HomeMy WebLinkAbout09/17/1991, 2 - PD 1530: AMENDMENT TO AN APPROVED PLANNED DEVELOPMENT ALLOWING LARGE OFFICES, TO ALLOW GOVERNMENT OFFICES. 1111mINI��IIIII�IIIIIi llllllll f MEETING DATE:
c� o San LUIS OBISpo -
ffii;% COUNCIL AGENDA REPORT ITEM NUMBER:VOL
FROM: Arnold Jonas, Community Development Director Lz
BY: Judith Lautner, Associate Planner .4..,
:I
SUBJECT: PD 1530: Amendment to an approved planned development
allowing large offices, to allow government offices.
CAO RECOMMENDATION
Pass to print an ordinance amending the planned development
ordinance, to allow certain large government offices, as
recommended by the Planning Commission.
DISCUSSION
Background
The City Council approved amendments to the general plan and zoning
regulations in March 1987, that allowed some large offices in the
C-S and M zones, with approval of a planned development rezoning.
In December 1987 the council approved a planned development
rezoning at the site, allowing mixed uses, including large
professional offices that met the zoning regulations criteria.
On May 24, 1989, the Planning Commission approved a request to add
ambulance service and utility company offices to the list of uses
allowed at the site with approval of an administrative use permit,
and denied a request to allow' government offices at the site. On
July 11, 1990, the Planning Commission denied a second request to
allow government offices at the site, and on August 21, 1990, the
City Council denied an appeal of that decision, thereby denying the
government office request.
Now the applicants are again asking to amend the planned
development, to allow specific government offices.
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. The specific offices wanting space at the site are the
Cal Trans engineering and environmental planning offices.
Evaluation
Please refer to the attached Planning Commission report for an
evaluation of this request. Also please note that while that
report says the Planning Commission acts on minor amendments to
approved planned developments, it has since been determined that
this request is not a "minor" amendment, and therefore must be
acted upon by both the Planning Commission and the City Council.
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IIIII REPORT
COUNCIL AGENDA E� RT
ru 1530
Page 2
Parkinci
Vacant office space currently exists on site, not all of which will
be occupied by Cal Trans. If the CalTrans offices move into the
vacant suites proposed, there may be a parking shortage relative
to the remaining unfilled space. Additional office uses, beyond
those already accommodated, will not be able to locate in the
vacant spaces. Other uses, which require a lower parking rate, may
be accommodated. A representative of the applicant has provided
a parking calculation sheet, which is attached. Staff notes that
the Cal Trans offices would be calculated at the same rate as any
other engineering or planning offices one space per 300 square
feet, unless a significant portion of the space is used for another
purpose. Staff has not verified exact areas or uses within the
spaces. Calculations may change based on more detailed analysis.
Public inaut and Planning commission action
The Planning Commission heard this request on August 14, 1991. A
representative of the Walter Brothers Center on South Higuera near
Prado Road spoke at the hearing, saying that there would not be
sufficient space available for Cal Trans' needs in Walter Brothers
Center until at least 1993 , and therefore that property owner (Don
Walter) does not object to the Cal Trans request. Some Planning
Commissioners noted that offices in Westwind Business Park would
be close to Cal Trans' existing offices on Higuera Street, thus
facilitating carpooling arrangements and communications between
buildings. The Planning Commission (PC) recommended approval of
the amendment.
I
OTHER DEPARTMENT COMMENTS
Other departments have no opinion on this request.
FISCAL IMPACTS
I
Either an approval or a denial of the request would have no fiscal
impact on the city.
Attached:
Planning Commission report
Draft ordinance and resolution
Vicinity map
Applicant' s statement
Site plan showing professional office locations
Public Facilities areas map
Ordinance approving PD zoning
Minutes of August 14, 1991 Planning Commission meeting
MEETING DATE:
�tl�l�►���u�����Ip ��U�11
city Of San,' "Js OBISPO ITEM NUMBER:
PLANNING COMMISSION STAFF REPORT
Y: Judith Lautner, Associate Planner FILE D ID 19M
SUBJECRendment to an approved planned development allowing large
offices, to allow government offices.
SUMMARY RECOMMENDATION
Approve the amendment, with a provision that only offices that are
transportation-related and that require no public contact will be
allowed.
BACKGROUND
Situation
The City Council approved amendments to the general plan and zoning
regulations in March 1987, that allowed some large offices in the
C-S and M zones, with approval of a planned development rezoning.
In December 1987 the council approved a planned development
rezoning at the site, allowing mixed uses, including large
professional offices that met the zoning regulations criteria.
On May 24, 1989, the Planning Commission approved a request to add
ambulance service and utility company offices to the list of uses
allowed at the site with approval of an administrative use permit,
and denied a request to allow government offices at the site. On
July 11, 1990, the Planning Commission denied a second request to
allow government offices at the site, and on August 21, 1990, the.
City Council denied an appeal of that decision, thereby denying the
government office request.
Now the applicants are again asking to amend the planned
development, to allow specific government offices.
Amendments to planned developments are approved by the Planning
Commission.
Data summary
Address: 265 - 285 South Street
Applicants: French Brothers Investments
Property owners: John French
Zoning: C-S-PD
General plan: Service commercial/light industrial
Environmental status: Negative declaration approved by the
council for rezoning in December 1987;
' Director has determined the change is
minor and no further study is needed.
Project action deadline: None.
Site description
�3
PD 1476
Page 2
The site contains four lots, under common ownership, containing
3 . 82 acres, with 283 feet .of frontage on Bridge Street and 283 feet
of frontage on South Street. A city-approved common driveways and
parking agreement regulates access to the streets. Each lot
contains a concrete block building (the center two buildings have
a common wall) , and parking spaces. The site contains a variety
of trees which were planted at the time the property was developed.
Proiect description
The applicants want to amend a planned development plan for the
site to allow governmental offices, with approval of an
administrative use permit.
EVALUATION
1. Planned development uses. The Planned Development approval
restricted the uses at the site to a specific list of mixed
uses. The list includes certain types of professional
offices, plus some of the other uses that are allowed or
conditionally allowed by the zoning regulations in the C-S
zone. Government offices were specifically excluded from that
list.
In June, 1989, the applicants asked for an amendment to the
planned development, to allow utility companies, ambulance
services, and government offices. The Planning Commission,
in reviewing the request, generally felt that allowing
government offices in this location would dilute the "tri-
polar concept" and that the demand for additional government
office space did not seem immediate. The commission therefore
denied the request for government offices, while approving the
other two uses.
2 . Tri-polar concept. According to the land use element (Public
Facility Land Use Objectives, p. 21) , most city and county
offices are to be located according to the city's "tri-polar"
strategy:
City Hall will remain at its present location. County courts
and legal and general administrative functions (such as
technical services, assessor, planning, engineering,
elections, board of supervisors staff, clerk) should remain
and expand as necessary in the downtown. County hospital and
health department should remain and if necessary expand on
county property on Johnson Avenue.
County Welfare (Social Service Department) , the California
Employment Development Department, and eventually Social
Security should relocate to a consolidated social services
OZ-45(/
PD 1476
Page 3
center on South Higuera Street near Prado Road. Probation
should be located near courts or near the sherif f Is. 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 near complementary non-govenmental services
(restaurants, convenience shopping) .
(e) Make economical use of land and builidngs already owned
by public agencies and minimize the displacement of
existing private businesses or residents.
On June 3 , 1990, the City Council reviewed the above policy
and voted to "reaffirm the tri-polar policy" by requiring all
government offices to locate in the three tri-polar areas, and
by stating an intent to define an expanded South Higuera-
Prado Road 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
C2-5
PD 1476
Page 4
government office complex, and has learned that adequate space
for their needs will not be available until approximately
1993 . The existing Cal Trans offices, already crowded, have
been impacted heavily by the passage of highway improvement
and congestion management propositions in the last election.
Their need to expand is immediate. Their preference for this
particular location comes primarily from a need to maintain
their employee ride-sharing program and enable employees to
travel between offices on foot. A further description of the
request is provided in the applicant's statements, attached.
4 . Parking. The site contains 148 automobile spaces, plus 24
motorcycle spaces, adding up to a total of 151 equivalent
spaces (motorcycle spaces in excess of the seven required
count as one auto space per five motorcycles) . The average
ratio for the project is one space per 393 square feet.
The additional allowed use should not affect significantly the
available parking. However, the uses that now occupy the site
are more intense than C-S uses generally. If uses continue
to occupy the buildings at the current parking ratios, some
floor area will be required to remain vacant.
RECOMMENDATION
Amend the planned development to allow government offices, amending
condition number 6 (to delete "Government agency offices" from the
list of prohibited offices) and condition no. 7 (adding government
agencies not functionally related to tri-polar uses, with a
provision that these offices be transportation-related and not
requiring public contact) .
Attached:
Vicinity map
Applicant's statement
Site plan showing professional office locations
Public facility areas map
ordinance approving PD zoning
Draft revised ordinance
�—b
ORDINANCE NO. (1991 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
APPROVING AN AMENDMENT TO PLANNED DEVELOPMENT
PD 1435-B, ALLOWING GOVERNMENT OFFICES AT
265-285 SOUTH STREET (PD 1530)
WHEREAS, the Planning Commission and the City Council have
held public hearings to consider amending the Zoning Regulations
in accordance with Section 65800 et. seq. of the Government Code,
and Chapter 17. 62 of the Municipal Code; and
WHEREAS, the City Council finds that the proposed zoning is
consistent with general plan; .and
WHEREAS, the proposed zoning promotes the public health,
safety, and general welfare; and
WHEREAS, the proposed zoning will not have a significant
effect on the environment
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of
San Luis Obispo as follows:
SECTION 1. That the preliminary development plan (PD 1435)
is hereby amended by PD .1476, subject to the findings and
conditions:
Findings
1. The project will be compatible with existing and allowed land
uses in the area.
2 . The project' s location or access arrangements do not
significantly direct traffic to use local or collector streets
in residential areas.
3 . 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.
Ord. No. (1991 Series)
PD 1435-B
Page 2
4 . The project does not preclude industrial or service commercial
uses in areas especially suited for such uses when compared
with offices.
5. The project does not create a shortage of C-S and M zoned land
available for service commercial or industrial development.
6. The project is consistent with the General Plan and policies
on government office locations.
Conditions:
1. A maximum of 18, 000 gross square feet of floor space in the
existing buildings on the site may be occupied by professional
office uses.
2 . Except as otherwise noted in these conditions of approval, all
Zoning Regulations for the C-S zone shall apply.
3 . More than one office tenant may occupy office space on the
site, but no single professional office tenant may occupy less
than 2500 square feet of adjacent, interconnected floor area.
4. The following types of office-related uses are prohibited:
banks, real estate offices, financial institutions, medical
clinics, doctors offices, and lawyers offices.
5. Professional offices shall be limited to the locations shown
on the approved site and floor plans. Revisions to the
location of office uses may be made, subject to approval of
an administrative use permit, and with the written approval
of an owners' association representing owners of all
underlying lots. CC&R's creating the owners' association
shall be approved by the Community Development Director prior
to occupancy by the professional office uses. Alternatively,
the underlying lots may be combined to one parcel.
6. The following uses which are otherwise permitted in the C-S
zone are prohibited in this PD:
Ambulance dispatch services
Animal hospitals and boarding
Bars, taverns, etc.
Bus stations
Cabinet and carpentry shops
Contractor's yards
Laundry/dry cleaning
Service stations
Tire recapping
�—8
Ord. No. (1991 Series)
PD 1435-B
Page 3
Trailer rental
Trucking/taxi service
Corporation yards
7. The following uses which are otherwise permitted in the C-S
zone are only allowed in this PD subject to approval by an
administrative use permit:
Auto repair and related services
Building and landscape maintenance services
Carwash - self-service
Equipment rental
Exterminators and fumigators
Feed stores and farm supply sales
Government agencies not functionally related to general
government, social services, or healthcare
operations, as specified in the General Plan Land
IIse Element Section C-4. Such offices must be
transportation related and require no public
contact.
Printing and publishing
Repair services
Retail sales - building and landscape materials
Retail sales and rental-autos, trucks, motorcycles, RV's
Retail sales - auto parts and accessories
Retail sales - tires and batteries
Retail sales and rentals - boats, aircraft, mobile homes
Utility company administrative and engineering
operations, . not including customer payment services
Warehousing, ministorage, moving company
Wholesale and mailorder houses
8. No parking space, driveway, or backup aisle shall be
obstructed by loading or unloading of trucks between the hours
of 8 a.m. and 5 p.m. , Monday through Saturday.
SECTION 3. A summary of this ordinance, approved by the City
Attorney, together with the ayes and noes, shall be published at
least five (5) days prior to its final passage in the Telegram-
Tribune, a newspaper published and circulated in said city, and the
same shall go into effect at the expiration of thirty (30) days
after its said final passage. A copy of ,the full text of this
ordinance shall be on file in the office of the City Clerk on and
02- I
Ord. No. (1991 Series)
PD 1435-B
Page 4
after the date following introduction and passage to print and
shall be available to any interested member of the public.
INTRODUCED by the Council of the City of San Luis Obispo, at
its meeting held on the day of ,
1991, on motion of ,
seconded by and on the
following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
APPROVED•
City AdkinistraVlve Offi er
to ey
Community Dev to went Director
=2-10
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL OF THE PLANNING COMMISSION'S ACTION
DENYING AN AMENDMENT TO A PLANNED DEVELOPMENT TO ALLOW
GOVERNMENT OFFICES, ON SOUTH STREET, BETWEEN BEEBEE
STREET AND EXPOSITION DRIVE (PD 1530)
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the application PD 1530, and
the Planning Commission's action, staff recommendations and reports
thereon, makes the following findings:
1. The proposed amendment to the planned development is
inconsistent with the city's locational policies for
government offices. .
SECTION 2. Action. That the Planned Development Rezoning
amendment PD 1530 be denied.
On motion of seconded
by , and on the following roll call
vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1991.
Resolution No. (1991 Series)
PD 1530: 265 - 285 South Street
Page 2
Mayor
ATTEST:
City Clerk
APPROVED:
City Administrative Officer
i At rn
Community Dev opment Director
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Post Office Box 1796•San Luis Obispo.Califomia 93406•(805)544-2013
August 5, 1991
TO: Keith Gurnee
Gilbert R Hoffman
Barry Karleskint
Janet Kourakis
Fred Peterson
Richard Schmidt
Dodie Williams
RE: Cal Trans/Westwind Business Park
Cal Trans is proposing the use of 12,000 square feet at the Westwind Business Park for the
purpose of expanding their engineering and planning offices. The location is non-public serving
and them is no administrative services. Public contact is minimal.
The site location is ideal for their need as it is within walking distance (see exhibit A) to their
main office. They have determined that this location will best suit their ride share program, will
cut pollution and traffic congestion, and will allow them to remain close to their home office, as
well as within the City limits.
Cal Trans has determined that there is no space large enough available downtown or at the
Walter Brothers buildings, nor will there be space available until at least 1993.
Because of the increased workload, due to the passage of Proposition 111, Cal Trans has an
immediate need for this space and they expect to occupy this location for the next eight years.
Exhibit 'B" shows the proposed location in the park for Cal Trans. The advantage of being in
the back building is the privacy and proximity to Bridge Street which is the closest rout to the
main office on South Higuera.
Exhibit "C" shows the parking alternative provided by consultant Alfred Clark.
This issue will come before the Planning Commission on Wednesday, August 14, 1991 at 7:00
p.m. If you have any questions prior to that time,please call me at 5443613.
Sincerely yours,
Caryn Stumpenhauus
Leasing Agent& Property Manager
WESTWIND BUSINESS PARK
cc: Charles E. French
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ALFRED MILES CLARK II
ARCHITECTURE • PLANNING • OEVELOPMENT
Cal Trans Alternative
South Street Business Park
( Parking Totals )
Location Use Area Rate Spaces
(S. F . ) Regd.
265 South St.
Suite A Upjohn 4111 1 /300 13 . 7
C-E(part) LMB 6754 1 /300 22 . 2
E(part) LMB Stor. 715 1/2000 .4
F LMB 1840 1/300 6 . 1
F-1 Campfire 1667 1 /300 5 . 6
G Vacant 1680 1 /500 3. 2
H Central Model 2450 1 /300 8. 1
59 . 6
271 South St.
Suite Q,R Office 4500 ��O 15
S-V Cal Trans 12 ,260
W Storage 1440 1 /2000 . 7
X Office 1100 1/300 :3. 7
Y Office 2000 1 /300 6 . 7
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285 South St.
Suite I-L Office 7107 1/300 23 . 7
M Xerox 1754 1/500 3 .5
M-I Storage 1617 1/2000 .8
N Storage 3500 1 /2000 1 . 7
O-P Walker Furn. 4858 Per 6 . 0
A103-89 35 . 8.
Total Parking Required T5+4.B Spaces
Maximum Allowed is 153 Spaces.
Spaces needed.
P.O. BOX 3177
ATASCADERO, CA 93423
(805)466-5125
BRIDGE ST-
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PARKING STATISTICS
_ 147 Spaces
4 Ramp Spaces
L— -� 14 Bicycle Spaces
Q ( 7 reqd. )
D3MC L! �--. 12 Motorcycle Sp.
GI � IL1 1 ( 7 reqd. )
I 277 alit �3
C TOTAL PARKING
6 / 153 Spaces
i5i 118
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56 :v?- ^O
ORDINANCE NO. 1104 (1987 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
APPROVING THE PLANNED DEVELOPMENT PRELIMINARY
PLAN FOR PD 1328 (265-285 SOUTH STREET, AMENDING
THE OFFICIAL ZONE MAP FROM C-S TO C-S-PD
WHEREAS, the Planning Commission and the City Council have held public hearings to
consider amending the zoning regulations in accordance with Section 65800 ct. seq. of the
Government Code, and Chapter 17.62 of the Municipal Code; and
,WHEREAS, the City Council finds that the proposed zoning is consistent with general
plan; and
WHEREAS, the proposed zoning promotes the public health, safety, and general
%vcifarc; and
WHEREAS, the proposed zoning will not have a significant affect on the environment.
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of San Luis Obispo as
follows:
SECTION i. That the area shown on the maps attached hereto marked Exhibit "A" and
included herein by reference be reclassified from C-S (Service-COmmcrcial) to C-S-PD
(Service-Commcrcial-Planncd Development).
SECTION 2. That the preliminary development plan (PD 1328) is hereby approved
subject to the findings and conditions:
Findines
I. The projcct will be compatible with existing and allowed land uses in the arca.
The project's location or access arrangements do not significantly direct traffic to
.use local or collector streets in residential areas.
3. . The projcct will provide adequate mitigation to address potential impacts related to
noise, light and glare, and loss of privacy, among others, imposed by commercial
activities on nearby residential areas, by using methods such as setbacks,
landscaping, berming, and fencing.
-l. The projcct docs not preclude industrial or service commercial uses in areas
especially suited for such uses when compared with offices.
5. The projcct does not create a shortage of S and M zoned land available for service
commercial or industrial development.
Ordinance No. t 104 (1987 Series)
PD 1328
Page 2
Conditions:
I. A maximum of 18,000 gross square feet of floor space in the existing buildings on
the site may be occupied by professional office uses.
2. Except as otherwise noted in these conditions of approval, all Zoning Regulations
for the C-S zone shall apply.
3. More than one office tenant may occupy office space on the site, but no single
tenant may occupy less than 2500 square feet. of adjacent, interconnected floor area.
4. The following types of office-related uses are prohibited: banks, real estate
offices, financial institutions, government officcs, medical clinics, doctors
offices, and lawyers offices.
5. Professional offices shall be limited to the locations shown on the approved site
and floor plans. Revisions to the location of office uses may be made, subject to
approval of an administrative use permit, and with the written approval of an
owners' association representing owners of all underlying lots. CC&R's creating the
owners' association shall be approved by the Community Development Director prior to
occupancy by the professional office uses. Alternatively, the underlying lots may
be combined to one parcel.
6. The following uses which are otherwise permitted in the C-S zone are prohibited in
this PD:
Ambulance services
Animal hospitals and boarding
Bars, taverns, etc.
Bus stations
Cabinet and carpentry shops
Contractor's yards
Government agency
Laundry/dry cleaning
Service stations
Tire recapping
Trailer rental
Trucking/taxi scrvicc
Utility companies
Corporation yards
7. The following uses which are otherwise permitted in the C-S zone are only allowed in
this PD subject to approval by an administrative use permit:
Auto repair and related services
Building and landscape maintenance services
Carwash - self-service
Equipment rental
Exterminators and fumigators
Feed stores and farm supply sales
Printing and publishing
a�
Ordinance No. 1104 (1987 Series)
PD 1328
Page 3
Repair services
Retail sales - building and landscape materials
Retail sales and rental - autos, trucks, motorcycles, RV's
Retail sales - auto parts and accessories
Retail sales - tires and batteries
Retail sales and rentals - boats, aircraft, mobile homes
Warehousing, ministoragc, moving company
Wholesale and mailorder houses
8. No parking space, driveway, or backup aisle shall be obstructed by loading or
unloading of trucks between the hours of 8 a.m. and 5 p.m., Monday through Saturday.
SECTION 3. A summary of this ordinancc, approved by the City Attorney, together
with the ayes and noes. shall be published at least five (5) days prior to its final
passage in the Telegram-Tribune, a newspaper published and circulated in said city, and
the same shall go into effect at the expiration of thirty (30) days after its said final
passage. A copy of the full text of this ordinance shall be on file in the office of the
City Clerk on and after the date following introduction and passage to print and shall be
available to any interested member of the public.
INTRODUCED by the Council of the City of San Luis Obispo, at its meeting held on.
the . .1st day of December 1987, on motion of Councilmember
Sett 1e seconded by Counci.imember Reiss and on
the following roll call vote:
AYES: Councilmembers Settle. Reiss. Pinard, Rappa . and Mayor Dunin
NOES: None
ABSENT: None
Mayor Ron Dunin
ATTEST:
City Clerk Pam %loges
Ordinance No. 1104(1987 Series)
PD 1328
Page 4
APPROVED:
City Ad inistrative Officcr
City Attarney
ZCc
Community Development Director
i
a�
ORDINANCE NO. 1104 (19 87 Series)
FINALLY PASSED this 15th. day of December ,
1987, on motion of Councilwoman Rappa seconded by
Councilman Reiss and on the following roll call
vote:
AYES: Councilmembers Rappa, Reiss, Pinard and Mayor Dunin
NOES: None
ABSENT: Councilman Settle
Mayor Ron Dunin
ATTEST:
1
i
City; Clerk Pam Edges
j
a as
Draft PC Minutes
August 14, 1991
Commr . Gurnee seconded the motion.
Commr . Hoffman said he would support the motion bec=ause he believed
the plans indicated two bedrooms, but felt it was unfortunate .to deal
with density on the basis of bedrooms. S.
VOTING: AYES - Commr . Kourakis, Gurnee, Karleskint , Peterson,
Schmidt, Williams, and Hoffman.
NOES - None.
ABSENT - None.
Commr . Gurnee stepped down due to a conflict of interest .
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Item 6. Planned_Dev_elsryement_F..e_o_ning_F'D_1�2 . Consideration of
amending the existing development plan allowing for
large offic=e uses to allow government offices for Cal
Trans; 265-285 South Street ; C-S-PD zone; French
Brothers Investments (Jahn and Charles Frenc=h) ,
applicants.
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Jeff Hook presented the staff report and recommended the commission
considering this use at this location as it requires no public contac=t
and c=onsider recommending approval of the PD amendment to the city
council .
in answer to a question by Commr . Schmidt , Jeff Hook said if the
commission der=ides to allow the use, the parking situation would not
be unworkable at the site. He said there was sufficient parking for
this use at this time, although some of the vacant spaces would have
to stay vacant .
Arnold Jonas said the with this occupancy, the site would fulfill
parking requirements, but if in the future the entire site was
occupied. the pv - would be short of parking spaces.
in answer to a auestion by Commr . Peterson . Jeff Hook said Cal Trans
is not addressed in the Tri-polar concept . He explained engineering
offices are allowed in the -S zone, and Caltrans could be considered
an engineering use rather than government use.
Arnold Jonas explained that with Caltrans' ether office a close
distance away, this would help to alleviate parking problems because
Caltrans has a carpooling plan in place.
Commr . KOurakis felt there was a conflict in council policy, whic=h
states that all governmental facilities will be in the tri-polar
concept , but emerging policy addresses trip reduction and carpooling.
Commr . Williams said she met with a Caltrans representative and
representative from French Brothers and she felt that Caltrans w
already outside the tri-polar concept .
Of
Cammr. Karleskint said he also met with a representative from Caltrans
and French Brothers.
Cammr . Kourakis said she also spoke with a representative from Frenc=h
Brothers.
Chairman Hoffman opened the public hearing.
No one =hose to speak.
Chairman Hoffman closed the public hearing.
Chairman Hoffman reo=pened the public hearing.
Bruce Frazier , 890 Osos Street , said he was representing the interest
of Walter Brothers properties. He said Walter Brothers is not
apposing the proposal , but . was concerned over equity over the
exception to the allowed use, because Walter Brothers' has been denied
use permits. He said Walter Brothers will have 30, 000 square feet
vac=ated in mid 1993 when the Department of Social Servic=es moves to
new offices, leaving a restricted use of passible tenants because of
exceptions made for current pressing needs of Caltrans. He said
Walter Brothers had not asked him to request to appose the amendment .
but would like to go on record that there is a significant impact on
them because of the government office to this proposed site.
George Fhebus (77') of Caltrans, said Caltrans has S, ' '�Y square feet
! eased in the Walter Brothers Center . in answer to a question by
Cammr . Schmidt, he said the long tern plan is to relocate the San Luis
Obispo maintenance station at 50 Higuera to an cuff-site location, and
remodel or build an addition to build a! 1 other offices at 50 Higuera
in B vears.
In answer to a question of Cammr . Williams about ride-sharing progre.m.
George Ph ebus ("i-J) said Caltrans has 5 ride-pool vans and 3 ride-
share cars, and the relocation to Westwinds will not eliminate the van
pools. He said ride-sharing will be encouraged. He said no ride-
share or state vehicles will be located at Westwind, but will remain
at the district office because it is within walking distance.
Chairman Hoffman closed the public hearing.
Cammr . . Peterson moved to approve transportation related government
offices at the site that require no public contact .
rommr . Williams se=conded the motion.
Cammr . Schmidt said he would feel more comfortable if the motion were
more specific= to allowing Caltrans by stating transportation related
with another branch office within walking distance, because Caltrans
plans to move out in S years.
Cc,mmr . KOUrakis said she could support the motion to resolve the
conflict between two conflicting council policies. She felt it was in
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consistency with ride-share programs and it made sense.
VOTING: AYES - Commr . Peterson, Williams, Karleskint , Kourakis,
Schmidt , and Hoffman.
NOES - None.
ABSENT - Commr . Gurnee. �..
The motion passed. '
COMMENT AND DISCUSSION
Arnold Jonas said the EIR for the LUE update went before the council
for approval for a consultant and staff was authorized to pursue a
contract and go back before the council in September , with a scope
coming before the commission. He advised the city council voted to
accept the change of property proposal for Cal Part; with provisions
that creek improvements be made prior to the exchange of property and
play facilities for children be relocated into the park. He said the
applicants are still pursuing it , but it is now in limbo.
Literature on conferences were discussed.
Respectfully submitted.
Diane Wright
Recording Sec=retary.
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AGM
DATE=ITEM#.=
TAIUR CROS. [HURRINN UO INC:
TELEPHONE 805/543-5854
GENERAL ENGINEERING CONTRACTOR
- - P.O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
September 90 1991
COP16TO:
The Honorable Mayor Dunin = ActIs FYI
ion
,_/�
I� CDD D,`R
Members of the City Council C1 FIN.Dnt
City of San Luis Obispo ,,0 ❑ FaECHEF
990 Palm Street Ve y ❑ F�NDUL
San Luis Obispo, CA 93401 �c� clo rc. ❑ KEr-DM t
❑ Mcr�r.TP.aaa ❑ f Ec Da.
Re. : Tripolar Policies ❑ r_REhDRL.: ❑ Mr
Dear Mayor Dunin:
It has come to our attention that the Council may yet again be
considering approving government office uses in the French
Brothers ' "Westwinds" complex on South Street. We do not wish to
oppose this request per se, but we must again voice our concern
and frustration with the continued weakening of the City' s
tripolar policies.
As you know, Walter Bros. has invested heavily to uphold the
City' s tripolar. policies for over a decade. But with recent
events which are seeming to encourage the fracturing of
government offices around the City, and with the County's
proposed move to its Prado / South Higuera site (which will
vacate over 31 ,300 square feet or 60% of the space in the Walter
Bros. Building) , we are getting to the point where we can no
longer live with the special restrictions placed solely on us
which allow only government office uses in the Charles I. Walter
Center.
As you may recall, the City has already approved the Water
Quality Control Board to go into the Loomis building. The
California Highway Patrol is moving their headquarters and
administrative district offices into a large structure being .
built for them out in the County on Highway 227, and the County
Planning Department recently moved to the north Pacific Street
area. This trend away from the City' s tripolar policies is
completely removing the demand for office space at the South
Higuera / Prado pole at the same time the County is preparing to
move out of our complex.
For this reason, we have. been compelled to file an application to
expand the list of allowable uses in our center to allow utility
company. offices. Hopefully. this will fill- the void left by the
County. . But if the tripolar concept continues to be further.
eroded by additional approvals of other government office uses in
spotted Iocations' throughout the community; we will have little
choice but to' propose . a. completely new rezoning of our center.
September 9, 1991
Page Two
Our concern is simply this: The tripolar policy which was hashed
out after such long and careful deliberations during the 1970' s
has worked well up until just recently. Rather than destroy this
policy, we strongly believe the City should recommit to it.
Given that the County' s project at South Higuera and Prado. Road
is going full speed ahead, a surplus of government-zoned office
space in the South Higuera pole of the tripolar will exist , as
early as December of 1992. To allow any more government offices
to scatter before this occurs would be in direct conflict with
the tripolar concept ; and, it seems , a short term solution to a
short term problem.
If the City approves the request to put Cal Trans offices in the
Westwinds complex, we will have no choice but to interpret it as
a vote for disintegrating the tripolar policies . If so, we will
have no choice but to petition the City to relax the restrictions
affecting our property and allow us to rent to offices on the
open market.
We still believe in the tripolar policy and we hope the Council
does too. Should you have any questions, comments or concerns
about the positions I 've expressed, please call me at your
earliest convenience.
Sincerely,
WALTER• BRLOS. CONST. CO. , INC.
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Carolyn Johnstone
Property Manager