of termination. Said
notice shall be computed commencing with the day after the date of mailing.
5. This lease may be renewed at the option of the Government, for the following terms and at the following rentals:
PARAGRAPH S IS DELETED IN ITS ENTIRETY.
�r ' t �'��� �d i3e EXCEPTION TO SF2 APPROVED GSAIRIMS 12D89
6. The Lessor shall furnish to the Government as part of the rental consideration, the following:
A. All labor , materials, equipment, design, professional fees, permit fees, inspection fees, utilities, construction
drawings (including, without limitation, plans and specifications), construction costs and services and all other
similar costs and expenses associated with the design, construction and installation of the Government's tenant
improvements (including, without limitation, lump sum items as well as other constructed items) identified anywhere
in this lease or otherwise agreed to by the parties in connection with the Government approved layout drawings and
related documents, with the sole exception that the Government will pay the lump sum payments to the extent
specifically identified herein as payable by the Government;
B. All services utilities, maintenance, repair, replacement, inspections, improvements and other requirements and all
labor and materials associated therewith which are provided for elsewhere in this lease including, without limitation,
janitorial services that will be performed after normal business hours.
7. The following are attached and made a part hereof:
All terms, conditions, and obligations of the Government and Lessor as set forth in the Solicitation for Offers No. MAC
94502, attached hereto, Solicitation for Offers No. 94502 amendments numbers 1 and 2, GSA Forms 3517; 3518;
sheet no. 1 and 2 containing Paragraphs 9-20, Special Requirements, and Floor Plan (Exhibit W).
S. The following changes were made in this lease prior to its execution:
PARAGRAPHS 2, 3 and 5 OF THIS STANDARD FORM 2 HAVE BEEN DELETED IN THEIR ENTIRETY.
PARAGRAPHS 9 THROUGH 20 HAVE BEEN ADDED.
hereunto subscribed
LESSOR
WA T ONSTR ON CO., INC.
BY
g
IN PR ENCE OF:
Si tura)
UNITED STATES OF AMERICA
BY
(Signature)
f7o C�px coq S.�t_ui�
(Address)
CONTRACTING OFFICER, GSA, PBS, RED
STANDARD FORM 2 EXCEPTION TO SF2 APPROVED
FEBRUARY 1965 EDITION
SHEET NO.1 ATTACHED TO AND MADE A PART OF LEASE NO. GS -09B-94502
9. TO HAVE AND TO HOLD the said premises with their
appurtenances for the term beginning on the day which the space
is certified by the Government as complete and ready for
occupancy through the following ten year term, subject to
termination and renewal rights AS MAY BE HEREINAFTER SET FORTH.
10. The Government shall pay the Lessor annual rent as follows:
For months one through sixty annual rent of $15,341.40 per annum
at the rate of $1278.45 per month in arrears.
For months 61 through 120 annual rent of $17,727.84 per annum at
the rate of $1477.32 per month in arrears.
Rent for a less period shall be prorated. Rent checks shall be
made payable to: Walter Bros. Construction Co., Inc.
P. O. Box 809
San Luis Obispo, CA. 93406-0809
11. Lessor shall have ninety (90) days from the date of receipt
of Government approved layout drawings to complete build out of
space. All items specified in Solicitation for Offers No. MCA
94502 of the premises known as Walter Bros. Building.
12. Pursuant to Paragraph 3.4, "Tax Adjustment" for purposes of
tax escalation, the Government occupies 947/42,227 net usable
square feet or 2.2% of the premises known as Walter Bros.
Building, 3220 S. Higuera, San Luis Obispo, Ca.
13. Pursuant to Paragraph 3.6, "Operating Costs% the base rate
for purposes of operating cost escalation is established at $2.69
per net usable square foot per annum for the net usable square
feet under lease.
14. Pursuant to Paragraph 3.12, "Adjustment for Vacant Premise",
in the event of the Government vacating in whole or part prior to
lease expiration, the rental will be reduced by $2.69 per net
usable square foot per annum for operating expenses.
15. Pursuant to Paragraph 7.3, "Overtime Usage", if the
Government requires overtime heat/air-conditioning there will be
no charge for such usage.
16. Pursuant to Paragraph 3.1, "Unit Costs for Adjustment", the
following negotiated amounts shall be debited and credited to the
Lessor for build out which exceeds or does not equal the ratios
as established in the lease agreement. Such ratios are as
follows:
1) Floor to ceiling partitioning (regular) 1:6 sq. ft.
2) Electrical outlets 1:100 sq. ft.
3) Telephone outlets 1:100 sq. ft.
4) Interior doors 1:140 sq. ft.
UNIT PRICES ARE ESTABLISHED AS FOLLOWS:
1)
Floor to ceiling partitioning
$ 25.00
L.F.
2)
Floor mounted electrical outlet
95.00
each
3)
Floor mounted telephone outlet
75.00
each
4)
Wall mounted electrical outlet
165.00
each
5)
Wall mounted telephone outlet
75.00
each
6)
Interior door
475.00
each
The amount of build out as actually required will be determined
by the layout provided by the Government. No deviations from
this layout will be allowed except for those changes as approved
by the General Services Administration.
17. As agreed to, the Lessor will provide, if required, at no
cost to the Government, a replacement reception counter. The
laminate for the counter will be selected by General Services
Administration from samples provided by the Lessor.
Additionally, the Lessor has agreed to provide, if required, at
no cost to the Government, an electric strike lock set with one
remote signaling location.
18. Upon completion of the space, a physical measurement will be
taken as part of the acceptance inspection. The lease will be
supplemented to reflect actual square footage, and effective date
of the lease for term and payment purposes. The square foot rate
per year will be $16.20 per net usable square foot for office
space. The square footage shall not exceed 1000 square feet. It
is agreed that if the actual measurements reflect an excess of
1000 square feet contracted for, that the General Services
Administration will pay only to the maximum of $16,200.00 per
annum, regardless of the footage.
19. Pursuant to Paragraph 8.13, "Radon Measurement and
Corrective Action", the Lessor agrees to provide a radon
certification within 150 days of award.
20. Any items to be completed
identified at the acceptance of
beneficial occupancy, shall be
thirty (30) days of acceptance.
or corrected that have been
the space, which do not affect
completed by the Lessor within
Qui IV,
Iv 1c, C,
MAITH HE UNMIUMN 00 IK
,_EPHONE 805/543-5854
} A GENERAL ENGINEERING CONTRACTOR
_ P. O. BOX 809 SAN LUIS 081SP0, CALIFORNIA 93406
November 14, 1994
City Councilmember Penny Rappa
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Dear Councilmember Penny Rappa:
In reference to PD 108-94, I'm not sure I agree with their
request. We are presently negotiating with the federal office of
Social Security Administration and have been for over six months.
Since we started negotiating,*we have upgraded the 3240 Building
to new ADA requirements, new automatic lock system, and other
handicap items.
It is my understanding that the rationale for relaxing the tri-
polar concept is based on the proposition that the existing tri-
polar areas no longer have the capacity to meet perceived
)• government office space demands.
I do not believe that the tri -polar concept should be changed,
nor do I believe that the capacity of the existing zoned
government office center has been reached.
The tri -polar concept has worked well since 1978 in preventing
the scattering of government offices throughout the City. It has
met and can continue to meet the Council's objective of locating
government offices within identifiable areas having some
commonality of purpose.
By 1996, the Charles I. Walter Center, zoned for government
offices, has the capacity to meet the identified needs of the
Water Quality Control Board, the Highway Patrol, Cal Trans and
still have space available. We have conveyed our development
plans to the appropriate government agencies are are confident of
our ability to accommodate future demand for government offices
in San Luis Obispo.
According to our recent projections, providing a graphic
depiction of the availability of government office space within
the Walter Center. -There is a potential for 128,360 square feet
to become available by 1998 due to construction and lease
expirations. The construction schedule could be accelerated if
government agencies were interested in participating in a "build
to suit" program.
Councilmember Penny Rappa
Page 3
November 14, 1994
In consideration of the foregoing I urge you to maintain the tri-
polar concept as it exists and as it has evolved through
practice. If any modification is considered necessary it should
be in the nature of expanding the current "O -PD" zone and not in
creating scattered government office uses, or in creating a
"fourth pole", or extending the South Higuera - Prado Road pole
up Higuera Street towards downtown.
I. believe the tri -polar concept is working very well. I would
appreciate a denial of the request based on its inconsistency
with the Land Use Element policies on government offices.
Thank you for your consideration.
..WALTER BROS. CONST. CO., INC.
Donald C. Walter
President
MAMH 00H, CoNSTP11 J110N Co., INS,
TELEPHONE 805/543-5854
l A GENERAL ENGINEERING CONTRACTOR
P. O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
November 10, 1994
City Councilmember Penny Rappa
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
RE: Government Office Locational Policies
PD 108-94
Dear Councilmember Penny Rappa:
On behalf of Walter Bros. Construction.Co., Inc., I would like to
put into simple perspective the policies that would once again
allow the dispersal of government office uses outside the tri-
polar concept currently contained in the..0eneral Plan.
I -.have forwarded to you -- perhaps inundated.you --.with a.
lengthydocumentation on the history and success of the City's..
tri -polar policy. All the letters, graphss,`.J ists,.and;statements
contained in these materials have hopettlly'been useful to'. YOU
But their sheer volume has probably numbed you to our simple
position. Our position on this matter is as followst
1-. The tri -polar policy, South Higuera, Prado Road location
should be maintained and expanded by increasing the size of
the region covered by each of the poles; thereby providing
for and protecting governmental uses in logical, localized,
and identifiable areas in the community as government space
needs increase.
2. Historically, the City's government office location
policies have been a critical part of the City's General
Plan since 1977. Any change to those policies or
reconsideration of them was accomplished through the
comprehensive Land Use Element Update.
3. In the short to mid-term, facilities at the current South
Higuera, Prado Road government office complex are or can be
made to be adequate to handle government office demand as
demonstrated in the attached 5 -year government office space
projection.
-/ -/ Serving the People of California
State of California / Health and Welfare Agency
November 14, 1994
Rl I f R TO
Walter Brothers
P O Box 809
San Luis Obispo, CA 93406
Gentlepersons:
3220 S. Higuera, Suite 102
Employment Tax District Office
San Luis Obispo, CA 93401
Telephone (805) 549-3512
Pete Wilson, Governor
Providing the public with efficient service is government's biggest challenge in this fast
changing environment. The people of California deserve efficient and convenient service
from all governmental agencies. Over the past 13 years that I have been in state
,government, I have heard the public ask for one-stop service. The current location of
federal, state and county governmental agencies allows efficient and convenient service
to the public. Considering our bad economic situation in California, the least government
can do is make governmental service available to the public without the additional
hardship of having them travel from one location to another within our community. For
some of our clientele, this may even make it impossible for some of them to access these
needed services.
If the primary goal of planners was to provide the most convenient location of service
agencies to its local population, then the complex we presently occupy fulfills that goal.
We applaud future planning efforts that continue to meet the needs of our clientele.
We ask that this plan continue for the efficiency and convenience of the people of our
great City and County of San Luis Obispo. Thanks for the opportunity to have input
respecting this issue.
Timothy L.
District Tax Adrilinistrator
Employment Development Department
WALTER BROS.
,1 CONSTRUCTION CO., INC.
/ GENERAL ENGINEERING CONTRACFOPS • PEAL ESTATE DEVELOPMENT
HISTORY OF PADRE PLAZA AND CHARLES I. WALTER CENTER
At its conception the long range plan for Padre Plaza was a
retail commercial plaza. The original goal in 1973 was for seven
buildings, all of which have been completed with the exception of
the corner lot which was set aside for a bank or savings and loan
branch. This Walter Brothers project was one of the first in the,
City to allow a bike lane and delete street parking. This
concept and original plan was later changed to a government
center.
The first building to be constructed was at 3250 South Higuera
Street. This was built as a geli - liquor store to be owned and
operated by Walter Bros. Construction. In addition to the 4,500
square foot store, there was an additional 39500 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 109000 square foot building for the purpose of housing
the food stamp operation for Social Services. This building,
known as Building M2, was constructed in 1978 and in 19859 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 129000 square foot building for the use of
Employment Development Department. Walter Brothers was the
successful bidder and in 1979 both restaurant and Employment
Development Department were built. In 1979, the city rezoned the
property to public facility for government agency use.
In 1980, County officials once again contacted Walter Brothers
with the prospect of a new building to consolidate all Social
Services functions under one roof. They were looking for 21,000
square feet. After making contact with other county departments,
state and federal agencies it was agreed that there was a need
for rental space of 42,000 square feet. Walter Brothers felt at
this time it would be beneficial to construct an additional
13,000 square feet, as this was going to be considered the new
south "Government Center" in the city of San Luis Obispo.
Construction of the three story, glass and steel 55,000 square
foot Building Five commenced in 1979, and was completed in
December of 1981. A three floor concrete parking structure was
completed adjacent to Building Five at the same time. In 1981,
the city adopted the tri -polar concept, which meant the South
Higuera property would be a government center separate from the
downtown area.
In 1986, Walter Brothers completed another build to suit for the
State of California, an 8,600 square foot building occupied by
the Department of Motor Vehicles. At this time, the center was
occupied by state, federal and county agencies. The city's idea
was to consolidate government functions so the public would not
have to make several stops to meet their needs. This has worked
very well for the needs of the publicl for example DMV, EDD, IRS
and Social Security are all conveniently in one central location.
Additional benefits to the public from the South Higuera
government center include two major signal installations -- at
the South Higuera "south pole" are intersections at Margarita
Avenue, and at Prado Road. Walter Brothers has built a full bus
pull out and a glass enclosed bus shelter, the first of its kind
in the city of San Luis Obispo.
The latest addition to the Charles I. Walter Center, completed
early in 1990, is Building Seven, a 179000 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 339000 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
alsotkeep our tri -polar zoning working in a functional manner in
the future to come.
PUBLIC FACILITIES AREAS
42 zab
Land Use Element Unriate
Introduction
i Hearing Draft
PUBLIC & CULTURAL FACILITIES
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 Gaft6nient offices that provide. similar,types. of services- should be' grouped for
efficient service. delivery.r Within,any area shown as a preferred location for:
publi tlities there may, be- compatible prniate businesses; so long as they -do
.noL �Iiq-.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 center (Figure 4). The following functions
should be located in the civic center, along with compatible businesses:
A. City council offices and meeting rooms, clerk, administration, finance,
attorney, personnel, community development, utilities, and public works
administration and engineering. Any additional space for these functions
should be in or close to City Hall.
B. County supervisors offices and meeting rooms, administration, courts, jury
commissioner, clerk, auditor, assessor, counsel, district attorney, personnel,
engineering, planning and building, environmental coordinator, and voter
registration. Any additional space for thete 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.
gmD: LUE-PUB.WP
41
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GENERAL PLAN
LAND USE ELEMENT
Adopted by the City Council
of San Luis Obispo
on the 23rd day of August,
Resolution #8332 (1994 Series)
N41
D., -Government social services and the regional offices of state,and, federalagencies
should be near. the intersections of South Higuera Street, Prado Road; anB-Highway
101 -(Figure 5);
E. Large offices, with no single tenant space less than 2,500 square feet, and having
no substantial public visitation or need for access to downtown government services
may be in Services and Manufacturing districts, subject to approval of a Planned
Development zoning application.
3.3.3 Offices Outside Designated Areas Existing office buildings outside the areas
described in policy 3.3.2 may continue to be used and may have minor expansions if they:
A. Have access directly from collector or arterial streets, not local residential streets;
B. Will not significantly increase traffic in residential areas;
aC. Will not have significant adverse impacts on nearby uses.
3.3.4 Building Conservation Historic or architecturally significant buildings located in
Office districts should be conserved, not replaced.
3.3.5 Building Intensity The ratio of building floor area to site area shall not exceed 1.5.
The Zoning Regulations will establish maximum building height and lot coverage, and
minimum setbacks from streets and other property lines, as well as procedures for
exceptions to such standards in special circumstances. Architectural review will determine
a project's realized building intensity, to reflect existing or desired architectural character
in a neighborhood. When dwellings are provided in Office districts, they shall not exceed
12 units per acre. So long as the floor area ratio is not exceeded, the maximum residential
density may be developed in addition to nonresidential development on a site. (See the
residential section for policies on density bonuses for affordable housing.)
3.4 Tourist Commercial
3.4.1 Basis for Tourism The City should be an attractive place for short-term stays, as
well as an attractive destination for long-term visitors. The City should base its attraction
on the character of the community, its natural qualities, and its educational and cultural
facilities. The City should emphasize conference and visitor -serving facilities which have
a low impact upon the environment and upon existing land forms and landscapes, and which
1 provide low -impact visitor activities and low -impact means of transportation.
■ 3.4.2 Locations Visitor -serving uses should be integrated with other types of uses,
including overnight accommodations downtown, near the airport, and near the train station;
small-scale facilities (such as hostels or bed -and -breakfast places) may be located in
Medium -High Density Residential and High -Density Residential Districts, where compatible.
Visitor -serving uses are especially appropriate where such uses have already concentrated:
I
57
B. Other public or private offices or health facilities found to support the continued viability
of General Hospital.
If County General Hospital is to be rebuilt, the City will evaluate other sites within the
City for public health care facilities, including consideration of convenient access from
regional transportation systems.
If County General Hospital is to be rebuilt, the City will evaluate other sites within the City
for public health care facilities, including consideration of convenient access from regional
/ transportation systems.
J5.1.6 Social Services There should be a social -services area on South Higuera Street near
Prado Road (Figure 5). The following functions should be located in the social servicesarea:
County Social Services; California Employment Development and Rehabilitation; federal SocialVo'�
Security Administration. This area should have sufficient space to accommodate regional offices
of state and federal agencies.
5.1.7 Related Offices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6, but
functionally related to them, should be located in the appropriate area.
5.1.8 Unrelated Offices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6, and not
functionally related to the named offices, should be consolidated at the social serviees area, or
they may be expanded at their present locations or within designated office areas.
5.1.9 Different Offices Government and private activities of types not listed in policies 5.1.4,
5, and 6 may be established in these identified areas, so long as they are compatible with and
do not displace the government functions which should be located in the areas.
' 5.1.10 Other Government Functions Some government functions which have been provided
at certain locations in the City should be located close to related activities, though they should
not be bound to any one of the identified centers. Such functions include:
A. Probation - suitable for tiie civic center (courts), the County operational center on
Highway 1 (sheriff), or the social services area;
B. Alcohol and drug treatment programs - suitable for the social -services area or the
' health-care area.
5.1.11 Consolidation Desired It would be desirable to consolidate government agencies
Idealing with environmental quality, such as the Regional Water Quality Control Board and the
County Air Pollution Control District.
I5.1.12 Building Intensity Buildings in Public Facility areas will have a wide range of
characteristics, since they can range from downtown offices and meeting rooms to fire stations
and maintenance yards at the edges of the City. The appropriate building intensity for each
MEETING DATE:
"'
'' s 'Ig city O f San LIS OBISPO - -
C®UNAGEN®A RE P. JRT ITEM NUMBER: �[
FROM: Arnold Jonas, Community Development Director
BY: Judith Lautner,,Associate Planner
SUBJECT: PD 108-94: Amendment to an approved planned development allowing large
offices, to allow government offices.
CAO RECOMMENDATION
By motion, deny the request, based on finding it inconsistent with Land Use Element policies
on governmental offices, as recommended by the Planning Commission.
DISCUSSION
Background
A planned development rezoning was approved for the site in 1991, to allow large (2,500 SF
or larger) office tenants at the site. Because of the City's tri -polar policy, governmental offices
were specifically -excluded -from -the list -of offices-Wlowed-at the site.-- Now the applicant -
wants -to amend the preliminary development plan conditions to allow governmental offices. The
Planning Commission reviewed the request on October 12, 1994, and recommended denial of
the request.
Project description
The applicants want to amend a planned development plan for the site, which allows certain
large (over 2,500 square feet) offices, to allow governmental offices, with approval of an
administrative use permit.
Evaluation
Please refer to the attached Planning Commission report for an evaluation of this request, along
with the following additional information:
1. The request was expanded at the Planning Commission meeting. The representative
pointed out at the Planning Commission hearing that the request is not for a specific
tenant, as w� stigg`ested in the application materials. The tenant interested in the space
is the Federal Social Security Administration, but the representative would like the
Planned Development amended to allow governmental offices in general.
Planning Commissioners debated the advisability of allowing governmental offices at the
site, with a use permit requirement to .determine if specific governmental tenants are
appropriate at that location. Discussion focussed primarily on the meaning of paragraphs
5.1.6, 5.1.7, and 5. 1.8 from the Land Use Element (LUE), attached. The majority of
the Commission concluded that few offices would meet the criteria in the LUE for
location outside the three governmental "nodes" defined in the element. Because of this,
Bei
STRON` )
PLANNIN(
SERVICES
Mr. Arnold Jonas
0001" - .)
ONC BUENA VISTA -'AN 1.1 uti OBISPO CALIrQFT'fIA 93405 - 9051517-'1560
August 16, 1994
Community Development Director 1 t C E I V E 1
CITY OF SAN LUIS OBISPO AUG 1 % 199,E
City Hall, 990 Palm Street
San Luis Obispo, CA 93401 CITY of SAN LUIS pals,
- !!w INlry ncl.r. -
Subject: Amendment of PD 1488, and Ordinance NO. 1186,
C -S -PD, 2877 South Higuera Street
Dear Arnold:
As we discussed last month; the new owner of the above C -S -PD zoned-propetty wants -to -pursue— -- -- —
possible lease of approximately 7500 square foot of the proposed 15,000 sq. ft. office building to.
a single governmental tenant—the Social Security Administration Regional Service Center,
Previously, this tenant has been located in leased space at 3240 South I�iguera Street, San Luis
Obispo.
Unfortunately, this opportunity appears to be prohibited or constrained by the final sentence of
condition 44 of Ordinance No. 1186 (1991 series) which provided that "Government offices shall
be prohibited..." in PD 1488. Similar restrictions for other planned developments including
Westwinds Commerce Park on South Street, Pacific Coast Center at South Higuera and Madonna
Road, and Granadatn—ter at Granada Drive and South Higuera have been amended or approved
to allow governmental office tenants.
Additionally, a large proposed office park on the north side of Prado Road between Freeway 101
interchange and San Luis Obispo Creek has also been approved for governmental office expansion
if or when flooding and other constraints can be corrected.
From a practical standpoint as well as coordinated land use and circulation planning, the most
diverse and broadest component of the "tri -polar" governmental office complex is more
accurately a corridor along South Higuera Street between Tank Farm Road and Madonna Road
containing a diverse mix of social service and other County and State offices. The downtown
complex of City and County administrative offices and courts are clearly not capable of
accommodating the large scale and specialized governmental offices such as the DMV, welfare,
nor social security offices. And the General Hospital complex on Johnson Avenue, while
containing some unrelated APCD and probation offices is essentially intended for health care and
related public services. Thus, the South Higuera Street corridor has developed with numerous
other governmental offices and this approved planned development would be conveniently central
to that corridor complex.
s
At -/7
IYU. NIIVIY JVIIGa
August 16, 1994
Page 2
We request that the exclusion of government offices provided by the last sentence of condition 4
be deleted and that government offices be either expressly allowed by inclusion in condition 2 or
conditionally allowed by listing in condition 6. In any event, it is evident that this restriction is
counterproductive to the intent of the tri -polar concept for government office development and
logical land use and circulation along the South Higuera Street corridor.
Enclosed are the required planning application forms and planned development rezoning
(amendment) application statement for PD 1488 revision. No map change, legal description,
objectives, development standards, findings or other changes to the site plan and grading
exceptions are required. The check for 51578 for PD zoning amendment and 5526 initial study
filing fee is being sent by the applicant and should be received by the City within 5 days.
This change could enable or facilitate a planned development providing permanent hillside open
space and desired office development as previously approved. It would also encourage the social
security administration to economically relocate in an existing concentration of similar
governmental offices rather than an unrelated, separate location.
If you or other community development department staff want to discuss this proposal furthe` r or —
suggest other PD amendments, please call me at (805) 543-9560 or (619) 341-2798.
Sincerely,
Rob Strong, A.I.C.P.�
cc Lewis Wise, applicant
1k
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aI�SED FIGURE 5 I.
PUBLIC FACILITIES AREAS
7.,5.94
11-.26
-..,DINANCE NO. (1994 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING
AN APPROVED PLANNED DEVELOPMENT
AT 2877 SOUTH HIGUERA STREET
THAT ALLOWS LARGE OFFICES,
TO ALLOW GOVERNMENTAL OFFICES
(PD 108-94)
WHEREAS, the City Council has held a hearing to consider the planned
development amendment request PD 108-94; and
WHEREAS, the City Council makes the following findings;
Findings
The-ameadmenris-wnsistent with-the'getreratpimrfmnd-UsL-Elemenr, specificaBy—
with policies for public facilities.
2. The overall planned development rezoning of which this application is a part, and
with which approved land uses it conforms, was previously granted a negative
declaration of environmental significance by the City Council. No further
environmental review is required.
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. The Planned Development PD 108-94, which amends PD 1488,
is hereby approved, based on the above findings and all of the findings in Ordinance 1186
(1991 Series).
SECTION 2. The Planned Development PD 108-94 is subject to all of the
conditions in ordinance 1186, which is attached and made part of this ordinance, with the
following amendment to condition #4:
4. Office -related uses which are porhibited by Section 17.22.010, Footnote 10, shall be
prhibited: banks, real estate offices, financial institutions, medical clinics, doctors
offices, and lawyers offices. - ehigk,d�
•
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R GULATION
August 12, 1994
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Fm:
I
A
Hospitals
.. .......
............
Hot tubs - corrintercial use
PC,
PC
PC
pC
Insurance service -local
so
A
A
3W
Insurance services - regional office
office
:
X
A
Laboratories ad analytical
a tories (M ical, anal C
.all
...........
. . ...... ..
PC
Z.
A
A
research)
Laundry/dry cleaner
-d earing plant
A19
A
- pickup point
A
A- %:
A
A
- self-service
A
:
A
D
Libraries
X1.
A'
A
Manufacturing - food, beverages:
...........
0
7
ice- apparel. electronic, optical,
instrumentation products; jewelry;
musical instruments: sporting
goods; art materials
...... ..
Manufacturing - basic metals,
chemicals, building materials,
:PC
fabricated metals, textiles, paper
and cardboard; machinery,
transportation equipment
Mineral extraction (see Section
PC
PC
PC
PC
PC
PC*
P
I C
PC:::
PC
% PC:.
17.08.020)
Mobile home parks
A
A
Mobile home as construction
office (see Section 17.08.010C)
Mobile homes as temporary
:A,
A
A
A
A
A
A
residence at building site (see
Section 17.08.010F)
Mortuaries
D
D
A
Motels, hotels, bed and breakfast
A
inns
A
A
A = Allowed D = Director's approval required PC Planning
Commission approval required
A/D = Director's approval on
ground floor;
above.
allowed
The Director shall determine if a proposed, unlisted use
is similar to a listed use. Numbered notes are at end of chart.
42
JJ' MEETING DATE:
city of San AIS OBISpo - -
COUNCIL AGENDA REPORT ITEM NUMBER: ,/
FROM: Arnold Jonas, Community Development Director
BY: Judith Lautner;,Associate Planner
SUBJECT: PD 108-94: Amendment to an approved planned development allowing large
offices, to allow government offices.
CAO RECOMMENDATION
By motion, deny the request, based on finding it inconsistent with Land Use Element policies
on governmental offices, as recommended by the Planning Commission.
DISCUSSION
Back ound
A planned development rezoning was approved for the site in 1991, to allow large (2,500 SF
or larger) office tenants at the site. Because of the City's tri -polar policy, governmental offices
were specifically excluded from the list of offices allowed at the site. Now the applicant wants
to amend the preliminary development plan conditions to allow governmental offices. The
Planning Commission reviewed the request on October 12, 1994, and recommended denial of
the request.
Project description
The applicants want to amend a planned development plan for the site, which allows certain
large (over 2,500 square feet) offices, to allow governmental offices, with approval of an
administrative use permit.
Evaluation
Please refer to the attached Planning Commission report for an evaluation of this request, along
with the following additional information:
1. The request was expanded at the Planning Commission meeting. The representative
pointed out at the Planning Commission hearing that the request is not for a specific
tenant, as suggested in the application materials. The tenant interested in the space
is the Federal Social Security Administration, but the representative would like the
Planned Development amended to allow governmental offices in general.
Planning Commissioners debated the advisability of allowing governmental offices at the
site, with a use permit requirement to .determine if specific governmental tenants are
appropriate at that location. Discussion focussed primarily on the meaning of paragraphs
5.1.6, 5.1.7, and 5.1.8 from the Land Use Element (LUE), attached. The majority of
the Commission concluded that few offices would meet the criteria in the LUE for
location outside the three governmental "nodes" defined in the element. Because of this,
PUBLIC & CULTURAL FACILITIES
IIntroduction
As the County seat and a cultural center for the region, San Luis Obispo plans to accommodate
several types of facilities to support government and cultural services. This section describes
preferred locations for various types of facilities.
POLICIES
5.1 P'8cilities
1 ro`opl.n for Coevieitie 'Government offices that pitivide sirriilat types of
`bio l be gmti fMir =I enta&vica-delivery.
5.1.2 Private Businesses Within any area shown as a preferred location for public
facilities, there may be compatible private businesses, so long as they do not displace tt
preferred public agencies.
5.1.3 Joint Projects Government agencies should cooperatively plan for new or expanded
facilities. They should consider joint projects when mutual objectives can be met.
5.1.4 Civic Center There should be a downtown civic center (Figure 5). The following
functions should be located in the civic center, along with compatible businesses:
A. City Council offices and meeting rooms, clerk, administration, finance, attorney,
personnel, community development, utilities, and public works administration and
engineering. Any additional space for these functions should be in or close to City
Hall.
B. County supervisors offices and meeting rooms, administration, courts, jury
commissioner, clerk, auditor, assessor, counsel, district attorney, personnel,
engineering, planning and building, environmental coordinator, and voter
registration. Any additional space for these functions should be provided in or close
to the County Government Center (Courthouse block).
5.1.5 Health Care There should be a health-care area on Johnson Avenue near Bishop Street
(Figure 5). The following functions should be located in the health-care area:
A. Public Health Department; General Hospital: Mental Health Services.
L 1L£ e-Ictat-p7r
L_ ILLI
57
B. Other public or private offices or health facilities found to support the continued viability
of General Hospital.
If County General Hospital is to be rebuilt, the City will evaluate other sites within the
City for public health care facilities, including consideration of convenient access from
regional transportation systems.
If County General Hospital is to be rebuilt, the City will evaluate other sites within the City
for public health care facilities, including consideration of convenient access from regional
transportation systems.
a$AA.Social Services -There should be a social -services area on South Higuera Street near
Prado Road (Figure 5). The following functions should be located in the social services area:
County Social Services; California Employment Development and Rehabilitation; federal Social
Security Administration. This area should have sufficient space to accommodate regional offices
of state and federal agencies.
5.1.7 Related Offices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6, but
functionally related to them, should be located in the appropriate area.
(� S.1.8 Unrelated Offices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6, and not
'II functionally related to the named offices, should be consolidated at the social services area, or
they may be expanded at their present locations or within designated office areas.
S.1.9 Different Offices Government and private activities of types not listed in policies 5.1.4,
5, and 6 may be established in these identified areas, so long as they are compatible with and
do not displace the government functions which should be located in the areas.
S.1.10 Other Government Functions Some government functions which have been provided
at certain locations in the City should be located close to related activities, though thev should
not be bound to any one of the identified centers. Such functions include:
A. Probation - suitable for the civic center (courts), the County operational center on
Highway 1 (sheriff), or the social services area,
B. Alcohol and drug treatment programs - suitable for the social -services area or the
health-care area.
5.1.11 Consolidation Desired It would be desirable to consolidate government agencies
dealing with environmental quality, such as the Regional Water Quality Control Board and the
County Air Pollution Control District.
5.1.12 Building Intensity Buildings in Public Facility areas will have a wide range of
characteristics, since they can range from downtown offices and meeting rooms to fire stations
and maintenance yards at the edges of the City. The appropriate building intensity for each
�_ vE ���t-
Land Use Element
FIGURE 5
0 city 0
1
san LuisOBISPO PUBLIC FACILITIESAREAS
Ja-cc.Luz
L 9/9/94
jj_ //-
STATE OF CALIFORNIA
STANDARD LEASE FORM
C4J,41b� 51dl-r.
LEASE COVERING PREMISES LOCATED AT
3220 South Higuera Street, Suite 101
San Luis Obispo, CA 93401
LESSOR'S FED. TAX. I.D.. NO. OR SOCIAL SECURITY NO
95-2451872
TENANT AGENCY '
DEPARTMENT OF WATER RESOURCES
Preamble +THIS LEASE made and-enmtedt into this 25th day of October. 1993 by and between
WA.LTMBROTEIERS CONSTRUCTION COMPANI;.INC.
L
DEPARTMENT OF GENERAL SERVICES
OFFICE OF REAL ESTATE AND DESIGN SERVICES
Project No.: 9305020
Rent 4. Rental shall be paid by the Slate in arrears on the last day of each month during said term as follows:
FOUR THOUSAND NINE HUNDRED THIRTY SEVEN AND NO/100 DOLLARS ($4,937.00)
hereinafter called the lessor, without distinctiori:as to number or gender, and'the $tate of California, acting by and
through the Director of the Department of Genets( Services, 6ereutafter Called tho,$6te J
, nWESSETH
Description
1." -The L sor hereby leases• a Strife and the State hereby hiresfiromo the- lessor those certain premises
with the appurtenances situegd in the City of San Luis Obisoo,,County of San Luis Obisoo,.State of California, and
more particularly described as follows: a ' _ ,'
/approximately 4,488',,W usab(e�'square. ftst_of office.space on-tbh':first Poor of the building located at
3220 South Higuera Street, Suite 1111, ai =
#-30a 0 51.
STATE OF CAUFtMNtA `OFFICE L AEAALLESTATE AND DESIGN SERVICES
STANDARD LEASE FORM
LEASE COVERING PREMISES LOCATED AT
3220 South Higuera Street, Suits 300
San Luis Obispo, CA 93401
LESSOR'S FED. TAX. I.D.. NO, OR SOCIAL SECORY NO,
92-245-1872
TENANT AGENCY
DEPARTMENT OF TRANS—1UN.:
Preamble
Term
Earp
Termination
Rent
Project No.: 9304057
THIS LPASSa a &*W entsred;'into this-, dly by and between
t, ^ vA1.TEttBItoT R4arRucf1(W'c0N[PANY;1NC.,
te° a a Cn6faTatti CIT
otoratioi�
heteinaller called the Lessor, without distinction to number oti; gsttdett, and o' testate orCal Cfnia, acting by and
through the Director of the Department of GenerQ Services, bd"-'led tlieStsta,-, _t �'
.. - r --"'.� 7 ��; i iK ;:�., 1 T .-r i�� :. •C 1.-'°.i+ l zl
•Y 9, +� !� her4byjlli,flb the Feasor thoa3 aortiin Premises
a Wali the iPpmRenanOCi m ti14O C13y pI p` pf z am
Mar particularjy follows: ( T3
APPro usahi4',igii�s6. ` on ftbegStlif Boor of :nils buil located at
3220 south $igvas"suite 300; r J orf'tho s tcliod Exhibit •,4- PLn, together, with
Specifications marked Exhibit '11,' said Exhibits 4 an4.;8J1T _n8wb= No, 9304037 dated: :/06/94, being
imoorpaaated by teieaeacx into this lease, and. oto'_ 61 isi4c unobstructed parking -spaces contiguous
and adjacent to ths!ubject buildingrsrid`un) of the Guiw&` -'e aummon.Ucilities.
tY '•
3betarm;Of-Ad 1caso ahaII eommeacaon Janel, 199nd 'hall end on May 31.2002. with such right:
of terra oration as may be hereinaAer expressly set forth. "
3. The State may terminate this lease at any time effective on or, after MM21 1998_ by giving written notice
to the Lessor at kaaft thirty (301 daysprior to the date whedauch.twrnination shall become effective.
r
4. Rental shall be paid by the State in arrears.oh the -last day of each month during said term as follows:
TWO THOUSAND SEVEN HUNDRED SEVENTEEN'AND N0/100 DOLLARS
(S2,717.00).
Pege -1- OREDS (9/93)
�ZZQ Sa. �ic�uc.� } �C3f3 �Q00 AMENDMENT • d F)
,J NDMENT TO LEASE ...tENDMENT 1
TRANSACTION NO. 9209056
I S�•Ft-. C3�i-�3� FILE NO. 2850 001
THIS AMENDMENT TO LEASE, made and entered into this 14th day of
JANUARY, 19937 by and between WALTER BROTHERS CONSTRUCTION COMPANY, A
California Corporation, hereinafter called Lessor, and the State of California
acting by and through the Director of the Department of General Services,
hereinafter called the State.
W I T N ES S E T H: ,
WHEREAS, under lease dated September•28, 198I .;and as held over on a
month-to-month basis the State hires frow.Lessor certaiin premises located at
3220 South Higuera Street, Suite 103B, San Luis Obispo, -.CA as more
particularly described in said lease; - and vA
- -WHEREAS the:: parties fiereto.desire<ta_amend,'saida}ease to;(1)'extend
the term;- (2) -change the cancellation date;°(°3)' adjuWthii- monthly rental:'
payable; (4) delete the existing.operating.expense escalator -clause; and
(5) delete the existing tax escalator provision.
NOW THEREFORE, it is mutually agreed between the parties hereto as
follows:
1. Effective March 1, 1993 the ending date as shown in paragraph 2
of said lease changed to read February 28, 1998.
2. Effective March 1, 1993 the cancellation date as shown in
paragraph 3 of said lease is changed to read February 28, 1996.
3. Effective March 1, 1993, the monthly rent payable under
paragraph 3 of said lease shall be decreased by $141.45, making the total
monthly amount payable under this lease $1,000.00 up to and including February
28, 1996 and $1,100.00 thereafter.
Page 1 of 3
r,= COVERING PREMISES LOCATED AT
3220 S. Higuera Street, Suite 1038
San Luis Obispo, CA '•06
LESSORS FED. TAX I.D. NO. OR SOCIAL SECURITY NO.
95-241872
AGENCY Department of
Housing and Communitv Development
Preamble THIS LEASE. made and entered into this 28th day of September 19 L.
by and between
WALTER BROS. CONSTRUCTION CO., INC., a California Corporation
hereinafter called the Lessor, without distinction as to number or gender, and the State of Califomia, acting by and throegh the
Director of the Department of Gas" Services, hereinafter called the State;
WrrNESSETH
Description 1. The Lessor hem -by leases unto the State and the State•hsreby,hims 6otwthe Lessor those certain ptemiseswith the
apparteaanoessitnatadinthe City ee San Luis Obispo ,Countrof -San Luis Obisoo
p.... State of California. and more particularly descnbed as follows:
Approximately 1,000 net usable square feet (1,150 gross square feet) of
office space on the first floor of the Social Services Center Building
Located at 322U South- Higuera Street, San Luis Obi too `as outlined in
red. on the.. attached Exhibit "A" plan, ;together with -specifications'
marked Exhibit "B"', said Exhibits "A" and -"B' Tjansaction-No. 8107099,
'
dated .9 -28 -81'!; -being incorporated by reference intd th.Ts,.lease, and
inciudfng,sixG61<exclusiye unobstructed: parking"spaces-contiguous'to
the subject building, and unlimited use of the -building's common
facilities.
Term 2. The term of this lease shall commence on December 1, _.19_8l and shag end on
November 30 19 92 . with such rights of termination as may be hereinafter expressly set forth.
Early 3. The State may terminate this lease at anytime effective on or after November 30. 1983 .
Termination by giving written notice to the Lessor at lout Thirty days prior to the date when such termination shall become
effective.
Rent 4. Rental shall be paid by the State in arrears on the last day of each month during said term as follows:
ONE THOUSAND SEVENTY AND NO/100 DOLLARS ($1,070.00)
Rental payable hereunder for any period of time less than une munch shall be determined by proratiry the monthly rental herein
specified based on the actual number of days in :he month. Rental shall be paid to Lessor at the addr_>s specified in paragraph S
or to such ether address as the Lessur may designate by a muse in writing.
Stir D•1 (7173) — oAGE 1
STRONG PQr
PLANNING
CSERVICES
pr.0 CiUENn VISTA - gni. OOi5P0 CnUrORnin y3405 43 '"'0
August 16, 1994
Mr. Arnold Jonas t t C E l V E
Community Development Director
CITY OF SAN LUIS OBISPO AUG 1 7 1994
City Hall, 990 Palm Street
San Luis Obispo, CA 93401 CITY of SAN LUIS oals
Subject: Amendment of PD 1488, and Ordinance NO. 1186,
C -S -PD, 2877 South Higuera Street
Dear Arnold:
As we discussed last month;+the new owner of.the above:C-S-PD, zoned -property wantrt"ursge—
possible lease of approximately 7500 square foot of the proposed 15,000 sq. ft. office building to
a single governmental tenant—the Social Security Administration Regional Service Center.
Previously, this tenant has been located in leased space at 3240 South Higuera Street, San Luis
Obispo. --
Unfortunately,
Unfortunately, this opportunity appears to be prohibited or constrained by the final sentence of
condition 94 of Ordinance No. 1186 (1991 series) which provided that "Government offices shall
be prohibited..." in PD 1488. Similar restrictions for other planned developments including
Westwinds Commerce Park on South Street, Pacific Coast Center at South Higuera and Madonna
Road, and Granad-al- nter at Granada Drive and South Higuera have been amended or approved
to allow governmental office tenants.
Additionally, a large proposed office park on the north side of Prado Road between Freeway 101
interchange and San Luis Obispo Creek has also been approved for governmental office expansion
if or when flooding and other constraints can be corrected.
From a practical standpoint as well as coordinated land use and circulation planning, the most
diverse and broadest component of the "tri -polar" governmental office complex is more
accurately a corridor along South Higuera Street between Tank Farm Road and Madonna Road
containing a diverse mix of social service and other County and State offices. The downtown
complex of City and County administrative offices and courts are clearly not capable of
accommodating the large scale and specialized governmental offices such as the DMV, welfare,
nor social security offices. And the General Hospital complex on Johnson Avenue, while
containing some unrelated APCD and probation offices is essentially intended for health care and
related public services. Thus, the South Higuera Street corridor has developed with numerous
other governmental offices and this approved planned development would be conveniently central
to that corridor complex. o
Al -/7
- - - - - - - - - - - - - - -
- -IE, f
CIVIC CENTER -
uLTURAL FACILITIES AREA
troiiuua ••
�i p C Is Mk �10
kf
--HEALTH CARE AREA
fl
Irp
e
- ----------
6v�
e�c�... / �.\
. lry
-7 ,r
L
NOT TO SCALE
0-Y umcr umr=
RZa J ks F_ FIGURE 5
REV Xsle'D PUBLIC FACILITIES AREAS
PUB-CC.LUE 50 7.29-94
I MAL
:W*
GENERAL PIAN
LAND USE ELEMENT
Adopted by the City Council
sof San Luis Obispo
,on the 23rd= day -of °August,
Resolution #8332 (1994 Series)
41
CD. :Gov_ernment-social services and the regional offices of, state_ and._ federal., -agencies
should be neaLthe intersections of South Higuera Street, Prado Road,and Highway
--.10.1-.(Figuie=5);"' '
E. barge offices, with no single tenant space less than 2,500 square feet, and having
no substantial public visitation or need for access to downtown government services
may be in Services and Manufacturing districts, subject to approval of a Planned
Development zoning application.
3.3.3 Offices Outside Designated Areas Existing office buildings outside the areas
described in policy 3.3.2 may continue to be used and may have minor expansions if they:
A. Have access directly from collector or arterial streets, not local residential streets;
B. Will not significantly increase traffic in residential areas;
C. Will not have significant adverse impacts on nearby uses.
3.3.4 Building Conservation Historic or architecturally significant buildings located in
Office districts should be conserved, not replaced.
3.35 Building Intensity The ratio of building floor area to site area shall not exceed 1.5.
The Zoning Regulations will establish maximum building height and lot coverage, and
minimum setbacks from streets and other property lines, as well as procedures for
exceptions to such standards in special circumstances. Architectural review will determine
a project's realized building intensity, to reflect existing or desired architectural character
in a neighborhood. When dwellings are provided in Office districts, they shall not exceed
12 units per acre. So long as the floor area ratio is not exceeded, the maximum residential
density may be developed in addition to nonresidential development on a site. (See the
residential section for policies on density bonuses for affordable housing.)
3.4 Tourist Commercial
3.4.1 Basis for Tourism The City should be an attractive place for short-term stays, as
well as an attractive destination for long-term visitors. The City should base its attraction
on the character of the community, its natural qualities, and its educational and cultural
facilities. The City should emphasize conference and visitor -serving facilities which have
a low impact upon the environment and upon existing land forms and landscapes, and which
provide low -impact visitor activities and low -impact means of transportation.
3.4.2 Locations Visitor -serving uses should be integrated with other types of uses,
including overnight accommodations downtown, near the airport, and near the train station;
small-scale facilities (such as hostels or bed -and -breakfast places) may be located in
Medium -High Density Residential and High -Density Residential Districts, where compatible.
Visitor -serving uses are especially appropriate where such uses have already concentrated:
57
B. Other public or private offices or health facilities found to support the continued viability
of General Hospital.
If County General Hospital is to be rebuilt, the City will evaluate other sites within the
City for public health care facilities, including consideration of convenient access from
regional transportation systems.
If County General Hospital is to be rebuilt, the City will evaluate other sites within the City
for public health care facilities, including consideration of convenient access from regional
transportation systems.
A5 .1.6 Social Services ;There. should be a social -services area on South Higuera Street near
1 Prado Road (Figure 5). The following functions should be located in the social services area:.
County Social Services; California Employment Development and Rehabilitation; federal Social/
Security Administration. This area should have sufficient space to accommodate regional offices
of state and federal -agencies.
5.1.7 Related Offices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6, but
functionally related to them, should be located in the appropriate area.
5.1.8 Unrelated Offices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6, and not
functionally related to the named offices, should be consolidated at the social services area, or
they may be expanded at their present locations or within designated office areas.
5.1.9 Different Offices Government and private activities of types not listed in policies 5.1.4,
5, and 6 may be established in these identified areas, so long as they are compatible with and
do not displace the government functions which should be located in the areas.
5.1.10 Other Government Functions Some government functions which have been provided
at certain locations in the City should be located close to related activities, though they should
not be bound to any one of the identified centers. Such functions include:
A. Probation - suitable for the civic center (courts), the County operational center on
Highway 1 (sheriff), or the social services area;
B. Alcohol and drug treatment programs - suitable for the social -services area or the
health-care area.
S,'il" ' Consolidation Desired It would be" desirable to consolidate government agencies
dealin&with.enviwnmentai quality; such as the Regional Water Quality Control Board and the
County Air Pollution Control District.
5.1.12 Building Intensity Buildings in Public Facility areas will have a wide range of
characteristics, since they can range from downtown offices and meeting rooms to fire stations
Iand maintenance yards at the edges of the City. The appropriate building intensity for each