HomeMy WebLinkAbout08/18/1992, 5 - REZONING APPLICATION PD 1451: REQUEST TO REZONE FOUR PARCELS COMPRISING THE WALTER CENTER LOCATED NEAR THE INTERSECTION OF SOUTH HIGUERA STREET AND PRADO ROAD FROM OFFICE-SPECIAL CONSIDERATION TO OFFICE-PLANNED DEVELOPMENT. I�IIIM1lylll�llllll�ll II MEETIN OAT
SIB li►A����� c�vJ or san UdIs osispo 4 ,8 ya Mmia
COUNCIL AGENDA REPORT ITEM NUMBER:
FROM: Arnold Jonas, Community Development Director
PREPARED BY: Greg Smith, Associate Planne<zf�
SUBJECT: Rezoning Application PD 1451: Request to rezone four parcels comprising the
Walter Center located near the intersection of South Higuera Street and Prado Road
from Office-Special Consideration to Office-Planned Development.
CAO RECOMMENDATION:
Adopt the attached ordinance approving planned development rezoning application PD 1451,
as recommended by the Planning Commission.
DISCUSSION:
Situation
The parcels comprising the Walter Office Center have been the subject of numerous rezoning and
use permit hearings before the Commission and City Council. These hearings have resulted in the '
current "Office - Special Considerations" zoning. A series of use permits have been approved
which favor government social services tenants, but which do not prohibit other types of office
tenants.
The PD rezoning proposed by the applicant is intended to reduce the restrictions on non-
government social services tenants, and to eliminate the need for a use permit hearing each time
a new non-government tenant proposes to move into the center. In addition; the applicant proposes
to allow utility company offices, which are not currently listed in the Zoning Regulations as an
allowed use in office zones. Non-social services tenants would be limited to tenants occupying not
less than 2500 square feet each.
On July 29, 1992, the Planning commission recommended approval of the PD rezoning, and the
attached draft ordinance reflects their recommendations regarding allowed uses.
Data Summary
Address: 3190-3240 So. Higuera Street
Applicant: Don Walter
Representatives: Bruce Fraser A.I.A./RRM Design Group
Present Zoning: O-S (Office-Special Consideration)
Present General Plan: Office
Proposed Zoning: O-PD (Office-Planned Development)
Proposed General Plan: Office
Environmental Status: The Director issued a negative declaration on March 30, 1992.
Site Description
This is a flat 12.26 acre site located near the comer of So. Higuera Street and Prado Road occupied
by six separate office buildings with approximately 107,000 sq. ft. of floor area. Primary land
uses surrounding this parcel are about equally divided between service commercial (C-S and C-
SS) and medium and medium-high density residential (R-2 and R-3) with some public facility use
on Prado Road.
PD 1541
Page 2
The San Luis Obispo Creek cuts through the western edge of the Center and a creek maintenance
and access easement is in effect with the owners of the property as a result of previous applications.
The corner parcel zoned Neighborhood Commercial containing Building A is not part of this
application. The six buildings affected by this request are:
Building B 10,000 sq.ft. 3240 So. Higuera (Social Service Administration, Dept. of
Justice)
Building C 4.000 sq.ft. 3238 So. Higuera (State Compensations Insurance Fund)
Building D 17,000 sq.ft. 3232 So. Higuera (State Rehabilitation, Corrections, Caltrans
ROW)
Building E 56,000 sq.ft. 3220 So. Higuera (County, State and Federal Offices)
Building F 12,000 sq.ft. 3196 So. Higuera (State Employment Development Department)
Building G 8.000 sq.ft. 3190 So. Higuera (State Department of Motor Vehicles)
Total 107,000 sq.ft.
EVALUATION:
This section of the staff report summarizes several land use policy issues which are relevant to the
PD rezoning request, and also evaluates specific issues related to implementing and administering
special land use regulations if the PD is approved.
1. "Tri-golar" Plan for Public Facilities
Since 1977, the City's General Plan has encouraged most government offices to be located in or
near the downtown. Since downtown didn't have sufficient office space available to accommodate
all government offices; two other locations were planned: County Health.Services offices, located
near General Hospital, were a second site for government offices; and a third site near the
Prado/South Higuera intersection was identified for "government social service" offices.
City. staff and commissions, as well as the Council, have tried hard to implement the tri-polar
policy, and one of the results has been to channel much of the demand for government office space
into the Walter Center.
Several relatively recent trends which affect the demand for government office space justify re-
evaluation of the regulations which implement the tri-polar policy at the Walter Center:
- Expansion of the Walter Center. The office floor area has expanded from about 20,000
square feet in 1979, to 107,000 square feet in 1992.
- County Relocation. County offices are the single largest tenant at the Walter Center.
Their decision to relocate to a county-owned parcel across the street will result in the loss
of over 30,000 square feet in 1993, and the new county complex may eventually
accommodate 100,000 square feet of current and/or potential Walter Center tenants.
- Government Offices in C-S Locations. City decisions to allow 16,000 square foot Water
Quality office and 15,000 square foot CalTrans offices in C-S locations have accommodated
those agencies.needs for the immediate future.
5-C;L
PD 1541
Page 3 -
- Pending Rezoning at 40 Prado Road. The draft Land Use Element, and a current office-
planned development rezoning application for a large parcel at the Prado Elks Lane
intersection, envision expansion of the social services area by more than 100,000 square feet
of floor area.
- Economic Factors. Slow economic growth and governmental cutbacks are expected to
limit the demand for all types of office space for a period of several years or more.
It seems likely that the supply of office space at the Walter Center will exceed government demand
for 5 to 10 years. If the rezoning request at 40 Prado Road is approved, the gap between supply
and demand will widen.
2. Other Land Use Policy Issues
Planning Commission review included consideration of Land Use Element policies regarding office
and public facility uses, and specific language regarding government social services offices at the
Prado road pole of the "Tri-polar" government office policy. The Commission appears to have
reached a consensus on the following interpretations, relative to the Walter Center:
* References to "government social services" .in the tri-polar policies should not be
construed to prohibit other government uses, and they will not be subject to floor area limits
or use permit requirements. Government agencies which do not provide social services
(e.g., CalTrans) have been approved in the past by staff and the Commission, and are
included in Draft LUE language. Proposed language in the Draft LUE also includes
references to allowing "compatible private businesses, so long as they do not displace
preferred public agencies". Other types of use allowed in the office zone may be
appropriate on a limited basis.
* Will "leakage" of office space from the downtown and its periphery have an adverse
effect on demand for office space in those areas? The 1986 "Office Supply and Demand
Study" by Quad Consultants concluded that the downtown did not offer adequate facilities
for the large office tenants proposed for the Walter Center. In this regard, the current PD
proposal is similar to several office PD's approved by the City in C-S and M zones,
although 30% of the total Walter Center floor area (±33,000 square feet) would be larger
than several of the previously approved office PD's. (The TRW site office PD involved
mixed uses for a 60,000 square-foot, existing building; other PD's are in the range of
15,000 to 20,000 square feet.)
* The applicant's request to allow utility offices - which are not allowed in other office
zones - should be approved. Neither the adopted not the draft LUE makes any specific
reference to these types of offices, although it appears that the Zoning Regulations are
intended to direct customer service functions to the downtown. Since the regulations were
established, however, the gas, telephone, electric and cable companies have all left the
downtown core.
3. Priority for Government Tenants
The applicant has indicated that the desirability of government tenants will automatically make them
the preferred type of tenant for the Walter Center. In staff's judgement, some level of restriction
is needed, at least until the revised LUE language is approved.
Although it is not clear to staff that market factors will insure preference for government tenants,
the difficulty of administering a special review process may not be justified if the total of non-
governmental tenants is small. A 30% maximum for non-government uses is appropriate in the
_ PD 1541
Page 4
Commission's judgement; staff had recommended a maximum of 25%.
If the Council decides to approve a higher percentage is to be allowed, requiring an administrative
use permit for any non-government tenants may be the simplest and most effective means of
regulating tenant mix. Several prospective tenants could be processed under one administrative use
permit, or a blanket.use permit could be approved for a specified square footage for a five year
period.
4. Specific Use Regulations
The Land Use Element states that "[O]utside the periphery of the Central Business District...should
be limited to those with no close functional relationship to medical and legal-government-financial
centers elsewhere in the city...Mhe dispersion of banks, real estate offices, financial institutions,
medical clinics, and doctors offices, and lawyers offices throughout the city is prohibited."
A list showing uses allowed in the office zone and those proposed in the PD is attached. The
Commission's recommendation for each item is also shown, based on the policy noted above, site
suitability, and land use compatibility. An asterisk with a listing indicates a type of use which
would not be subject to floor area limits.
FISCAL EWPACT
Approval of the proposed planned development rezoning is not expected to have a significant effect
on City revenues or expenditures.
COMNUSSION ACTION
As noted above, the Planning Commission considered the proposed PD rezoning at two public
hearings. Testimony was presented only by the applicant and his representatives. The Commission
recommended approval of the rezoning, with the following conditions:
* Non-government tenants allowed, but limited to 30% of the Walter Center's total floor
area, not less than 2,500 square feet for each non-government tenant.
* . Utility company offices allowed.
* Various uses normally allowed in office zones prohibited due to compatibility concerns.
ALTERNATIVES
The Council may approve the PD rezoning subject to different conditions than those recommended
by the Commission, or may deny the rezoning. The Council may also continue the request, with
direction to staff and the applicant regarding additional information desired.
RECOM IENDATION
Staff recommends the council introduce the attached ordinance, approving rezoning application PD
1451 as recommended by the Planning Commission.
Attachments: Draft Ordinance
Vicinity Map
Site Plan
List of Allowed, Proposed, and Recommended Uses
Applicant's Statement
Relevant Policy Documents (Excerpts)
Planning Commission Minutes
Initial Study gtsh:PD1541CC.wp
5-�
ORDINANCE NO. (1992 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE OFFICIAL MAP TO REZONE
THE PROPERTY AT 3190-3240 SOUTH HIGUERA STREET
FROM O-S TO O-PD AND ALLOWING GOVERNMENT OFFICES AND
OTHER LARGE OFFICES (APPLICATION PD 1541)
WHEREAS, the Planning Commission conducted public hearing
on application No. PD 1541 on April 29 and July 29, 1992 , and
recommended approval of the application; and
WHEREAS, the City Council conducted a public hearing on
August 18, 1992, and has considered the testimony and statements
of the applicant, and other interested parties, and the records of
the Planning Commission hearing and action, and the evaluation and
recommendation of staff;
BE IT ORDAINED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Rezoning
The council approves application No. PD 1488, thereby amending the
Official Zoning Map designation the site from Office - Special
Considerations to Office Planned Development, based on the
following findings and conditions:
SECTION 2 . Findings
1. The proposed rezoning complies with General Plan Public
Facility Land Use policies due to its continued emphasis and
priority relating to the location of governmental social
services offices near the intersection of Prado Road and South
Higuera Street.
2 . The proposed rezoning complies with General Plan Professional
Office Land Use policies because:
A. The subject professional offices would be located in
close proximity to governmental offices in a "specialized
center. "
B. The subject professional offices would be accessed from
commercial arterial and collector streets, avoiding
impacts on residential circulation.
Ordinance No. (1992 Series)
PD 1541
Page 2
3 . The proposed rezoning recognizes the need of some larger
professional office uses to locate outside the Central
Business District and adjacent office districts due to the
. unavailability of approximately sized office facilities.
4 . The proposed rezoning will not be detrimental to the public
health, safety and welfare.
5. The proposed rezoning will increase consistency and equity in
the application of General Plan policies to a variety of
private office developments.
6. The proposed planned development provides facilities suited
to a particular occupancy group which would not be feasible
under conventional zoning, specifically government office
tenants and large office tenants who cannot be accommodated
within other office and commercial zones within the city.
7 . A negative declaration is hereby approved for the project.
SECTION 3 . Conditions
1. Except as otherwise noted in these conditions of approval,
all zoning regulations for the office zone shall apply.
2. Preference shall be given to governmental social service
office uses; owners shall seek tenants for available lease
spaces among local, state, and federal social service agencies
prior to seeking tenants among alternate office uses.
3 . Tenants other than governmental social service agencies,
quasi-governmental social services businesses, and private
non-profit social services providers shall not occupy more
than 30% of the gross lease spaces on the subject parcels.
4 . Tenants other than those listed in No. 2 above shall not
occupy less than 2, 500 gross square feet of adjacent,
interconnected floor area per tenant.
5. The following office-related uses shall be prohibited: banks,
real estate offices, financial institutions, medical clinics,
doctors offices, and lawyers offices.
6. Applicant shall dedicate a creek maintenance and pedestrian
access easement over that portion of the site within the San
Luis Creek Channel, and including a 20-foot buffer strip at
the top of bank on both sides of the creek. (Extension of
requirement from previous Use Permit U1401. )
.5-10
Ordinance No. (1992 Series)
PD 1541
Page 3
7. Uses allowed and prohibited within this O-PD zone shall be as
provided in Exhibit A. attached.
SECTION 5. . A summary of this ordinance, approved by the City
Attorney, together with the names of council members voting for and
against, shall be published at least (5) days prior to its final
passage, in the Telegram-Tribune, a newspaper published ' and
circulated in this city. This ordinance shall go into effect at
the expiration of thirty (30) days after its final passage. 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 AND PASSED TO PRINT by the Council of the City of
San Luis Obispo at its meeting held on the day of
1992, on motion of , seconded
by , and on the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
Ordinance No. (1992 Series)
PD 1541
Page 4
APPROVED:
City )dministrative Officer
t ttor,, ne
r
Communi Development Director
EXHIBIT A - PD 1541
ALLOWED/PROHIBITED USES - WALTER CENTER
Uses allowed and prohibited within this 0-PD zone shall be as provided in the
following list.
Symbols following each listed use shall have the following meaning:
A - Type of use allowed without use permit approval.
D - Type of use allowed if an administrative use permit is approved..
PC- Type of use allowed if a use permit is approved by the Planning
Commission.
NO- Type of use which is not allowed.
• - Type of use which is not subject to floor area requirements in
Section 4 above.
t•- Type of use for which only incidental and non-customer serving
functions shall be allowed.
Advertising and related services A
Ambulance services NO
Banks and savings and loans NO
Banks and savings and loans Apt
(administrative and loan offices only)
Broadcast studios NO
Caretaker's quarters NO
Cemeteries, mausoleums, columbariums NO
Christmas tree sales (see Section NO
17.08.01 OD)
Churches, synagogues, temples, etc. NO
Circus, carnival, fair, festival, parades NO
(see Section 17.08.010E)
Computer services A
Convalescent hospitals NO
Credit reporting and collection A
Credit unions and finance companies A**
Delivery and private postal services D
Detective and security services A
s-9
PD 1541 - EXHIBIT A
Dwellings NO
Employment agencies A*
Government agency offices and meeting A*
rooms
Homeless shelters (see Section PC
17.08.110)
Hospitals NO
Insurance service - local A
Insurance services - regional office A
Laboratories (medical, analytical) NO
Mortuaries NO
Offices (contractors) - all types of A
general and special building contractor's
offices
Offices (engineering) engineers and A
industrial design
Offices (professional) Professional A
offices consistent with the Land Use
Element are allowed. Attorneys,
realtors, doctors and medical clinics are
prohibited.
Organizations (professional, religious, A
political, labor, fraternal, trade, youth,
etc.), offices and meeting rooms
Photocopy services; quick printers A
Residential care facilities - 6 or fewer NO
residents
Residential care facilities - more than 6 NO
residents
Schools
-Nursery schools, child day care A
-Business trade, recreational, or other D
specialized schools
5-I�
PD 1541 - EXHIBIT A
Secretarial and related services (court A
reporting, stenography, typing, telephone
answering, etc.)
Social services and charitable agencies A*
Telegram office A
Ticket/travel agencies A
Utility companies
-Corporation yards NO
-Customer account services (bill A
paying and inquiries)
-Distribution and transmission NO
facilities - see Section 17.08.050
-Engineering and administrative A
offices
-Payment drop points A
Veterinarians NO
ORDINANCE NO. (1992 SERIES)
PLANNED DEVELOPMENT REZONING APPLICATION PD 1541
3190-3240 SOUTH HIGUERA STREET
On , the San Luis Obispo City
Council voted to to introduce Ordinance No.
(1992 Series) , which rezones property at 3190-3240 South Higuera
Street from Office - Special Consideration (O-S) to Office -
Planned Development (O-PD) .
The primary provisions of the ordinance are as follows:
1. Government office uses shall be considered allowed uses within
the O-PD area.
2 . Various other office uses which are consistent with the Land
Use Element of the General Plan, including utility companies,
shall be considered allowed uses, subject to a requirement
that no individual tenant shall occupy less than 2 , 000 square
feet of adjacent, interconnected floor area.
The Council must vote again to approve the ordinance before
it can take effect. That action is tentatively scheduled for _
at a regular City Council meeting to begin at 7: 00
p.m. in the Council Chambers of City Hall, 990 Palm Street.
Copies of the complete ordinance are available in the City
Clerk's Office in Room No. 1 of City Hall, 990 Palm Street. For
more information, contact the Planning Division at 781-7171.
e
5-I a--
Ld
C) z
-A 11 E
CACHUMA DRI'
_3
0
CUYAMA DR11,
•j
Ul
. ....... jOr
................
..... .....
t.
A
ur.
...... .... ..
...............
C-s-s
INA-2
"C-N 7-
I zt
zt
r"O
Rp FRANCr
J
r R, '10
'\J\r-r AN LUIS MOBILE
ESTAMS - 102 UNITS
C-s-s
R-2
O
ju
C-s- .......
0
Lu
X
1E3C3r-Ja-rrl
/ Ti�F I A
Co
/ •'7523 7
Oa 57.7y
7�5!•9u
G
Em
' U,i05 I
up 137
'
Joerr �' 0
RO 1,
' In
�� h tl, =ARE ONE FROM i
— S TO O . P . Ds
VD
pyCOYMENT� to
PARKING i
D / ! 9:J7LD7Ncv
� I I
7+ss1•n,eo.
SOCL4L -SER VI��;• 5"�7-7r3,73 s
j ,/ � I ���$L•DC�. . R�4•G,937 1 �I`�
ERAS?8i ea.r.88
�, i axc75- AMC fie
-,-7
57 utaC,
S-7
IJ -4A �6dS-ee-ie7 NI
•ILL
B8
Ilk 415:
.CFC LCc.- J RTL $>_
A�Z= 770
a A
m m _
1Ul
19 14
n< w u
\ M 14
x i t an
N _
T4,it i (s 7n a
C�N ^ <
G _f�
m T
ZZ
LL
W.
- - -,-
1'
Ito
- - T
I -?- J m
cc
03
vi
Lu
Ac
o '
00 �l
1
PROPOSED USES - WALTER CENTER PD
(" = NOT subject to floor area limits)
O USES PD APPL. STAFF
Advertising and related services A A A
Ambulance services PC NO NO
Banks and savings and loans A NO NO
Banks and savings and loans A A NO
(administrative and loan offices only)
Broadcast studios A NO NO
Caretaker's quarters A NO NO
Cemeteries, mausoleums, columbariums PC NO NO
Christmas tree sales (see Section D NO NO
17.08.010D)
Churches, synagogues, temples, etc. A NO NO
Circus, carnival, fair, festival, parades D NO NO
(see Section 17.08.010E)
Computer services A A A
Convalescent hospitals PC NO NO
Credit reporting and collection A A A
Credit unions and finance companies A A NO
Delivery and private postal services D NO D
Detective and security services A A A
Dwellings A NO NO
Employment agencies A A A•
Government agency offices and meeting PC A A'
rooms
Homeless shelters (see Section PC NO PC
17.08.110)
Hospitals PC NO NO
S��
0 USES PD APPL. STAFF
Insurance service - local A A A
Insurance services - regional office NO A A
Laboratories (medical, analytical) PC NO NO
Mortuaries D NO NO
Offices (contractors) - all types of A A A
general and special building contractor's
offices
Offices (engineering) engineers and A A A
industrial design
Offices (professional) attorneys' A A A (Excl.
architects, counselors, medical services, attorneys,
accountants, investment brokers, medical,
realtors, appraisers realtors)
Organizations (professional, religious, A A A
political, labor, fraternal, trade, youth,
etc.), offices and meeting rooms
Photocopy services; quick printers A NO A
Residential care facilities - 6 or fewer A NO NO
residents
Residential care facilities - more than 6 PC NO NO
residents
Schools
-Nursery, schools, child day care A A A
-Business trade, recreational, or other PC A D
specialized schools
Secretarial and related services (court A A A
reporting, stenography, typing, telephone
answering, etc.)
Social services and charitable agencies A A A*
Telegram office A NO A
Ticket/travel agencies A A A
0 USES PD APPL. STAFF
Title companies A A NO
Utility companies
-Corporation yards NO NO NO
-Customer account services (bill NO A A
paying and-inquiries)
-Distribution and transmission NO NO NO
facilities - see Section 17.08.050
-Engineering and administrative NO A A
offices
-Payment drop points NO A A
Veterinarians A NO NO
5-/8
TAIM We [WIMM11Co., iNc.
TELEPHONE 805/543-5854
A GENERAL ENGINEERING CONTRA.CTOR
P. O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
May 6, 1492 RECEIVED
Mr. Arnold Jonas MAY 1 31992
C"nimunity Development Department �IT� OFSANLUIS081sP0
City of San Luis Obispo NfrV�EVELOP2Rt
990 Palm Street
Sar Luis ObisF ,, CA 93401
pe. ii ?L..?��u T@Z4n_n� of 1 L17arle5 1. Waiter !',f?75t2I'
Dear Mr. Jonas-
Purjua]]t to the directson we r&ceived at the Aril 9
April .. Planning
Commission hearing. we Offer the f_,l'•:_+wing preferred rez+�.]ing language
:or staff and ^--mission, consideration:
ACTION
Js:;.:i.- uir Z+,liiii ties ignardon for the four parcels .•=
r y arc. is cc?n r. si!]e the Charles. Wal t.er Center (3190 - 32,I o outh f:iguera Street) f rr?m Of-F:r= -
Special Considerations to Office - Planner. k.
IevelOpmei]t.. _pub-ect- to the
following conditions and findings.
COP7DITIUNS
1. Preference shall be given to governmental social service Office
uses: owners shall seely tenant_, f+_,r available lease spaces among
local, state, and federal social service agencies prior to seeking
tenants among alternate office uses.
2. Tenants other than governmental social service agencies, quasi-
governmental social services businesses, and private non-profit
social services providers shall not Occupy more than 50% of the
gross lease space On the subject parcels.
3. Tenants other than, those listed in #2 above shall not occupy less
than 2,500 gross square feet per tenant.
5-1q
Mr. Arnold Jonas
May 6, 1942
Page Two
4. Allowed office uses shall include:
a. Government agencies
b. Quasi-„iovernmental and government-serving businesses
c. Private, non-profit social services providers
U
. Ad'vert`.1Sliig .ilnd related services
e. Banks al:d savings and loans (administrative, loan offices only)
f. Charitable institutions
Cr. Computer services
h. Credit reporting and collection services
i. Credit unions and finance companies
r . Day care for on-site en1Ployee5' children
I% De1ec.-' l•.°e and se
Ciirlt ' s'_T"v1C?5
+ • Em.ol�iyrent agencies
m. Insurance - regional insurance cGmP3riieS
n. Insurance service - local
o. Office', (contractors) all types of contractor's offices
P. Offices (enE-ineering) engineers and industrial design
q. Office_ (professional) attorneys, architects, counselors,
medical services, ac•c.ountaiits, investment bankers, realtors,
appraisers
r. _%rganizations - offices and meeting rooms
s. Schools - Business, ,
EL151 S5, trade, recreational, SPeClailed sL'}Yo:7i:
t. 'Secretarial and relate--., 'service.5
u. Ticket I travel agencies
v. Title companies
• .__�..j _::i:ituiii a�
FININGS
1. The proposed rezoning complies with General Plan Public Facility
Land Case policies due to its continued emphasis and priority
relating to the location of governmental social services offices
near the intersection of Prado Road and South Higuera Street.
2• The Proposed rezoning complies with General Plan Professional
Office Land Use policies because:
a. Allowed professional offices would be located in close
Proximity to governmental offices in a "specialized center."
b. The subject professional offices would be accessed from
commercial arterial and collector streets, avoiding impacts on
residential circulation.
5-ox
Ar]]old Jonas
�._.__
proposed rezoning recognizes the need of scrae larger
professional Office uses to locate outside the Central Business
District and adjacent office districts due t�� the >ulavailatility of
appropriately sized office facilities.
Tl:e oropused rezoning will not he detrimental to the public health,
_a`ety and welfare.
The proposed rezoning will not increase any potential environmental
i,'1Nacts b-) a level of significance.
r - -
__._ e+a re -on ing will increase consistency and eir.lity i]_; *1
picador• of General Fla„ policies tt) a variety of private tlffii'.e
Gf'vci4pmentS.
forward to the oppprtunity to discuss this language wird ;illi
ALTEP.~ER'':'. t'.C]!7r"' c�n. INC.
1 . ,
;/////
rrc_•iue-l]t.
z_ . Bruce Fraser, AIA
Land Use Element Update Hearing Drat
C. Have access from arteri streets, and not increase traffic on local
residential streets;
D. Have safe and pleasant pedestrian access from the surrounding service
area, as well as good intgrnal circulation;
E. Provide landscaped areas with public seating;
F. Provide indoor or outdoor space for public use, designed to provide a
focus for some neighborhood activities.
3.7
The City should evaluate the n4ed for and desirability of adaitions to exis�:ng
neighborhood commercial centers only when specific development proposals are
made, and not in response to rezoning requests which do no incorporate a
development plan.
3.8 Small, individual stores within established residential areas may be retained when:
they are compatible with surrounding uses. Other isolated commercial uses which
are not compatible with residendal surroundings eventually should be replaced
with comDatzble uses. i
Offices
3.9 The City should have sufficient land for of ce development to meet the demands
of City residents and the specialized needs of County residents. Office
development includes professional and fizanciai ser-vices (such as doctors, - -
architects, and insurance companies and banks) and government agencies. 7
Ciry should retain the regional offices of state and federal agencies. Not..zll types
of offices are appropriate in all locations. (See also the Public Facilities sectio.
page 39.)
3.10 All types of offices are appropriate in the downtown commercial area. Also, 2-11
types of office activities are appropriate in the surrounding office district, though
omces needing very large buildings or generating substantial traffic may not be
appropriate within that district, which provides a transition to residential
neighborhoods. Some.types of offices may be accommodated in locations other
than downtown:
A Medical services should be near the hospitals;
B. 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 4);
C. Large offices having no substantial public visitation or need for access to
downtown government services may be in "services and manufacturing"
areas.
gmL? LLY.cOMLv�? .3Q a�
L,-- UseElement Update
Hearing Drait
3.11 Existing office buildings outside the areas described in policy 3.10 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.
3.12 Historic or architecturally significant buildings located in office districts should be
conserved, not replaced.
Tourist commercial
3.13 The City should accommodate tourist commercial uses, those which pril-narily
serve the travelling public, where such uses have already concentrated: along
upper Monterey Street; at the Madonna Road area; at certain freeway
interchanges; and in the downtown.
14 Tourist commercial areas should accommodate motels, restaurants, service
stations, and minor retail sales for the convenience of travellers. These areas
should not include offices, general retail stores, auto repair, or business services.
3.1S Site planning, Dt!ilding design, and tti�e5 Of 2Cth7tieS i0r ne'» .01=156-COr^^e:CiJ
development adjacent to residential areas should be carefully reviewed to assure
compatibility.
Senices and manufacturing
=.16 The City should have sufficient land designated for services and manufacturing to
meet most demands of the City, and some demands of the region, for activities
such as wholesaling, building contractors, utility company yards, auto repair,
printing, bakeries, and retail sales of large items and those often stored outdoors -
(vehicles, building materials, plants). Areas reserved for these uses may also
accommodate convenience restaurants and_other activities primarily serving area
workers.
3.17 The CiWs general plan previously designated "service-commercial/light-
industrial" areas. A "service commercial" (C-S) zone and a "manufacturing" (M)
zone have been applied to these areas. Each zone allowed a wide range of uses,
which are sometimes incompatible. The land-use map should be refined to show
where one or more of the following categories of uses would be appropriate.
A.' NNIolesaling, warehousing, storage, and retail sales which do not have
many employees and do not generate significant customer traffic;
D: LUE.COMI.wP 31 51;0
Land Use Element Update Hearing Draft
C. Retail sales of products which require outdoor areas or large floor areas
for display and storage, such as lumber and building materials, home
improvement items, furniture and appliances, and plant nurseries, and
which have many employees or generate substantial customer traffic;
D. Service centers for a variety of uses not generally suitable for other
commercial districts, including small outlets for items in category C above,
repair shops, printing services, laundries, animal hospitals, sporting goods,
auto parts, and some recreation facilities, having relatively many employees
and generating significant traffic;
E. Light manufacturing and laboratories.
3.18 Auto sales should be encouraged near Auto Park Way. (See also policies 3.23
and 3.24).
3.19 New, general-retail stores or neighborhood shopping centers should not be
developed in service and manufacturing areas. However, existing uses such as
supermarkets and drugstores may be retained or expanded if:
A. They are compatible with nearby uses;
B_ The expanded use wi]-t not divert trade from other general-retail or
neishborhood-commercial areas which are better located to serve the
expected market area. _
3.20 Access to service-and-manufacturing areas should be provided by coinmercial
collector streets, to avoid customer traffic on residential streets or delivery-rout es
which pass through residential areas. Driveway access onto arterial streets should
be minimized,
3.21 Industries which would degrade air or water quality should not locate or expand
within San Luis Obimo or its airshed or watershed.
3.22 Service and manufacturing uses should connect to the City water and sewer
systems, unless other means of providing service are identified in a City-adopted -
plan
Vehicle Sales
3.23 The City intends to create around Auto Park Way an easily accessible and
ar=active auto sales and service center. The City will reserve enough space
around Auto Park Way to accommodate the expansion of vehicle dealerships
(approximately in proportion to projected counntivide population growth through
the year 2020), plus the relocation of vehicle dealers from other areas of the City
(about 50 acres total, including dealers at Auto Park Way in 1991).
ZMD: LLI,CO!vnwP 32 Q�T
%7 ?
3. The city s ould evaluate the need for. and desirability of
additions to !sting neighborhood commercial centers as specific
development roposals are made. Criteria for evaluating such
proposals arc:
(1) Uses are i fact those which will serve nearby residents, not
the comm nity as a whole.
(2) Expansion areas have access from arterial streets.
(3) Expansion reas will reduce the area used by or designated for
offices or s rvice commercial uses and not areas designated for
or used by esidences.
4. New convenien a centers within residential suburban expansion areas
-should be permi ted only when it is clearly demonstrated that
population dens ty and excessive commuter distances to existing
facilities would arrant such a development.
S. Convenience co mercial centers should have direct service access from
the city's arteria and collector circulation system so as to avoid
the concentrated Iuse of residential collector or local streets for
truck delivery a d customer traffic.
6. Scattered, small-scale, convenience commercial stores within
established residential neighborhoods may be retained where their
operation has pr ven compatible with surrounding uses. Existing
stores should be Evaluated as to the conditions and character of
their operations and encouraged to improve, where necessary, to _
better integrate 'With surrounding residential land uses. Where
evaluations showl compatibility and/or lack of market needs, the city
should prohibit +e intensification and/or expansion of isolated -- -
neighborhood commercial facilities and should provide for their
long-term replacement with land uses typical of the surrounding
neighborhood. i
7. Scattered convenience commercial uses within retail or industrial
districts should b consolidated to form more efficient convenience
centers or relocated to more suitable sites adjacent to residential
districts. i
8. Specialized retailstor,�s, and recreational uses may be established
within neighb h odd commercial areas so long as (1) individually,
their size woulr t constitute a major citywide attraction and (2)
cumulatively, th�r would not displace more general, convenience uses.
b. Professional Office Policies
1. Professional office uses should be encouraged to develop in
peripheral areas of the Central Business District and other
specialized centers such as medical complexes to (1) take advantage
of close proximity to governmental and retail uses in the downtown,
and (2) provide a transition between the heavily used central
commercial core and surrounding residential neighborhoods.
6 ����
2. Isolated office uses within residential areas or convenience
commercial centers should be discouraged. Top priority should be
given to infill of professional office development in areas adjacent
to the Central Business District. Continued use and limited
expansion of office areas outside the periphery•of the Central
Business District may be provided for only when such areas (1) have
direct access from other than residential streets, and will not
require or encourage circulation of commercial traffic through
residential areas, (2) provide transition between residential and
existing commercial or industrial uses, and (3) are based on an
established group of offices. Commercial or professional office uses
locating in such areas should be limited to those with no close
functional relationship to medical and legal-government-financial
centers elsewhere in the city. Large professional office buildings
which can include multiple tenants but with no single tenant space
less than 2,500 square feet may be established in service
commercial/light industrial areas subject to the approval of a
Planned Development (PD) zoning application and compliance with
criteria set forth in the zoning regulations. This last provision
notwithstanding the dispersion of banks, real estate offices,
financial institutions, medical clinics, and doctors offices, and
lawyers offices throughout the city is prohibited.
3. where historic or architecturally significant buildings are located
in districts designated for office use, the city should encourage
their long-term conversion and conservation rather than replacement.
4. The city should review• all requests for conversion of residential
uses to professional office activities to ensure (1) their ability to
adequately function as office uses, compatible with the surrounding
neighborhood, and (2) the preservation of the historic and
architectural character of the structure where such features are _
considered significant.
S. Professional office uses should be conditionally permitted within
comparison retail commercial areas of the Central Business District
and encouraged to utilize floor space above street level, thereby
avoiding interference with or the reduction of valuable ground-floor
retail activities.
6. Primary access to professional office activities should be provided
from commercial arterial or collector streets and should avoid the
use of local residential circulation.
7. As an alternative to or as a transition in professional office areas,
medium-density residential uses may be conditionally considered.
8. Regional administrative and financial offices shall be considered as
appropriate uses in certain comparison retail commercial areas and
shall not be allowed to disperse to convenience shopping, service
commercial/light industrial or professional office areas.
17
C. Comparison Retail Commercial Policies
1. The city should allocate sufficient land resources suitable for
commercial use to enable the development of a "self-sufficient"
retail sector serving the existing and future needs of San Luis
Obispo.
2 The city should promote the expansion of existing commercial centers
and prohibit the proliferation of new or scattered comparison retail
locations.
3. The city should design appropriate land use and zoning controls which
will direct commercial expansion and intensification into existing
"underdeveloped" and/or committed commercial districts, avoiding
intrusions into stable residential areas.
4. The city reaffirms its support of the central business district as an
historic architecturally unique and economically essential part of
the community.
The city will promote the economic stability of the central business
district. To assure its stability, other major areas in the city
will not be rezoned for retail commercial use until a downtown
parking program has been adopted by the city. The city will take an
active role in encouraging the retention and expansion of county
courts and administration facilities in the downtown.
3. The central business district shall remain the principal location for
the greatest variety of comparison retail commercial activities in
San Luis Obispo.
6. The city encourages a whole range of comparison shopping in the—
central business district and at Madonna Road. Additional retail
space at Madonna Road should augment the existing shopping
facilities. Development may be phased but would include a
nondiscount department store and related shops which can intercept
expenditures of county residents who now shop out of the county. Any
new facilities shall be master planned to relate as closely as
practical with the existing Madonna Road Plaza Center.
Additional space .in the central business district should reinforce
the role of downtown as a regional shopping area, while also serving
the needs of the community.
7. Existing service commercial uses (for example, automobile sales and
service facilities), both north and south of the central business
district, should be replaced with more intensive "shopping goods'
facilities to centrally serve the expanding needs of the community.
Conversion should be programmed in an orderly manner as a part of the
Central Area Specific Plan.
,S 5_a7
8. Community entertainment facilities such .as larger-capacity theaters
should be located in appropriate areas of the central business
district and Madonna Plaza, should supplement existing night-life
activities, and should be excluded from neighborhood, community or
service commercial locations. Smaller theaters may be considered in
neighborhood-commercial shopping centers.
9. In all cases new retail facilities shall be responsible for providing
automobile parking space by construction on-site parking, paying
in-lieu fees and/or participating in special assessment districts or
public parking authority areas which could develop and maintain
off-site public parking.
10. The city should encourage the use of centralized retail commercial
facilities by improving all forms of surface circulation to and
within the central business district and servicing Madonna Plaza and
University Square.
d. Tourist Commercial Policies
1. Tourist commercial activities should be monitored periodically to
determine their impact on growth and the city's labor force. Tourist
commercial activities should be maintained to help assure a
diversified economic base and reduce dependence on the government,
retail and service sectors.
2. The city should encourage the expansion of tourist-oriented
facilities by the restructuring and intensification of existing
tourist commercial areas.
3. Tourist commercial developments should be located in areas which have
direct access to the regional circulation system and are in close
proximity to the cultural, recreational and entertainment facilities
of San Luis Obispo.
4. Properties within the interface of existing and future tourist
commercial uses with residential districts shall be designated as
"sensitive sites". Architectural review and site planning shall
insure the compatibility between tourist commercial and residential
uses where they directly abut.
5. Residential, professional office, service commercial uses, and
unrelated retail activities should be excluded from designated
_. tourist commercial areas. Minor and incidental convenience and
personal service activities.should be permitted only where demand
generated by tourist-oriented activities is evident.
6. The city should explore the feasibility of establishing tourist
information centers on major highway routes passing through San Luis
Obispo, which can reduce the need for on- and off-site advertising of
tourist commercial and retail uses.
C. Service•Commercial/Light Industrial Policies
1. The allocation of land resources for service commercial/light
industrial uses should be periodically reviewed and revised as
necessary to reflect the realistic needs and opportunities of the
city of San Luis Obispo based on changes in work force and resource
availability.
2. The city should promote the infill and restructuring of existing
service commercial districts designated on the plan and should
discourage the proliferation of scattered service
commercial/industrial manufacturing uses in areas designated for
future conversion to other uses. The county should prevent servic:
commercial/light industrial uses within the rural industrial area.
3. The city shall prevent the development of water-intensive industries
or those which would significantly degrade or accelerate the
degradation of the area's air or water quality.
d. In designated service commercial/light industrial areas, the city
should support the concept of "planned unit" industrial developments
and subdivisions, where unified landscaping, signing, building
design, service capabilities and adequate circulation can be ensured
and thereby avoid compatibility conflicts created by piecemeal
development.
5. Where possible, access to service commercial areas should be provided
by industrial collector streets to (1) avoid the use of residential
streets or delivery routes which pass through residential areas, and
(2) minimize direct driveway access from individual parcels onto the
city's arterial street system.
6. All service commercial/light industrial areas shall be required to
make connections with the city's water and sewer systems. The
discharge of effluent from these areas into the city's sewer system
shall meet or exceed adopted standards for constituent
concentrations.
7. The city should emphasize the adequacy of landscaping, signing and
building design of service commercial uses which are situated along
entryways into San Luis Obispo. The county should refer and the city
comment on the site planning and design of rural industrial uses
within the urban reserve along Highway 227, Tank Farm Road or South
Higuera Street.
8. Offices for engineering and industrial design, retail commercial,
convenience commercial and certain commercial recreation uses shall
be conditionally permitted within designated service commercial/light
industrial areas subject to discretionary review and issuance of a
use permit by the Planning Commission or Director.
20 ��
Retail activities and offices not directly associated with permitted
commercial or industrial uses should be discouraged. However, large
professional office buildings which can include multiple tenants but
with no single tenant spaces less than 2,500 square feet may be
established in service commercial/light industrial areas subject to
the approval of a Planned Development (PD) zoning application and
compliance with criteria set forth in the zoning regulations.
f. Rural. IndustriallPolicies
1. Rural industrial activities should (1) be situated on parcels not
less than f+ve to ten acres in area, (2) be adequately served by
private on-site water and sewer systems, (3) be limited to activities
which are of employment-intensive (less than 25 employees each), (4)
be situate on parcels which have 300 feet or more frontage on
present co my roads, and (5) not include any commercial or service
eommerei /light industrial uses.
2. Residential dwellings should generally be prohibited within rural
industrialareas; rural industrial uses may include on-site
provisions for caretaker facilities as accessory to the use.
3. Owners of! property within areas designated as rural industrial should
be encouraged to participate in short- and/or long-term agricultural
preserve contracts with minimum allowable parcel sizes of five to ten
acres or larger.
4. The city s ould consider the eventual discharge of treated effluent
from t Fity/s sewage treatment plant at Prado Road to nearby rural _
industriklya�griculturai areas to encourage the continuation of
agricultut�l uses in these areas.
4. Public Facility Land Use Objectives
City Hall will remain at its present location. Countv 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 center on South Higuera Street near Prado
Road. Probation should be located near courts or-tear the sheriff's
facility. The juvenile facility should be located near the existing
county sheriff's facilities.
The city will locate its facilities and advocate location of other
agency's facilities in order to:
(a) Remove nonconforming uses from residential neighborhoods.
21
GUHLs +-Orr , )o wnv
The city and county should to responsitle for enlarging
cultural facilities or building new ones .
-- The city and county governments and downtown businessmen
should share the cost of building facilities which di -
rectly serve downtown shoppers , residents , and employees ,
including new parking lots and structures .
PART II - PUBLIC FACILITIES
The downtown is not just a shopping area. Most city residents and
many people living in the county come downtown often to visit public
facilities and deal with government agencies -- to pay their property
taxes at the courthouse or water bills at City Hall , buy stamps and
mail packages at the post office , pick up and return books to the
public library, or wander through Mission Plaza and visit the County
Historical Museum and Art Center. The mission , Art Center, museum,
and Mission Plaza also attract many tourists to the downtown.
City and county offices , offering a wide range of services , are con-
centrated along Palm Street in the area planners call the "civic cen-
ter. " City Hall , the courthouse, and the courthouse annex are the
heart of this government center. The civic center has been part of
the downtown as long as most of the downtown's older stores . San Luis
Obispo has been the county seat since 1850: the courthouse site at
Osos and Monterey streets has been used for county offices since 1873.
The civic center is one of the city's largest employment centers .
More than 5O^ government employees work within this two block area .
Many of the downtown stores depend on government employees for a big
part of heir sales . in addition, many private Offices (such as
lawyers , architects and real estate firms) are located near the civic
center for easy access .
What happens to the civic center in the future is critical to the.
stability of the downtown. For the past six years the County ward
of Supervisors has been preparing a master plan for all county
buildings in the city. While no final decisions have been made,
the county has considered moving the courts and administrative offices
out of the downtown. The City Council and downtown businessmen want
the county to keep the courthouse and administration services downtown.
The downtown plan also needs to consider the future of public cultural
facilities centered generally around. Mission Plaza and the mission --
what plannerscall the city' s "cultural center. " The city needs a new
and larger city-county library. There also has been talk of enlarging
the county museum and Art Center, building a performing arts center
(including a theater with 400 to 600 seats) , or a new city recreation
building.
The following list of goals and policies spells out what the city feels
is the best way to plan for the future of the downtown civic and cul-
tural centers.
Goals and Policies
The Civic Center: The county courts and administration offices have
been an i-:rortent part of the downtcwn for more than 100 ;ears . 711ev
ser"'!e all county residents and hell keep the do'dntown econnrrJ health v.
The City Council is concerned that downtown stores could lose custo-
mers and the overall downtown economy could .suffer if county offices
leave. Also, relocation of the county offices outside the downtown
probably will not be convenient for county residents. The City Council
feels that county offices should remain downtown permanently and form
the heart of the civic center. The city continues to support the county-
prepared Alternate IV-C" plan which proposes courts , administration and
related parking garages downtown. Other county functions could be lo-
cated as part of a bi-polar solution to consolidating related govern-
ment services .
-- The courthouse block should continue to be used for county
courts and offices. This block has enough area to allow
existing buildings to be enlarged. Also, there is room for
some office expansion or a county parking garage.
-- The civic center should be enlarged to allow the expansion
of existing government offices in the downtown. Both city
and county governments should consider property along Palm
Street between Santa Rosa and Chorro Streets as a good lo-
cation for future government buildings.
-- The location of the other city and county government facili-
ties should be guided by "public facilities obiectives"
spelled out within the San Luis Obispo General Plan Land-Use
Element.
As the county and city population prow, so will the need for more Y
government offices. We can' t keep the downtown civic center Strong :y
simply asking the county government to keep its offices where they
are. -If the city wants to retain county offices as a key part of. the
civic center, it must take direct and immediate action.
-- Continue working with the county to put together a master
plan for enlarging the civic center along Palm Street.
-- The city and county should set up an authority and adopt a
Iona-range parking and office building program (described
on page 1 of this report). Parking garages shculd_ be
built near the Courthouse block to conveniently serve
people using county and city offices and downtown stores .
_. -- The city should be responsible for working out the details
of the parking program. The first step would be to continue
purchasing property near the courthouse. The second step
would be to build a multi -level parking garage.
-- Before the multi-level Garage is built, downtown merchants
should commit to helping pay for parking spaces in the new
structure(s) .
-- The city should help replace substandard sewer and water pipes
in the civic center area so new county and city offices
will have adequate service.
5-3A
5
-- The city should give a high oriority to improvino streets
throughout the city that will help relieve downtown traffic
congestion.
A Cultural Center: Cultural facilities also help bolster the downtown
economy. The Old Mission, Mission Plaza, the County Historical .'useum
and the Art Center attract many tourists and are heavily used by county
residents. Stores along Mission Plaza also help create an enjoyable
environment.
-- The city should work with county government to prepare a
master plan for cultural facilities -- a cultural center
-- in the downtown.
-- The cultural area should be enlarged to allow new
buildings and the expansion of existing ones . Pro-
perty along Monterey and Palm streets between Chorro
and Nipomo is a logical area for new public buildings .
-- Within the cultural center area, the city should buy land
for a new central- library and related parking. The city
should use its "library fund" to help purchase the prop-
erty, while the county should pay for the construction of
the new library building. The old library on Pal, Street
could be converted to government offices .
-- The city also should consider expanding the existing county
museum and city Art Center, and building a performing arts
center (including a theater with 400 to 600 seats) within
the cultural center area.
-- Construction plans for the extension of Mission Plaza be-
tween Nipomo and Broad Streets should be completed and- the
project built.
-- As new buildings are constructed along San Luis Creek
south of Nipomo Street, the city should make sure enough
land is reserved to allow creekside public walkways and
landscaping to extend Mission Plaza.
PART III - DOWNTOWN PARKING -
There are about 4,300 parking spaces in the downtown. Unlike most
California cities, almost 434 of these are parallel spaces along
downtown streets . Public parking lots account for about 160�. The
rest are privately owned and maintained .
Finding an empty parking space can be a problem if you' re trying to
shop, work, or live in the downtown. As the city crows , more and
more cars are using the area 's streets and filling up curb-side spaces
and public parking lots . Trying to find a spot right in front of the
store where you want to shop is almost impossible . In the heart Of
6
�3
arz ' 7/J�/O�q
Commr . Settle mo%. _ . to approve the use permi _ oared on the
findings suggested by staff .
Commr . Peterson seconded the motion .
Commr. Settle said he supported the request because he believed
it was an excellent location for this kind of use.
VOTING: AYES - Commrs . Settle , Peterson , Hoffman , Cross , and
Williams .
NOES - None .
ABSENT - Chairman Karleskint .
The motion passed.
-----------------------------------------------------------------
Item 1 . P_1.an,ned...._Dev.e,lopme_n_t.._._P.D.......1__.5,4.,1,. A request to rezone the
Walter Center from 0-S (Office - Special
Considerations ) to O-PD (Office - Planned Development )
to expand the types of uses allowed : 3190-3240 South
Higuera Street : O-S zone : Don Walter , applicant .
(Continued from April 29 , 1992 . )
------------------------------------------------------------- - -- -
Pam Ricci presented the staff report and said that about 35 ,000
square feet of the center will be available for lease when San
Luis Obispo 1Au11Cy ouc tai Jervices moves Lu iCs new bui .iuiiig
across the street . She said staff recommended that the
Commission approve the rezoning with findings listed in a letter
dated May 6 , 1992 from Donald Walter and an added finding staring
"The proposed planned development provides facilities suited to a
particular occupancy group which would not be feasible under
conventional zoning , specifically government office tenants and
large office tenants who cannot be accommodated within other
offices and commercial zones within the city . " She explained
that the Municipal Code requires one of six findings to be met
regarding the planned development. zone , and staff. felt this
finding was appropriate . She recommended the Commission approve
the proposed uses suggested by staff with a limitation that a
maximum of 25 percent of the gross floor area of the site could
be occupied by tenants other than government offices and private
non-profit social service offices .
Commr . Hoffman questioned why staff recommended that a homeless
shelter could operated on this site with a Planning Commission
use permit .
Arnold Jonas explained it was included to maintain consistency
with homeless shelters being allowed in office zones .
Commr . Cross felt that utility companies should not be limited to
2 , 500 square feet because of their similarity to government
agencies .
Vice Chairwoman Williams opened the public hearing.
Bruce Fraser . 890-usos Street , applicant ' s representative , said
the applicant generally agrees with staff ' s recommendations and
was not opposed to any of the uses added to the list of allowed
uses by staff . He asked that the Commission consider allowing
back room functions without public contact , such as computer
services and human resources , for banks , savings and loans ,
credit unions , and finance companies . He said the applicant had
previously requested in a letter dated May 6 , 1992 , that 50
percent of the site be allowed to be leased to non-governmental
users in a letter dated May 6 , 1992 . He said an analysis done by
the applicant showed that 36 . 7 percent of the total gross floor
area would become vacant in the near future due to existing
government tenants that will be vacating rental spaces . He asked
that the Commission change the percentage of floor area for non-
governmental agencies to 35 percent .
Vice Chairwoman Williams closed the public hearing.
Commr. Settle said he would like to present a motion for
consideration , but not limit discussion by other Commissioners .
Commr. Settle moved that the Planning Commission recommend to the
City Council approval of PD 1541 as requested subject to
modification of the allowed uses as indicated on the list in the
packet agenda as agreed to by the applicant and the staff with
the exception that only incidental functions of banks , savings
and loans , credit unions and finance companies be Pet-Mir-Led , wiLn
customer related services excluded : with the conditions and the
seven findings on the letter dated May 6 , 1992 : and that a
maximum of 30 percent of the gross floor area be allowed to be
occupied by tenants other than government offices and private
non-profit social service offices .
Commr . Hoffman seconded the motion for discussion .
Pam Ricci suggested that - a finding 2-c be included stating that
incidental non-customer related service functions of banks ,
savings and loans , credit unions and finance companies would be
appropriate at the site because they are not dependent on being
located in the downtown or its periphery .
Commr. Settle agreed to the suggested finding being added to his
motion .
Commr. Hoffman agreed to the addition of finding 2-c. In regard
to the percentage of floor area allowed for non-governmental or
non-profit social services uses , he said one-third of the gross
floor might be more appropriate than 30 percent.
Commr . Williams agreed with Commr. Hoffman .
Commr . Settle felt 30 percent was a logical maximum that provided
enough flexibility for the applicant , but he said if the other
Commissions preferred 33 percent , he would be willing to modify
his motion .
5-35
Commr. Hoffman sr to protect the tri -polar )ncept , maybe it
would be best to veep the 30 percent limitatrun because projected
occupancies are not always accurate .
Commr. Cross pointed out that condition 2 refers to "gross lease
space" instead of "gross floor area, " and questioned if the same
wording should be consistent.
After discussion it was agreed that the wording "gross floor
area" should be used in the motion and in condition 2 .
Commr . Settle clarified that the 30 percent gross floor area
limitation remained as part of his motion .
VOTING: AYES - Commrs . Settle , Hoffman , Cross , Peterson , and
Williams .
NOES - None.
ABSENT - Commr. Karleskint.
The motion passed.
-------------------------------------------------------------- - --
Item 2 . Actions._Relati_ng._,.toP_rope..rt.y..___at_...40_.Prado_Road. A
request to amend the Land Use Element map and zoning
map to allow development of a regional office center :
C/OS zone : Maxine Oliver Morosky , applicant . (Project
conceptually reviewed and denied on September 25 , 1991 )
A. General.-_Plan Amendment.,..._and.._Rezon_i_ng-__G,P,..._.1__5.Ifi A
request to amend the Land Use Element map to
change the designation from Conservation/Open
Space to Office-Planned Development .
B . Planned._Dev-e,lo.pment..,_PD...._,1.,-5.,1._7_. A request to amend
the zoning map to change the designation from 'C/OS
to O-PD and review of the preliminary development
plan for a regional office center .
C. General Plan Text Amendment . A request to add
- — - - -._...._.._...._...._................-........_..._...._................................
text to Section C. 5. b of the Land Use Element .
------------------------------------------------------------- ----
Pam Ricci presented the staff report and said that the City
Council overturned previous Planning Commission denial of the
applicant ' s request to develop a regional office center at Prado
Road and Elks Lane. She said Building C would be constructed
first and include 2 ,000 square feet for employee daycare
facilities . She said staff believes restrictions on the types
and sizes of allowed offices are needed for consistency with Land
Use Policies , and that private offices should be limited to 2 ,500
square feet or larger subject to a maximum percentage of the
gross floor area. (She recommended 30 percent to be consistent
with the previous Planning Commission decision for the Walter
Brothers Center , PD 1541 ) . She explained that staff supported
allowing 15 percent of the gross floor area for retail uses to
provide services on site for employees . She recommended that the
Planning Commission approve the applicant ' s request to amend the
Land Use Element text. She explained that staff believed a
continuation of the request until the Land Use Element Update is
completed would be most appropriate , but a complete analysis of
P . C . Minutes
April 29 , .1992
Page 8
---------------------------------------------------------------
Item 4 . Planned Development PD 1541 . A request to rezone the
Walter Center from 0-S to O-PD to expand the types of
uses allowed ; 3190-3240 South Higuera Street ; O-S zone ;
Don Walter, applicant .
---------------------------------------------------------------
Commr . Gurnee stepped down due to a conflict of interest .
Greg Smith presented the staff report and suggested that the
Commission determine whether the proposal by the applicant to add
uses to this site is consistent with the Tri-polar Policy and the
Land Use Element . If it is not consistent , he asked the Commission
to determine if it would be appropriate to modify the Tri-polar
Policy to include utility offices and other non-government type
offices , and if the Tri-polar Policy can be amended without
amending the General Plan .
Commr . Hoffman asked if the other two poles had only governmental
uses .
Greg Smith explained that the other two poles include property
owned by the County of San Luis Obispo which is restricted to only
governmental use on that land, and private property which has
governmental , central commercial or office zoning. He said private
property owners in the downtown pole have the option of providing a
governmental use or alternative uses .
In answer to a question by Commr . Cross , Greg Smith explained that
the original intent of the restricted use was to encourage
downtown uses consistent of the character of downtown , and the
South Higuera pole was originated to provide a site within the city
large enough to meet social services government reeds .
Chairman Karleskint opened the public hearing.
Bruce. Fraser , 890 Osos Street , applicant ' s representative, said the
applicant is not asking for a revision of the Tri-polar Policy or
the General" Plan , but for a relaxation of the restrictions because
of timing and economics . He said this had been done for other
offices in the city such as the Pacific. Coast Center and Westwind
Business Park. He felt government uses should be encouraged but
not required. He said the County, which is the largest single
tenant in the Walter Brothers Center , has decided to build and
occupy its own buildings . He said the City Council has modified
restrictions to allow governmental uses outside of the tri-polar
centers . He said the Walter Brothers Center is in contact with
Federal , State , and County government agencies and knows when
agencies will be leaving the center. He felt that the request was
a minor modification of the current zone, not a modification of the
537
P . C . Minutes
April 29 , 1992
Page 9
General Plan, and is consistent with the existing and the proposed
Land Use Element policies and the goals for downtown. He felt that
he intent of the language of the General Plan was to encourage
government offices in the tri-polar centers , but not prohibit other
offices . He said regional insurance companies , utility companies ,
and general offices over 2 , 500 square feet would be the type of
tenants that would be leasing space in the center. He felt the
present restriction was inequitable because other office building
owners who can accept non-governmental agencies can also accept
governmental agencies as tenants .
In answer to a question by Commr . Hoffman , Mr . Fraser said the
applicant would not oppose elimination of some of the uses allowed
in the 0-zone .
Commr . Cross agreed with Commr . Hoffman ' s concern about the variety
of uses allowed in the 0-zone.
Don Walter, applicant , said he intends to keep professional offices
in the center . He expressed concern that the Regional Water
Quality' Control Board and Caltrans were allowed to locate outside
of the tri-polar centers . He said in six months , the County will
move from the Walter Brothers Center and he will have 30 , 000 square
feet of empty space . He said it was unfair that Walter Brothers is
restricted to only leasing to government agencies when other
centers not in the tri-polar centers can lease to anyone , including
government agencies . He said his center could provide space for
businesses needing large regional offices that now locate outside
of the city because they cannot find buildings to suit their needs .
Greg Smith explained that during the initial leasing of the largest
building in the center, about 20 percent of the space was allowed
to be occupied by non-governmental agencies under 5-year temporary
administrative use permits . He said that still applied for three
of the buildings in the center . He felt that theapplicant ' s
request did involve a major change to the tri-polar concept .
Arnold Jonas explained that this pole was meant to focus on human
services with high public contact . He said the two offices that
have located outside of the poles did not require high public
contact . He said a temporary use permit would preserve the space
if there was a need for government uses in the future .
Bruce Fraser said he would prefer a long term solution because it
is difficult to market space with a promise that a use permit would
be approved and with the term of the lease being limited. He said
the city denied a request by PG&E to rent space in the center .
Greg Smith explained utility companies are not allowed in office
zones .
P .C . Minutes -
April 29 , 1992
Page 10
In answer to a question by Commr . Williams , Greg Smith said staff
would be willing to handle requests for temporary use permits on a
case by case basis even if it would mean up to 12 hearings per
year.
Don Walter said use permits scare away tenants .
Chairman Karleskint closed the public hearing.
Commr. Settle said the tri-polar concept was a good one, but with
the county' s decision to occupy its own buildings , he felt that it
wou.ld be appropriate to set aside a percentage of the building for
non-government use under an 0-PD zoning. He felt this approach
would not requi're a General Plan change and would still support the
tri-polar concept . He said he could support the fourth option in
the staff report 'and allow around 20 percent of the floor are to be
occupied by non-governmental offices restricted to the items under
item 3 for the O-PD zone.
Commr . Cross said he could empathize with Mr . Walter because times
have changed .
Commr . Hoffman felt the applicant ' s request was not in conflict
with the tri-polar concept because of what is being allowed in the
other poles .
Commr . Hoffman moved to continue the item to allow staff to work
with the applicant to modify the list of allowed office zone uses
and to establish a percentage cap for non-governmental uses in the
zone.
Commr. Settle seconded the motion .
Commr . Settle he could support moving toward a modified tri -polar
concept because of economic changes and conditions .
Commr . Karleskint said he supported the motion . He suggested that
the current list of allowable uses for the Walter Brothers Center
be expanded instead of eliminating uses from the list for O-PD
zones .
Greg Smith said staff would defer to the Commission ' s judgment
as to whether or not the allowed uses would be consistent with the
General Plan .
Commr . Karleskint said consistency with the General Plan would
depend on the list of uses submitted by the applicant .
Commr . Hoffman said he did need feel the proposal was in conflict
with the General Plan or the tri-polar concept .
5-35
P . C . Minutes
P_pril 29 , 1992
Page 11
Arnold Jonas advised that it would be appropriate for the
Commission to include findings as to why the Commission believes
the request complies or is in conflict with the General Plan and
the tri-polar policy when the item comes back to the Commission .
Commr . Settle agreed with Arnold Jonas .
Commr. Williams felt the request would require a broadening of the
tri-polar concept but was not in conflict with it .
VOTING: AYES - Commrs . Hoffman , Settle , Cross , Williams , and
Karleskint .
NOES - None .
ABSENT - Commrs . Peterson and Gurnee .
The motion passed.
---------------------------------------------------------------
Item 5 . Use Permit U 57-92 . A request to allow an engineering
and contractor ' s office in an existing building ; 650
Sweeney Street ; C-S-S zone ; Leo Michaud , applicant .
---------------------------------------------------------------
Greg Smith presented the staff report and recommended the
Commission approve the use permit subject to conditions .
Chairman Karleskint opened the public hearing.
Tim Ronda , Studio Design Group , 641 Higuera Street , applicant ' s
representative, said the applicant agreed with the staff report .
He believed the use was compatible with the neighborhood because no
assembly would be done on the site. He explained the bu.ilding
would be used for offices and storage. He said recent street
repairs in the subdivision have solved drainage problems . He said
the applicant was agreeable to landscape improvements .
Commr . Cross expressed concern about noise from the loading and
unloading of pipes and about a eucalyptus tree that had been cut
down .
Frank Ryan, owner of Alpha Fire Sprinkler Corporation , said trees
were growing through pallets . He explained the business was a fire
sprinkler contractor and pre-engineered and pre-assembled pipe
would be stored at the site. He said he often works in the
evenings doing drafting work at the site, but the pipe would only
be delivered during normal business day hours . He said the
neighbors support his proposal .
Commr . 'Settle moved to approve the use permit subject to the four
findings and three conditions in the staff report .
Commr . Williams seconded the motion , Resolution No . 5097-92 . '
5-40
City O� San IUIS OBISPO
°L INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION &/LLX nA,) L�/L/ APPLICATION NO.
PRO ECT DESCRIPTION 7 -
APPLICANT
STAFF RECOMMENDATION:
NEGATIVE DECLARATION _MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUIRED ENVIRONMENTAL IMPACT REPORT REOUIRED
PREPARED BY (7"C_��`--- DATECOMMUNITY DBYELOPME DIRECTOR'S ACTION: DATE 5/30
92
o1rn,.��F���,.
SUMMARY OF INITIAL STUDY FINDINGS
�. I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
11.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS .............................................. .. ...
B. POPULATION DISTRIBUTION AND GROWTH............:.............................
C. LANDUSE ....................................................:................ ..
D. TRANSPORTATION AND CIRCULATION ..............................................
E. PUBLIC SERVICES ........ ...................................................... ..
F. UTILITIES ........... . ... .............................................. . ..... .. . . .
G. NOISE LEVELS ...................................................................
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .................. ..
I. AIR QUALITY AND WIND CONDITIONS................................................
J. SURFACE WATER FLOW AND QUALITY .............................................. .P
KPLANT LIFE......................................................................
LANIMAL LIFE.....................................................................
M. ARCHAEOLOGICALIHISTORICAL ...................................................
N. AESTHETIC .:.....................................................................
O. ENERGWRESOURCE USE ..........................................................
P. OTHER ...... .. . .. . . . ... .......... ...... ... .. . .. ........................... ... . . .
III.STAFF RECOMMENDATION
'SEE ATTAC D EPORT seas
ER 91-91 (PD-1541)
The Walter Center
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The proposal is a request to rezone the Walter Center from O-S (Office-Special
Considerations) to O-PD (Office-Planned Development). The Center contains six separate
office buildings on a 12.26 acre parcel located near Prado Road and South Higuera Street.
The purpose of the rezoning request is to expand the types of uses allowed at the Center
which is within one of the designated tripolar areas (governmental social services). This
request includes all six buildings on four parcels (3190, 3196, 3220, 3232, 3238 and 320 So.
Higuera) but does not include the corner site at the street intersection (Padre Shopping
Center) zoned neighborhood commercial (C-N).
The Walter Center has been developed over a fifteen year period and now includes six
separate and distinct office buildings of approximately 115,000 sq. ft. total floor area, a
grade-level three-story parking garage and 509 parking spaces on a relatively flat site.
Current tenants include a wide range of state, county, and federal agencies most of which
are social service related.
The primary land uses surrounding this parcel are commercial (C-S and C-S-S). with
medium and medium-high density residential and public facility zones backing up the
commercial. The San Luis Obispo Creek runs through the parcel on the western edge of
the site.
II. POTENTIAL IMPACT 04-ERVIEW
A Communiry Plans and Goals:
General Plan/Land Use Element (January, 1977): In the Goals and Policies section
of the Land Use Element, there are two parts dealing with office policies.
1. Professional Office Policies (pages 16-17) indicates that offices adjacent to the
CBD should be given top priority; that isolated office uses within residential areas
or commercial centers should be discouraged; and that continued use and limited
expansion of offices outside the periphery of the CBD may be provided only when
certain conditions are met (direct access, provides a buffer between residential and
existing commercial or industrial uses, and part of an established group of offices):
However, these offices should be limited to those with nQ close functional
relationship to medical and legal-governmental-financial centers elsewhere in the city.
Large office buildings with multiple tenants may be established in service
commercial/light industrial zones where tenants occupy a minimum of 2500 sq. ft.,
subject to planned development approval except for banks, real estate, finance,
medical, doctors, and lawyers' offices. In other words, even if these types of offices
are large (over 2500 sq. ft.) they cannot be established outside the CBD.)
ER 91-91 (PD-1541)
2. Public Facilitv Land Use Objectives (pages 21-22) indicates that certain public
entities should remain in the downtown (city hall, county courts, legal and
administrative); some should remain/expand on Johnson Avenue (county hospital
and health department); and some should be relocated to a consolidated social
services center on South Higuera near Prado Road (county welfare or social services
department, Employment Development Department, social security). Probation
should be near courts or sheriffs facility; juvenile facility should be near sheriffs
facility.
3. Draft Land Use Element: The draft Land Use Element of the General Plan
retains the policies set forth in the current (adopted) Land Use Element.
Downtown Plan (10/79): The Downtown Plan reinforces the Office and Public
Facility policies (page 5).
This request is inconsistent with the policies of both the adopted and draft General
Plan Land Use Element and the Downtown Plan. It will have policy irr_plications.
No adverse environmental impacts are anticipated, however. Evaluation: Not
Significant
B. Population Distribution and Grow-ch
Because the Center is already in operation and the proposed new uses are not very
dizaerent, it does not appear that the project would have the potential for causing - ~
population growth or changes in distribution patterns. Evaluation: Not Significant
C. Land Use
This project is inconsistent with the zoning ordinance, the general plan and the
downtown plan and the land use permits granted over the years to the various
buildings at the Walter Center. From the earliest stages of development, this Center
was envisioned to be the consolidated governmental social services "hub". It was
never intended to be a full range office site and although a number of administrative
use permits have been granted allowing non-social service providers it is apparent,
by the very fact that a use permit was required, that the approvals given were limited
in nature. To deviate from this clear history, and from the long standing policy
statements regarding limitations on offices outside the downtown core, this request
could represent a signficant.departure from past policies. This request has policy
implications, but no anticipated environmental impacts. Evaluation: Not Significant
D. Transportation and Circulation
It is not anticipated that the proposed new uses would be any more intensive than
2
5- �F3
ER 91-91 (PD-1541)
the present users, with the possible exception of customer service account services
and payment drop points. The Center fronts on So. Higuera Street which is an
arterial street and measures were taken at the time of development to minimize
driveway access points on So. Higuera to minimize traffic hazards and congestion.
Adequate on-site parking has been provided. Evaluation: Not Significant
E. Public Services
No significant change is anticipated. Evaluation: . Not Signficant
F. Utilities
No changes are expected. Evaluation: Not Signfcant.
:. G. _Noise Levels
Measures were required when the Center was developed to mitigate potential noise
from the airport. Evaluation: Not Significant
H. Geologic & Seismic Hazards & Topographic Modifications
None anticipated. Evaluation: Not Significant
I. Air Quality and Wind Conditions
None anticipated. Evaluation: Not Significant - -
I Surface Water Flow and Quality _
Portions of the site are subject to flooding during 10.0-year storm conditions. This
condition was addressed at time of development and an existing creek drainage and
access easement has been recorded. At time of development, precautions were
taken to intercept contaminated runoff from the parking and site drainage.
Evaluation: Not Significant
K Plant Life
The city required a 20-foot buffer area between the creek channel and the parking
area at time of development. The riparian habitat found along the creek channel
will not be affected by this rezoning. Evaluation: Not Significant
L Animal Life
This rezoning request will not impact animal life in or around the creek. Evaluation:
Not Significant
3
5-4P4
ER 91-91 (PD-1541)
M. Archaeological/Historical
Native American artifacts on sites near the San Luis Creek are common, however,
as this proposal will not disturb the site, no significant impacts are anticipated.
Evaluation: Not Significant
N. Aesthetic
No chanes. Evaluation: Not Significant
O. Energy/Resource Use
No additional energy/resource uses are contemplated with rezoning proposal.
Evaluation: Not Significant
P. Other
A recycling program for office paper would be appropriate at this location to
conserve resources.
M. STAFF RECOMN1ENDATION
Negative Declaration
4
M. ING AGENDA
DATEEM #
WALTER BROS. CONSTRUCTION COMPANY - LISTING OF POTENTIAL LOST TENANTS
Early
Square Lease Exp. Date Option
Tenant Name Address Footage Exp. Date State Only Exp. Date
SLO County Social Services 3220-102 18,600 10-31-1992 none 10-31-1993
SLO County Social Services 3220-202 3,000 10-31-1992 none 10-31-1993
SLO County Social Services 3220-203 2,080 10-31-1992 none 10-31-1993
SLO County Social Services 3220-204 4,480 10-31-1992 none 10-31-1993
SLO County Social Services 3220-302 1,430 10-31-1992 none 10-31-1993
SLO County Social Services 3220-303 330 10-31-1992 none 10-31-1993
SLO County Social Services 3220-325 1,390 10-31-1992 none 10-31-1993
SUBTOTAL - SLO COUNTY ONLY: 31,310
CA Dept Consumer Affairs 3220-300 140 10-31-1995 10-31-1993 none
CA EDD Dist Tax Office 3220-301 2,730 02-28-1994 02-28-1992 none
CA Dept Consumer Affairs 3220-304 600 07-31-1994 07-31-1992 none
CA Alc Bev Cntrl / ABC 3220-305 690 05-31-1994 05-31-1992 none
CA Dept Rehabilitation 3232-101 3,775 06-30-1994 06-30-1992 none
SUBTOTAL - STATE OF CALIFORNIA ONLY: 7,935
TOTAL - ALL POTENTIAL LOST TENANTS: 39,245
PERCENTAGE CALCULATION: 39,245 DIVIDED BY 107,000 = 36.7%
COKBTO:
❑•• ®Anion ❑ FYI
L/J E(CDDDR
CAO ❑ RN.DUL
ACRO ❑ MCHIEF
TICJRNEY Q FW DIR
ElMGMT.TEAM ❑ REC DI R R E C F- I V r
��. AUG t 8 1992
CITY ,LERK