HomeMy WebLinkAbout12/06/1988, C-9 - INTERPRETATION OF PD 1328 REGARDING CALTRANS ENGINEERING OFFICES IN THE WESTWIND BUSINESS PARK AT 265 SOUTH STREET 1111010city of san tuis ompo ` " '
Nis COUNCIL AGENDA REPORT �" M
From: Michael Multar�i Community Development Director
Subject: Interpretation of PD 1328 regarding CalTrans engineering offices in the
Westwind Business Park at 265 South Street
CAO RECOMMENDATION:
Concur with the Community Development staff's interpretation that engineering offices
for CalTrans may be permitted in this CS-PD zone
BACKGROUND:
Discussion:
Approximately one year ago, the City Council adopted Ordinance No. 1104 which established
PD 1328 for the Westwind Business Park at 265 South Street. The primary purpose of the
PD was to allow certain office uses in this CS project.
The owners of the business park have asked if CalTrans engineering offices may be
permitted at this location. The PD specifically prohibits "government offices", but does
allow "engineering offices" subject to an administrative use permit.
The owners suggest that the intent of the PD conditions was to prohibit more general
types of government offices from spreading from the downtown. They feel that these
offices, which house engineering functions, should be permitted because they have the
same impacts as private offices of the same nature. They also point out that it is
impractical for these offices to locate downtown anyway and that this location, close to
the existing CalTrans offices, is superior to other alternatives in terms of interoffice
traffic and resulting congestion and pollution impacts. See attached letter.
Staff generally concurs. Except that they are used by CalTrans, the offices otherwise
meet all conditions of the PD in terms of size and type. There do not appear to be
alternatives in the downtown or in other existing office nodes, although a new building
has been proposed for the Walter Brothers Center on Higuera near Prado which is intended
to help meet the expanding demand for government offices. The requested interpretation
does not conflict with the intent of the general plan to focus county government offices
in three "poles". From a practical standpoint, this is probably the best option for near
term CalTrans expansion near their existing facility.
In approving an administrative use permit, it is likely that staff will place a limit on
the term to not more than five years. This will allow a re-evaluation of the situation
in light of any new government office policy that comes out of the general plan update
and in light of any new alternatives for government offices actually constructed in
approved locations in the next few years.
Significant Imnacts:
None is expected.
Conseauences of Not Taking the Recommended Action:
CalTrans would have to locate their engineering offices at another suitable location-
clear
�'/
clear alternatives in the city are not readily apparent at this time.
c men wner s letter
post Office Box 17%•San Liis Obispo,California 93406•(805)544-7013
Mr.lvGke Molten .,
Community Development Director
City of San Ltris Obispo
990 Palm Street
Re:Wedwind Business Pact
Bearb lox.
I request you make a finding that a Cal Trans engineering field office is an allowed use at Westwiod Basin®
Pate
Cal Tnus needs more space for their engineering office m the city of San Lola Obispo. French Brothers
Iovesoments owns Westwind Business Pad:at 265 South Street,and would like to rent.Cal Trans 7,600 square
feet.(saites U,VAW)for thea engineering offices.
Thee appeata to be a conflict between the C-S zoning and ordinance 1104,PD1328 regaediag the allowability of
such a use at Westwind. The C-S zoning allows engineering offices. The condition 5 of the P D
ordinance prohibits certain "office related" uses: specifically: "baub, real estate offices, financial
invtimdms,Government offices,medical clinics,doctors offices and lawyer offices"- A very strong argument
could be trade that an engineering nw albeit;government in form,is so dintimiliar to the other uses listed,that
it was not intended to limit such uses. Uses such as backs6 medical facilities,and the like,generate more traffic
than the proposed engineering offices,and could be:accomodated in CC,CR,or PO zones. Westwind is the
neatest(1,000 feet,see attached map)satiable location to the existing Cal Tenn facility. To locate such offices
in a more remote location,would generate mac traffic and air pollution,than locating the office at westwind.
Condition 6 of PD 1328 includes"government agencies"in a lengthy list of prohibited uses,which seem to
pct with office one because of noise,odor,traffic. or unsightly appearance. This includes such uses as
animal hospitals, lite recapping: and trailer rentals. While the proposed engineering offices would be
government owned, tiny would be clean and quiet in comparison with other listed psairiolted uses. I don't
believe it was the intent of this condition to prohibit uses such as that pmpoaeri.
It is our desire to upgrade the appearance and function of Wesewinds so that it is a credit to the community,and
most especially our neighborhood. The owmrs and not the we seems to conflict with certain provisions of
the ordinance. It is important that such a conflict not defeat otherwise desirable psujec s. That could be the
situation if the proposed interpretation were not made. In my opinion,it is in everyons beat harm to locate
these offices as near to Cal Trans as possible. The use would be clearly allowed if it were a private company.
Alternate suitable space,as close to existing Cal Trans offices(about a 2.3 m mte walk)is not available in a
primarily government office area,such as the Waiter Center or downtown..To dedde agaia4t this n qwn and
require amendment of the zoamg would work a hardship,not only on us as owners and Cal Trane as potential
users,but,in the end,the proposed use would probably be sited in a"less than best"location.
For all of these reasane,I request the proposed Cal Trans engineering offices be fond in compliance with the C-
S PD zoning anreudy applicable to Westwmd Business Pair.
On a related matter,we are proceeding with preparation of documents outlined in condition 5 of ordinance 1104.
They should be available for year review shortly.
If there are any costa associated with review of this request,we would be willing to pay them.
S y .
D.French -
JDF/n4
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