HomeMy WebLinkAbout09/12/1988, 2 - STATUS REPORT ON COURT STREET CENTER MEETING DATE:
MY Of San LUIS OBISPO Sept. 12, 1988
COUNCIL AGENDA REPORT INGA ITEM N ER:
FROM: Michael Multari, Community Development Director; Prepared By: Jeff Hook
SUBJECT:
Status Report on Court Street Center
CAO RECOMMENDATION:
Receive and file status report.
BACKGROUND
At its July 5th hearing, the council endorsed the project's land use concept and granted
a six-month time extension for the Exclusive Negotiations Agreement with the developer.
In response to council direction, several project changes have been made, and these are
described in the attached memos from staff and the developer. Revised floor plans,
elevations, and project statistics are also included.
In the next two months, staff and developer efforts will focus on:
-Coordination with EIR consultant to expedite completion of the draft EIR.
-Submittal of a complete planning application for the project, involving
architectural review and planned development rezoning.
-Preliminary negotiations leading to a draft lease agreement between the developer
and the City.
-Tenant marketing and preparation of a draft retailing plan for city review.
-Feasibility studies of alternative downtown locations for off-site parking to
serve Court Street Center.
ATTACHMENTS:
-Memos from Staff and Developer
-Updated Design Program
-Revised Floor Plans and Elevations
jh2/crtst5
Cly O SAn tuis oBispo
y
990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403 8100
August 23, 1988
TO: John Dunn and City Councilmembers
VIA: Michael Multari,'Community Development Director
FROM Jeff Hook, Associate Planner
SUBJECT: Status Update on Court Street Center
At its July 5th hearing, the council endorsed the project's land use concept and granted
a six-month time extension for the Exclusive Negotiations Agreement with the developer.
Changes to the project to respond to Council direction are moving ahead and public
hearings are expected to start in November, following completion of the draft EIR. Here
are some highlights of what's been happening:
1. Site and floor plans have been revised to allow additional building setback along
Court Street, and to address Commission and Council concerns with the size and
layout of tenant spaces.
2. Staff has approved a revised EIR workscope, and authorized Earth Metrics to
proceed with preparation of the draft document. The administrative draft EIR will
be complete by October 1, with a 45-day public review period to commence
thereafter.
3. Off-site parking sites in the downtown are being studied, and the developer has
begun discussions with nearby property owners.
4. Staff and the developer have met to discuss alternatives for processing the
development application. Two approaches were considered: 1) a Planned
Development Rezoning, and 2) use of a Development Agreement. At this time, staff
and the applicant favor the PD rezoning because it is a simpler, more familiar
process, and would not require an enabling ordinance as would the Development
Agreement. The applicant has indicated that a PD application, including revised
development plans and use program description would be submitted by October 1,
1988.
5. Planning Commission hearings on Court Street are expected to begin in late
November, following completion of the Final EIR in mid-November. Allowing for
intervening holidays and at least two Commission hearings, Council hearings on the
PD rezoning are expected in January 1989.
a - �
A team composed of the CAO, City Attorney, Community Development Director, Finance
Director, and project manager will schedule a series of meetings with the developer
during the coming months to lay the preliminary groundwork for a possible lease
agreement. Prior to and during the meetings, councilmembers will be kept closely
informed on the issues to be discussed, alternative strategies, fiscal implications, and
developer's proposed lease terms. Staff expects to bring a draft lease agreement to
council review concurrent with the PD application.
Attached is a letter from InterWest reporting on project status from their perspective.
We will continue to keep Council informed of progress on a regular basis. If you have
any questions, please call me or Mike Multari.
jh4/csupdate
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LCCL
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August 19, 1988 P.O. Box 1763
San Luis Obispo, CA 93406
805/543-8316
Community Development Department
City of San Luis Obispo
990 Palm Street, City Hall
San Luis Obispo, California
93406
Attention: Mr. Jeff Hook, Project Manager
Subject: Court Street Center
San Luis Obispo, California
This is a short letter to update you on the progress of the project since we
received Conceptual Council Approval on July 5, 1988. As you know, we
have been awaiting the re-commencement of the Environmental
Impact Report process and have been addressing most of our efforts
toward that end. The following is an update on the status of each of the
areas which we have been working on:
1. We have revised the Design Program, the Floor Plans and the
Elevations to bring them into conformance with the Conditions of
the Council Approval and the Council Comments relative to the
project. These items have been prepared for submittal into the
EIR, the PD process, and for submittal and review by the
Architectural Review Commission. These items are ready now to
be submitted into the Environmental Impact Review process as
required.
2 We have been working on the preliminary outline and draft of the
proposed Plan Development Application and the Ground Lease
Terms. These items will be ready to be submitted into the PD
process, as we previously agreed by October 1, 1988.
3. The Cash Flow Projections for the project have been revised to
reflect the changes in the Design Program and these will be
forwarded to HR&A for their review.
4. The marketing of the project and the development of a Retailing
Plan for the project is proceeding. As we get further into the
negotiation process, the Retailing Plan will be finalized and
presented to the City for its review and approval. Our brokers for
the project have had a number of discussions with various
interested parties who are looking forward to this opportunity to
t
locate in downtown San Luis Obispo. We are concluding the
lease negotiations with the partnership which will be operating the
health facility on the fifth floor, and will be ready to formalize that
agreement in the near future. As part of those lease negotiations,
that partnership will provide adequate financial assurances that
monies will be available to convert that floor over into office use if
the health facility is subsequently found to be infeasible.
a We have been holding discussions with various property owners in,
and adjacent to, the downtown area trying to identify parcels
which would hold the potential for our constructing actual parking
spaces instead of paying the parking in lieu fees. These
discussions are proceeding on a timely basis and hopefully we
may be able to identify if feasible alternate parking locations exist
for inclusion in the EIR process.
This is a short update on what what has occurred over the past six week
period. Its purpose is to keep the City abreast of the situation as it
develops in the project. There have been really no major changes from
our last discussion other than the refinement of the project and the
movement of the project toward implementation.
We look forward to a continuing mutually beneficial working relationship.
If you have any questions, please contact us.
Sincerely,
Marsh E. Ochylski, C1862
Principal
MEO/nb
cc: Peter Freeman
2
S
COURT STREET CENTER
DESIGN PROGRAM
Program Areas
Net Square Feet
Retail 30,503
Art Gallery 1,200
Restaurant 7,336
Kitchen 2,140
Executive Offices 42,155
Recreational Facilities 17,195
Game Courts 3,200
Swimming pool 1.200
Net Building Area 104,929
Parking 56,032
Total Net Square Footage 160,961
The program areas indicated above are the areas necessary to meet the functional require-
ments of the individual spaces. These areas have been determined by a detailed analysis of
each functional space.
The net building areas have been determined by actually measuring all floor areas indicated
on the floor plans. These measurements have been made in accordance with the standard
calculations method established by the American Institute of Architects, and yield a net
floor area for the building of 160,961 net square feet.
8/30/58
_ / r
Program Areas by Floors
Net Square Feet
Ground Floor
Retail 18,258
Art Gallery 1,200
Total 19,458
Second Floor
Retail 12,245
Restaurant 5,160 (includes 2,000 sf Banquet Rm.;
Kitchen 1,480
Total 18,885
Third Floor
Executive Offices 22,745
Total 22,745
Fourth Floor
Executive Offices 19,410
Total 19,410
Fifth Floor
Recreational Facilities 17,195
Game Courts 3,200
Swimming Pool 1,200
Restaurant 2,176
Kitchen 660
Total 24,431
Upper Parldng Level
Total 28,304
Lower Parldng Level
Total 27,728
Total tvet Square Footage 160,961
8/30/88
� -7
COURT STREET CENTER
PARKING REQUIREMENTS
Program Areas
Net Square Feet Parking Spaces Required
Retail 30,503 1:500 61
Art emery 1,200 1:500 2
Restaurant 7,336 1:350 21
Kitchen 2,140 1:350 6
Executive Offices 42,155 1:500 84
Recreational Facilities 17,195 1:500 34
Game Courts 3,200 1:500 6
Swimming Pool 1,200 1:500 2
Net Building Area 104,929
Parking Required 216
On-Site Parking Provided 56,032 140
Total Net Square Footage 160,961
Total Additional Parking Required 76
Plus Replacement Parking For Existing Public Parlring 118
TOTAL OFFSITE PARKING REQUIRED 194
8/30/88
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