HomeMy WebLinkAbout06/15/1999, 5 - USE PERMIT REQUEST FOR CONVERSION OF A RESIDENCE TO INTERMITTENT GOVERNMENTAL OFFICES AND MEETING SPACE USE; 610 MONTEREY STREET (A 46-99) ADcouncit N 6-1s-
aacenba REpoRt �H 5
CITY OF SAN LUIS OBISPO n
FROM: Arnold Jonas, Community Development Director 5(v
Prepared By: Peggy Mandeville,Associate Planner?
SUBJECT: USE PERMIT REQUEST FOR CONVERSION OF A RESIDENCE TO
INTERMITTENT GOVERNMENTAL OFFICES AND MEETING SPACE USE; 610
MONTEREY STREET(A 46-99)
PLANNING COMMISSION RECOMMENDATION
Adopt a resolution, denying the appeal and upholding the Planning Commission action to deny
the use permit request,based on findings.
CAO RECOMMENDATION
Adopt a resolution, upholding the appeal and approving the use permit request, based on findings
and subject to conditions.
DISCUSSION
Situation
The Public Works Department is appealing a decision by the Planning Commission to deny a use
permit for conversion of a downtown residence, owned by the City, to intermittent government
offices and meeting space. The denial was based on policies in the Land Use and Housing
Elements regarding preservation of downtown housing. Other policies and programs in the Land
Use Element support the replacement of housing at this location with cultural facilities. A
chronology of events leading to this appeal is provided below under Previous Review.
Data Summary
Address: 610 Monterey Street
Applicant: City of San Luis Obispo Public Works Dept.
Appellant: City of San Luis Obispo Public Works Dept
Zoning: Office with a Historical Preservation Overlay(O-H)
General Plan: Offices
Environmental status: Categorically exempt under Section 15303, Class 3, of the CEQA
Guidelines - Conversion of small structures from one use to another.
Site Description
The 9,100-square-foot site is developed with a small house and garage. It is located on the
Council Agenda Report-610 Monterey Street
Page 2
northeastern comer of Nipomo and Monterey Streets. Although located in a historic district, the
structure is not designated as historically significant. It has been vacant since September, 1998.
Surrounding uses include parking, a residence, the Children's Museum and offices.
Previous Review
The subject property at 610 Monterey Street came on the market in 1998. Consistent with the
City's long range goals for the area,the Public Works Department proposed that the City acquire
the property.
On April 22, 1998, the Planning Commission reviewed the General. Plan conformity report for
the acquisition of property and did not support the acquisition,because of the potential for loss of
downtown housing.
On May 5, 1998, the City Council reviewed the General Plan conformity report and Planning
Commission determination and approved the acquisition of the property. The City Council staff
report on the acquisition noted "the site has long term City interest as it is one of the few shown
on the City's Downtown Concept Plan for eventual City use. The current version of the Concept
Plan designates this location for eventual cultural uses that would benefit the City. The ultimate
use of the site will be determined by some City Council in the future."
In June, 1998,the City acquired the property. This action was consistent with Land Use Element
Policy 5.6 which supports acquisition of land by the City for cultural facilities. Both the Land
Use Element and the Downtown Concept Plan show this block of Monterey as a cultural
facilities area
On November 10, 1998,the City Council authorized budgeting money from the general fund for
needed improvements to enable the property to be used for office space, meetings, and storage
until the ultimate use of the site is determined.
On April 16, 1999, the Hearing Officer approved a use permit to allow a non-residential use,
based on findings of consistency with applicable zoning regulations and land use policies.
Zoning regulations require use permit approval for conversion of residential uses to intermittent
government offices and meeting space in the Office zone. Conditions of approval limited the
intensity of the use and provided for relocation of the house in conjunction with any further
property development. (Minutes of the hearing are attached.)
On April 26, 1999, an appeal of the decision to approve the use permit was filed by a citizen
(Brett Cross). Appeals of the Hearing Officer's actions are considered by the Planning
Commission. On May 12, 1999,the Planning Commission upheld the appeal and denied the use
permit, based on findings regarding loss of downtown housing. (Minutes of the hearing and the
Planning Commission resolution are attached.)
On May 17, 1999, the Public Works Department appealed the Planning Commission's decision.
Council Agenda Report-610 Monterey Street
Page 3
Appeals of the Planning Commission's action are considered by the City Council.
Evaluation of General Plan Policies
The General Plan is an internally consistent body of policies. While there are policies that
discourage conversion of residential uses in "Office" areas, other General Plan policies suggest
that under the right conditions, conversion would be appropriate. Together these policies give
the Council flexibility to determine that the conversion of the residential use on this property in
this case would be appropriate.
The General Plan designates this site as "Office". A change of this land use designation to
"Public" would be necessary to allow the multiple uses anticipated by the Downtown Concept
Plan. ' The Downtown Concept Plan was adopted by Council "in concept" as a planning
document to guide the public and private sector in the development of downtown. While the
General Plan map shows this property as "Office" and not "Low-Density Residential", the
Downtown Plan shows the property eventually changing from its current residential use to
cultural facilities (with an adjacent small plaza). Thus, while the General Plan provides a basic
overall land use framework, the Downtown Plan identifies more specific uses, some of which
currently comply with the General Plan and some of which require amendments to the General
Plan in order to be developed.
The General Plan has policies which support the eventual use of this site for cultural purposes
and policies that encourage the preservation of downtown housing. The Planning Commission
voted to deny the use permit because they felt that the housing preservation polices should
prevail. The Council may agree - or may disagree, finding that the policies regarding the
conversion to intermittent government offices are more compelling.
1. The following policies and programs support the intermittent government office use and
future use of the site for cultural facilities:
Land Use Element Policy 4.3 states that entertainment and cultural facilities should be
downtown.
Land Use Element Policy 5.2.2 states that an appropriate area for cultural facilities is in the
vicinity of Mission Plaza. Figure 5 shows this site specifically included in an area designated for
cultural facilities.
Land Use Element Program 4.19 states that the City will implement features of the Downtown
Concept Plan. The Plan shows this site as appropriate for cultural facilities.
Land Use Element Program 5.6 states that the City will acquire land for cultural facilities or
Mission Plaza extension as sites become available. Consistent with this policy, the City acquired
the property with the intent of holding it until its long term use is specifically identified.
,�-3
Council Agenda Report-610 Monterey Street
Page 4
2. The following policies and programs support preservation of downtown housing:
Land Use Element Policy 4.2.1 states that existing residential uses in and around the downtown
core should be protected and new ones should be developed. Policy 4.2.2 states that residential
uses within some downtown areas designated Office should be maintained or replaced as new
offices are developed. As noted previously in this report, the use permit conditions of approval
limited the intensity of the use (intermittent government offices and meeting space) and provided
for relocation of the house in conjunction with any further property development.
Housing Element Goal 1.23 is to conserve existing housing supply and prevent displacement of
current occupants. Policy 1.23.2 of the Housing Element says, "the City shall discourage the
conversion or elimination of existing housing in office, commercial, and industrial areas."
Policy 1.23.3 states that relocation or refurbishing older houses is preferable to demolition.
Policy 1.23.8 states that to maintain housing in residential/office portions of the Downtown, the
City will consider a"no net housing loss"policy.
Conclusion
Housing is a key component of a vital and prosperous downtown. In acknowledgment of polices
related to preservation of housing, staff included Condition No. 5 of the use permit which
requires that the house be advertised as available for relocation should further development of the
property be proposed. While Land Use Element Policy 4.2.1 states that existing residential uses
within and around the downtown core should be protected, it also encourages an overall increase
in downtown housing,which would in the long term offset any incremental loss.
City Council has already determined that the acquisition of the property was consistent with the
General Plan and with long term goals described for this site in both the General Plan and the
Downtown Physical Concept Plan. The Council has also directed that in the meantime,until long
term goals for this site are realized, there are other community needs, such as public meeting
space, that can be furthered by an interim non-residential use of this property. As part of its
interim use, the house also provides some needed storage space for the Historical Museum
during renovation and for City equipment used in the maintenance of Mission Plaza.
Use of 610 Monterey Street for staff meetings and training sessions for City employees has the
advantage of providing City government with needed space for such activities while freeing up
meeting space at the library and the recreation center for community use. Presently, 5 to 10
reservations a month are turned away at the City library because the rooms are already booked.
Given the fact that the City is responsible for approximately 30% of the library bookings, use of
610 Monterey for City staff use would have a positive impact on the availability of meeting
rooms at the library.
CONCURRENCES
Other Departments had no concerns with this request.
S-y
Council Agenda Report-610 Monterey Street
Page 5
FISCAL IMPACTS
Funds have already been allocated and spent for renovation work at the site. As a residential use,
the house could provide rental income. In so far as this project would free up the City's need for
meeting room space at the library, some additional revenue would be generated by rental of those
facilities. Finally, the three bedrooms have been made available to the museum for interim
storage at no charge in order to defray the organization's relocation costs during rehabilitation of
the museum.
ALTERNATIVES
1. Adopt a resolution denying the appeal and upholding the Planning Commission's action.
2. Continue the matter with specific direction to staff for additional information.
Attachments:
1. Resolution upholding the appeal
2. Resolution denying the appeal
3. Vicinity map
4. Site plan
5. PC resolution
6. Draft meeting minutes from PC meeting of May 12, 1999
7. Draft meeting minutes from Administrative hearing on April 16, 1999
8. Appeal statements
�J�
RESOLUTION NO. (1999 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL OF THE PLANNING COMMISSION'S
ACTION,THEREBY APPROVING THE USE PERMIT TO ALLOW CONVERSION OF
A RESIDENCE TO INTERMITTENT GOVERNMENTAL OFFICES AND MEETING
SPACE USE AT 610 MONTEREY STREET (A 46-99)
WHEREAS, the Administrative Hearing Officer conducted a hearing on April 6, 1999
and approved a use permit allowing conversion of a residence to intermittent governmental
offices and meeting space use at 610 Monterey Street; and
WHEREAS, an appeal of the Hearing Officer's action was filed on April 26, 1999; and
WHEREAS, the Planning Commission conducted a public hearing on May 12, 1999,
and upheld the appeal, thereby denying the request to convert a residence to intermittent
governmental offices and meeting space use at 610 Monterey Street; and
WHEREAS, an appeal of the Planning Commission's action was filed on May 17, 1999;
and
WHEREAS, the City Council conducted a public hearing on June 15, 1999, and has
considered testimony of the appellants, interested parties, the records of the Administrative and
Planning Commission hearings and action, and the evaluation and recommendation of staff; and
WHEREAS,the City Council has determined that the project is categorically exempt under
Section 15303,Class 3 of the California Environmental Quality Act,because it is the conversion of
a small structure from use to another where only minor modifications are made to the exterior.
BE IT RESOLVED,by the Council of the City of San Luis Obispo as follows:
SECTION 1. F.�. That this Council,after consideration of the proposed project(A
46-99), the appellants' statements, staff recommendations and reports thereof, makes the
following findings:
�P
Resolution No. (1999 Series)
Page 2
1. Establishment of an office use at 610 Monterey Street will not significantly affect privacy
in nearby residential areas. The only residential use likely to be affect by this conversion
is the house to the east of the project site. An existing fence and landscaping should
adequately ensure privacy for the residential use. Also, the rooms on the eastern side of
the house at 610 Monterey will be used primarily for storage.
2. The project's location and access arrangements will not significantly direct traffic to use
local streets in nearby residential areas. The area immediately surrounding this site is
zoned for office, public facility, and commercial use. Vehicle access to the site is from
Nipomo and Monterey Streets, which the Circulation Element-classifies as local at this
location. The intermittent use proposed for this site is not intended to generate much
public visitation.
3. As designed, the project will include landscaping and yards that adequately separate
parking and pedestrian circulation areas from sites in nearby residential areas.
4. The project is categorically exempt from environmental review under CEQA Section
15303 -Conversion of small structures from one use to another.
5. As designed and conditioned,the use will not adversely affect the health, safety or welfare
of persons living or working at the site or in the vicinity because the use of the property for
meeting rooms will be limited to no more than 90 days per year and necessary parking will
be provided in the adjacent City parking lot.
6. As designed and conditioned,the use is appropriate at the proposed location and will be
compatible with surrounding land uses which include offices, the Children's Museum,
parking and residences.
7. The proposed use conforms with the general plan policies which seek to protect residential
atmosphere where residential and non-residential uses are located in close proximity
because the exterior appearance of the house will not be significantly altered.
8. The conversion of the residence to an intermittent government office and meeting space
conforms with the General Plan Policy 4.2.2 which calls for residential uses within some
downtown areas designated Office prior to the Land Use Element's 1994 update should be
maintained, or replaced as new offices are developed because the project has been
conditioned to allow for the relocation of the residential structure should further
development of the property occur.
9. As designed and conditioned,the use meets zoning ordinance requirements for conversion
of residential uses to intermittent uses in the Office zone.
7
Resolution No. (1999 Series)
Page 3
10. The conversion of the residential use is consistent with the City's Downtown Concept Plan
which calls for cultural/historicaluses at this location.
11. The City Council has purchased this property with the intent of converting this site for the
City's downtown long term cultural needs.
12. The intermittent use of this site for non-residential purposes is essentially an interim use.
Replacement housing is best addressed in conjunction with a specific redevelopment
proposal for the site.
13. The intermittent use of this property for government offices and meeting rooms alleviates
demand for other meeting room facilities that can then be used by community groups.
SECTION 2. Appeal Upheld. The appeal of the Planning Commission's action is hereby
upheld. Therefore, the Administrative Hearing Officer's action to approve the use permit(A 46-
99)is upheld, subject to the following conditions:
1. The intermittent use of the property at 610 Monterey Street for government agency
offices and meeting rooms shall be limited to no more than 90 days in a year but may
continue from year to year.
2. At least twelve (12) hours prior to use of the property at 610 Monterey Street for offices
or meeting rooms, Public Works Department staff shall reserve necessary parking spaces
in the adjacent City parking lot.
3. The Public Works Department shall install one inverted "U" bicycle rack on a concrete
pad in close proximity to and visible from the main entrance to the building. Locations
adjoining the proposed curved concrete walkway would be acceptable.
4. Should further development of the property be proposed, the applicant shall allow for the
relocation of the residential structure by advertising the availability of the residential
structure in the local paper pursuant to the City's Demolition and Building Relocation
Code.
5. Prior to any more site work taking place, the applicant shall have a Phase 1
archaeological survey of the property subject to the approval of the Community
Development Director.
Resolution No. (1999 Series)
Page 4
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 ' 1999.
Mayor Allen Settle
ATTEST:
Lee Price, City Clerk
APPROVED AS TO FORM:
i tto ey P&yod Jorgensen
RESOLUTION NO. (1999 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL OF THE PLANNING COMMISSION'S
ACTION,THEREBY DENYING THE USE PERMIT
TO ALLOW CONVERSION OF A RESIDENCE TO INTERMITTENT
GOVERNMENTAL OFFICES AND MEETING SPACE USE AT 610 MONTEREY
STREET (A 46-99)
WHEREAS, the Administrative Hearing Officer conducted a hearing on April 6,
1999 and approved a use permit allowing conversion of a residence to intermittent governmental
offices and meeting space use at 610 Monterey Street; and
WHEREAS,an appeal of the Hearing Officer's action was filed-on April 26, 1999; and
WHEREAS, the Planning Commission conducted a public hearing on May 12, 1999,
and upheld the appeal, thereby denying the request to convert a residence to intermittent
governmental offices and meeting space use at 610 Monterey Street; and
WHEREAS, an appeal of the Planning Commission's action was filed on May 17, 1999;
and
WHEREAS, the City Council conducted a public hearing on June 15, 1999, and has
considered testimony of the appellants, interested parties, the records of the Administrative and
Planning Commission hearings and action, and the evaluation and recommendation of staff;
BE IT RESOLVED,by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this Council, after consideration of the proposed project(A
46-99), the appellants' statement, staff recommendations and reports thereof, makes the
following findings:
1. The proposed use permit inconsistent with the City's General Plan, based on the
following circumstances:
Resolution No. (1999 Series)
Page 2
Housing Element-Housing conservation
Policy 1.23.2: The City shall discourage the conversion or elimination of existing housing in
office, commercial and industrial areas.
Policy 1.23.8: To maintain housing in residential/office portions of Downtown, the City will
consider adopting a "no net housing loss" policy, requiring that housing units either be
maintained, or, in case of office conversion of existing housing, be replaced on site or nearby.
"Downtown"means the area bounded by Highway 101, the railroad tracks,and High Street.
Land Use Element- Downtown Residential
Policy 4.2.1 Existing and New Dwellings. Downtown residential uses contribute to the
character of the area, allow a 24-hour presence which enhances security, and help the balance
between jobs and housing in the community. Existing residential uses within and around the
commercial core should be protected, and new ones should be developed. Dwellings should
provide for variety of households, including singles, couples, and groups. Dwellings should be
interspersed with commercial uses. All new, large commercial projects should include
dwellings. Commercial core properties may serve as receiver sites for transfer of development
credits,thereby having higher residential than otherwise allowed.
Policy 4.2.2 Dwellings and Offices. Residential uses within some downtown areas designated
Office prior to this element's 1994 update should be maintained, or replaced as new offices are
developed. The City should identify areas which are predominantly residential, and redesignate
them for residential use. It should designate for office use the areas which are completely or
almost completely developed with offices. For the areas which are a mix of residential and office
uses, the City should apply a "Residential/Office" mined use designation. This designation
would allow existing offices to be maintained and replaced. However, enlarging an office, or
replacing a residential use with office, would require replacement dwellings to be built on site or
somewhere within the"residential./office"zone, or in the downtown office or commercial zones.
SECTION 2. meal Denied. The appeal of the Planning Commission's action is hereby
denied. Therefore,the Commission's action to deny the use permit (A 46-99) is upheld, and the
use permit is denied.
On motion of , seconded by
and on the following roll call vote:
Resolution No. (1999 Series)
Page 3
AYES:
.NOES`.
ABSENT:.
The foregoing resolution was passed and adopted.this_.clay of —_ 1999.
Mayor Allen;Setde
ATTEST:
Lee Price; City Clerk
APPROVED AS TO FORM:
)Vo m. Jed G - rgensen
610 MONTEREY -
I I
I
a 1p mc) o
. r
` M
! l
� r S
! r"
♦
r
` x
♦
\ r'
♦
!
!
r �
♦
r" v
r 1
, 1 ♦
CITY OF SAN LUIS OBISPO
GEODATA SERVICES
955 MORRO STREET
SAN LUIS OBISPO,CA 93401
(W!5)781 7167 04/09/99 A}}ac h men+ 3
�—i3
0
1 »
I
I I
I ,
I ,
I I
I I
I ,
I I
I z
I , _
I ,
I to
I , 3
I
I o I q
I
I I �
12 1 � i abs:
m "
m
O
-
I I ..
I I
I I
-----0>---------
I I JT
I �
- - �-/
I
rr I �'=
m O m ON
0
� n �z
In
CDO O
I I c I
z ,
r I
O ,
m I MONTEREY STREET
rll}
N 1-
Z 11
� 11
. , I
!Z
iiz D 'A
K� a m
m
s
�e m A
C
r
610 MONTEREY: REMODEL Cl O
S ■ a.... 1 _ r v
oasimsmsan• Luis O$1 S O
A44afln MPA
SAN LUIS OBISPO PLANNING COMMISSION
RESOLUTION NO. 5257-99
WHEREAS, the Planning Commission of the City of San Luis Obispo did conduct
a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on May 12, 1999, pursuant to a proceeding instituted under application A
46-99, City of San Luis Obispo, applicant; Brett Cross, appellant..
ITEM REVIEWED:
Request to convert a residence to intermittent government offices and meeting space.
DESCRIPTION:
On file in the office of Community Development Department, City Hall.
GENERAL LOCATION:
610 Monterey Street
WHEREAS, said Commission as a result of its inspections, investigations, and
studies made by itself, and in behalf of testimonies offered at said hearing has found
the proposed use permit inconsistent with the City's General Plan, based on the
following circumstances:
Housing Element- Housing conservation
Policy 1.23.2: The City shall discourage the conversion or elimination of existing
housing in office, commercial and industrial areas.
Policy 1.23.8: To maintain housing in residentialtoffice portions of Downtown, the
City will consider adopting a "no net housing loss" policy, requiring that housing units
either be maintained, or, in case of office conversion of existing housing, be replaced
on site or nearby. "Downtown" means the area bounded by Highway 101, the railroad
tracks, and High Street.
Resolution No. 5257-99
Page 2
Land Use Element- Downtown Residential
Policy 4.2.1 Existing and New Dwellings. Downtown residential uses contribute
to the character of the area, allow a 24-hour presence which enhances security, and
help the balance between jobs and housing in the community. Existing residential uses
within and around the commercial core should be protected, and new ones should be
developed. Dwellings should provide for a variety of households, including singles,
couples, and groups. Dwellings should be interspersed with commercial uses. All new,
large commercial projects should include dwellings. Commercial core properties may
serve as receiver sites for transfer of development credits, thereby having higher
residential than otherwise allowed.
Policy 4.2.2 Dwellings and Offices. Residential uses within some downtown
areas designated Office prior to this element's 1994 update should be maintained, or
replaced as new offices are developed. The City should identify areas which are
predominantly residential, and redesignate them for residential use. It should designate
for office use the areas which are completely or almost completely developed with
offices. For the areas which are a mix of residential and office uses, the City should
apply a "Residential/Office" mixed use designation. This designation would allow
existing offices to be maintained and replaced. However, enlarging an office, or
replacing a residential use with office, would require replacement dwellings to be built
on site or somewhere within the "residential./office" zone, or in the downtown office or
commercial zones.
NOW, THEREFORE, BE IT RESOLVED, .that the appeal be upheld, and Use Permit
Application A 46-99 be denied.
The foregoing resolution was adopted by the Planning Commission of the City of
San Luis Obispo upon the motion by Commissioner Jeffrey, seconded by
Commissioner Loh, and on the following roll call vote:
AYE S: Commrs. Loh, Jeffrey, Ready, Peterson, and Cooper
NOES: Commr. Senn
REFRAIN: None
ABSENT: Commr. Whittlesey
Arnold B. Jonas, Secretary
Planning Commission
Seto
Draft Planning Commission Mie Butes
May 12, 1999
Page 7
NOES: Commissioner Loh
EFRAIN: None
The on carried 5-1. Commissioner Whittlesey was absent.
Commissio r Loh suggested increasing the amount of funding the Women's Shelter
Transitional Ho ing.
Commissioner Senn oved to recommend to the Citv ouncil that adequate fundinq for
the Women's Shelter Transitional Housin b rovided for as suggested b
Commission Loh. The mobon was seconded Wtommissioner Loh.
Commissioner Cooper expresse con about discussion of items for which there are
no operational reports.
AYES: Commrs. Sen oh, Jeffre Peterson, and Ready
NOES: None
ABSTAIN: Commi oner Cooper
The motion ca ed 4-0-1. Commissioner Whittlesey as absent.
Chairm Ready requested staff present more informati than the summary to the
Co fission during the next CIP process.
e Commission recessed for ten minutes.)
2. 610 Monterey Street: A 46-99. Appeal of the Hearing Officer's approval of a
request to convert a residence to intermittent government offices and meeting
space; O-H zone; City of San Luis Obispo, applicant.
Assoc. Planner Mandeville presented the staff report and recommended denying the
appeal, thereby upholding the Hearing Officer's action approving the use permit.
Commissioner Cooper stated he felt Recommendation 2, page 4, is in conflict with
Recommendation 11, page 5, regarding traffic/access. In view of the appeal, he
suggested deleting the recommendations that make reference to long-term use
implications.
Commissioner Loh asked if this site is in a Historical District.
Assoc. Planner Mandeville replied yes.
Commissioner Loh asked if noise generated from meetings would disturb neighbors.
Assoc. Planner Mandeville described the site and explained that the portion of the
building closest to the adjoining residence will be used for storage.
A*eu-hmen+ (o
S-/7
Draft Planning Commission Minutes
May 12, 1999
Page 8
Commissioner Loh expressed concern over the distance of this site from existing
county/city facilities and questioned the shortage of office space.
Assoc. Planner Mandeville described the shortage of meeting rooms and noted many
times the library's meeting/conference rooms must be used.
There were no further comments/questions and the public comment session was
opened.
PUBLIC COMMENT:
Brett Cross, 1217 Mariner's Cove, appellant, distributed/reviewed a report and
displayed overhead exhibits. He felt the site might be haphazardly zoned. He cited .
Land Use Policy 4.2.2 and stated the block is predominantly residential and should be
rezoned residential. An interim office designation does not exist. In response to staffs
statement that the environmental status is categorically exempt, he felt the City is using
a misleading project description. The proposed use is inconsistent with Land Use
Policy 5.1.4. Public benefit would be greater if the property were used as a residence.
The staff report ignores Land Use Element Policy 4.2.2 and uses 4.2.1 as a substitute.
Conversion from residential use is inconsistent with Land Use Policy 4.4.2 and Housing
Element Policy 1.23, 1.23.2, and 1.23.8. The proposition that the intermittent use of the
property for government offices or meetings will alleviate demand for other meeting
facilities presupposes that raised public benefit will be gained_by conversion. He
reviewed the conditions and felt they are creative and inconsistent with City policy.
Bridget Fraser, Public Works Department, stated the Council approved the property
acquisition and at the time of approval determined General Plan consistency, approved
the interim meeting and office use, and budgeted funds. Public Works, the applicant, is
carrying out Council's desires.
Mary Mitchell-Leitcher, 1015 Nipomo Street, owns and provided the history for the Soda
Water Works property. She supported the City acquisition of the property and supports
the parking structure concept, but was disappointed to find the building would be used
as City offices. She was interested in renting the house for a temporary residential use
while her property was under construction across the street. She agrees with Mr. Cross
in regards to this being used for office. She expressed a concern about her approved
commercial project that was denied on-site parking because it was deemed
unnecessary, even though this area of downtown is impacted by parking.
Commissioner Cooper asked if there was a residential component required with
approval of her project.
Ms. Mitchell-Leitcher replied yes.
�i8
Draft Planning Commission M....,tes
May 12, 1999
Page 9
Mr. Cross stated the April 22, 1998 staff report indicates the existing house would
probably be rented as a residence. The November 10, 1998 report indicates Public
Works is considering renting the property to residential tenants, but the building's
pristine condition led to the exploration of other options. He believes Public Works has
been driving this item forward, and felt this item should be renoticed and reviewed
again by the Planning Commission because of an error in Table 9.
Commissioner Loh asked how many parking spaces are required.
Mr. Cross was not sure, but felt parking requirements should be included with the
project description.
Seeing no further speakers come forward, the public comment session was closed.
COMMISSION COMMENT:
Commissioner Jeffrey asked if there are other projects in the downtown core that have
similar requirements for retaining a residential component.
Assoc. Planner Mandeville replied yes, 1306 Pacific Street and the site at Palm/Broad
Street.
Commissioner Senn moved to deny the appeal based upon the recommendations of
City staff, with the deletion of Recommendations 10 and 12 and the addition of
Condition 6 that would reflect review by the Administrative Hearing Officer in one year
to determine that the impact of the project does not adversely affect the neighborhood.
There was no second to the motion.
Commissioner Jeffrey moved to uphold the appeal based upon the findings in Land Use
Element Policies 4.2.1 and 4.2.2 and Housing Element Policies 1.10 and 1.23.2. The
motion was seconded by Commissioner Loh.
Commissioner Senn stated a year ago the Commission recommended to Council that
they not acquire the property. He's concerned if this use is not approved, the property
will sit as a storage facility.
Commissioner Loh feels CEQA evaluation is necessary if the long term goal is to use
the site for a parking garage. She feels this project should have been reviewed by the
Cultural Heritage Committee because of the Historic overlay
Commissioner Cooper supported the motion. The document dated May 5, 1998, from
Mr. McCluskey states the acquisition of the property could lead to the development of
an efficient residential complex.
Commissioner Jeffrey stated the public and private sectors should play on a level
playing field.
S-/5
Draft Planning Commission Minutes
May 12, 1999
Page 10
AYES: Commissioners Jeffrey, Loh, Peterson, Cooper, and Ready
NOES: Commissioner Senn
REFRAIN: None
The motion carried 5-1. Commissioner Whittlesey was absent.
COMMENT AND DISCUSSION:
3. Staff:
A. Agenda Forecast:
May 26 — Commercial Zoning Workshop Follow-Up Report
June 9 — Planning Commission Annual Retreat at 6:00
June 23 — Central Coast Mall EnvironmentaVPD, Lamplighter Hotel/Partial
Abandonment of Palm Street, Olive Street, Partial Abandonment, DuVaul Ranch, and
Gearhart Project
4. Commission:
Commissioner Peterson will be preparing a report for the May 26, 1999, Commercial
Zoning Workshop which will discuss C-C rezoning of C-R in the downtown core.
Commissioner Loh suggested M-U and P-D designations also be discussed during the
workshop.
ADJOURNMENT:
With no further business before the Commission, the meeting adjourned at 9:32 p.m. to
the next regular meeting scheduled for May 26, 1999, at 7:00 p.m. in Council Chamber,
990 Palm St., San Luis Obispo.
Respectfully submitted,
Leaha K Magee
Recording Secretary
ADMINISTRATIVE HEARING - MINUTES
MONDAY APRIL 16, 1999
610 Monterey Street Use Permit App. A 46-99; Request to convert a residence to
intermittent government offices and meeting space; O-H
zone; City of San Luis Obispo, applicant.
Peggy Mandeville, Associate Planner, presented the staff report, explaining the request
to allow the conversion of a residence to intermittent-governmental offices/meeting
rooms. She explained that the use will not significantly affect the privacy of the nearby
residential areas since it would be used less than 90 days a year for meetings. The
eastern side of the house, which is next to the neighboring residence, would be used
for storage. Ms. Mandeville stated it is "office" zoned with public facilities on each
comer. She noted that it is viewed more as an office due to the zoning. The Downtown
Concept Plan calls for parking behind the house and over a part of the property and
historic/cultural facility in front which may go with the neighboring children's museum.
Ms. Mandeville explained that there would not be an impact on traffic with access being
provided from Nipomo and Monterey Streets and a handicap ramp to the structure will
be installed. Ms. Mandeville further stated that parking must be provided at the
adjacent City lot and must be reserved 12 hours before the property is used.
Ms. Mandeville stated staff is recommending approval based on findings and subject to
conditions which she outlined. Additionally, staff is recommending that if any future
development of property occurs, the existing residential structure be offered for
relocation.
Ron Whisenand expressed concern about grading activities occurring and was unclear
as to what was being improved on the property. He asked if applicant had done site
assessment or archeological evaluations since it's an archeologically rich area.
Ms. Mandeville noted that there is Minor and Incidental ARC application also being
processed.
The public hearing was opened.
Bridget Fraser, Applicant, spoke in support of the request, noting they were proposing
to skim off about 18 inches of soil for the handicap ramp and are still trying to do an
assessment. Only at the entrance would they be digging down to the base. They have
broken through a wall and will have to move the sidewalk about 12 inches.
In response to a question, Ms. Fraser explained that there is a shortage of City meeting
rooms, and often times they would meet at the public library and other buildings. This
A} aAmen+ 1 s=�
Administrative Hearing No..iutes
April 16, 1999
Page 2
property would be used for City staff meetings and would not be rented out to the
public. Ms. Mandeville clarified that a parking area or structure is very long term use
and they would rather purchase a property when it becomes available and hold on to it
instead of when they're ready come through and start taking properties.
David and Yvonne Rinoway, P.O. Box 595, Atascadero, said they are the adjacent
property owners and had concerns about the future for their property.
Ms. Mandeville informed them about the Downtown Physical Concept Plan which
shows the property as being cultural and public facility. Additionally, Mr. Whisenand
stated that it would be a long-term desire to have cultural facilities in that location.
However, this property is now zoned office and the General Plan and zoning regulation
support that use. In the immediate 5-10 years the house in the piece of property is
what the City would like to see.
The public hearing was closed.
Ron Whisenand approved the request based on the following findings and subject to
the following conditions:
Findings
1. Establishment of an office use at 610 Monterey Street will not significantly affect
privacy in nearby residential areas. The only residential use likely to be affect by
this conversion is the house to the east of the project site. An existing fence and
landscaping should adequately ensure privacy for the residential use. Also, the
rooms on the eastern side of the house at 610 Monterey will be used primarily for
storage.
2. The projects location and access arrangements will not significantly direct traffic to
use local streets in nearby residential areas. The area immediately surrounding this
site is zoned for office, public facility, and commercial use. Vehicle access to the site
is from Nipomo and Monterey Streets, which the Circulation Element classifies as
local at this location. The intermittent use proposed for this site is not intended to
generate much public visitation.
3. As designed, the project will include landscaping and yards that adequately
separate parking and pedestrian circulation areas from sites in nearby residential
areas.
4. The project is categorically exempt from environmental review under CEQA Section
15303 - Conversion of small structures from one use to another.
s- Z L
Administrative Hearing ti...tutes
April 16, 1999
Page 3
5. As designed and conditioned, the use will not adversely affect the health, safety or
welfare of persons living or working at the site or in the vicinity because the use of the
property for meeting rooms will be limited to no more than 90 days per year and
necessary parking will be provided in the adjacent City parking lot.
6. As designed and conditioned, the use is appropriate at the proposed location and will
be compatible with surrounding land uses which include offices, the Children's
Museum, parking and residences.
7. The proposed use conforms with the general plan policies which seek to protect
residential atmosphere where residential and non-residential uses are located in close
proximity because the exterior appearance of the house will not be significantly
altered.
8. The conversion of the residence to an intermittent government office and meeting
space conforms with the General Plan Policy 4.2.2 which calls for residential uses
within some downtown areas designated Office prior to the Land Use Element's 1994
update should be maintained, or replaced as new offices are developed because the
project has been conditioned to allow for the relocation of the residential structure
should further development of the property occur.
9. As designed and conditioned, the use meets zoning ordinance requirements for
conversion of residential uses to intermittent uses in the Office zone.
10. The conversion of the residential use is consistent with the City's Downtown Concept
Plan which calls for cultural/historical uses at this location.
11. Council has purchased this property with the intent of converting this site for the
downtown's long-term parking needs.
Conditions
1. The intermittent use of the property at 610 Monterey Street for government agency
offices and meeting rooms shall be limited to no more than 90 days in a year but
may continue from year to year.
2. At least twelve (12) hours prior to use of the property at 610 Monterey Street for
offices or meeting rooms, Public Works Department staff shall reserve necessary
parking spaces in the adjacent City parking lot.
3. The Public Works Department shall install one inverted "U" bicycle rack on a
concrete pad in Gose proximity to and visible from the main entrance to the building.
Locations adjoining the proposed curved concrete walkway would be acceptable.
Administrative Hearing h...outes
April 16, 1999
Page 4
4. Should further development of the property be proposed, the applicant shall allow
for the relocation of the residential structure by advertising the availability of the
residential structure in the local paper pursuant to the City's Demolition and Building
Relocation Code.
5. Prior to any more site work occurring, the applicant shall have a Phase 1
Archeological survey of the property, subject to the approval of the Community
Development Director.
Mr. Whisenand explained that his decision is final unless appealed to the Planning
Commission within ten days of the action. He also noted that anyone may file an
appeal.
szy
VIII �I� ty ,ofsan
luts ONSPO
APPEAL TO THE CITY COUNCIL
In accordance with the appeals procedures as authorized by Title, 1, Chapter 1.20 of the
Sanl Luis Obispo Municipal Code, the undersigned hereby appeals from the decision of
rendered on 1
which consisted of the following (i.e., explain what you are appealing and the grounds
for submitting the appeal. Use additional sheets as needed.)
The undersigned discussed the decision being appealed with:
on
Name/Departmerlt (Date)
Appellant <<�l
Name/Titie Mailing Address (& Zip Code)
7 $1 -�2_oa
Home Phone Work Phone
Representative: 1,Ja e+ C-c-a- Sa��
Nam itle Mailing Address (& Zip Code)
For vmdal Use Only.
Calendared for JIJLf)e, I'S 18144 Date & Time Received:
c: City Attorney
City Administrative Officer RECEIVED
Copy to the following department(s):
T ! dnd!! Ji IMAY 1 7 1999
A .Jt nay SLO CzT4' CLERK
whs
Original in City Clerk's Office
/ ttackmen4 S
s 2s
Findings in Support of Intermittent Government Offices and Meeting Space at 610 Monterey
1. The conversion of the residence to an intermittent government office and meeting space
conforms with Land Use Element Policy 4.2.2 which states that residential uses within some
downtown areas designated Office prior to the Land Use Element's 1994 update should be
maintained,or replaced as new offices are developed because the project has been conditioned
to allow for the relocation of the residential structure should further development of the
property occur.
2. The conversion complies with Land Use Element Policy LU 5.1.3 which states that City
Council offices and meeting rooms, clerk, administration, finance, attorney, personnel,
community development, utilities, and public works administration and engineering. Any
additional space for these functions should be in or close to City Hall.
lj�Cc:•��c .o (/�/ ;4,�,,,,e� ` �.l.0 i5 /Lv7/ iW losv ��A•�<
C�f� S�iv�/� iGrey-�;��-/ �eA S G✓/Li/�G� �it� �/Itaro�. �R,J 7��.�
/1tr-i'Gje•J�,:o�l Aov ,P�dcS�-�-Vn L �T�C.�., f �S:�P•� , V` .
.v0 f - Co,,,�„5k,.�-t' 2. 2-
A,
De �0�� �l,«� <r;Tl�i.+-' �� ¢ts%cli,✓fiAlf 10.4T
02 ice, c �o:�/iJ�r-�e+l QFz G,Z �Oi»irlc� /
,gee �•.r� �,20, f ,0�7.i�i../�iP A ios�'�,`,�� ,t7�'
A//vim.;%-.� " .� 4•�... ��v ci 5 AZ
�/"G'! � l/�G'�J'q/y/a�/L`N.S ( GG/d!t'.vv/ I� (��sZ�-L � �JW✓�W
RECEIVED
APR 26 1999
Cr Y OF SAN LUIS OBISPO
V- 7 3 7!'I COMMUNITY DEVELOPMENT
Housing Element Policies
Goal 1.23: Housing Conservation. Conserve existing housing supply and
prevent displacement of current occupants.
1.23.2 The City shall discourage the conversion or elimination of
existing housing in office, commercial and industrial areas.
1.23.8 To maintain housing in residentialloffice portions of
Downtown, the City will consider adopting a"no net housing
loss" policy, requiring that housing units either be maintained,
or, in case of office conversion of existing housing, be
replaced on site or nearby. "Downtown" means the area
bounded by Highway 101, the railroad tracks,.and High Street.
Housing Element Figure 3 CITY-OWNED SITES WITH RESIDENTIAL
DEVELOPMENT POTENTIAL 630 Monterey St. acres .47 Zone 0-
H/R3
Pg. 60 City-owned parcels suitable for housing
City-owned parcels which may be suitable for housing are shown in Figure
3. Many of the sites are located downtown and used for public parking. It is
anticipated that approximately 250 additional dwellings could be built on
available City-owned land in the downtown, in the C-C zone which allows
dwellings above the ground floor at a density of 36 density units per acre.
Land Use Element
Public and Cultural Facilities
5.1.4 Civic Center There should be a downtown civic center(Figure 5).
The following functions should be located in the civic center, along
with compatible businesses:
A. City Council offices and meeting rooms, clerk, administration,
finance, attorney, personnel, community development, utilities,
and public works administration and engineering. Any additional
space for these functions should be in or close to City Hall.
-5 1� 7tv)ITW "PT
13� 6vcz*0�;r
General Plan Policies
Downtown pg.50
4.2 Downtown Residential
4.2.1 Existing and New Dwellings Downtown residential uses
contribute to the character of the area, allow a 24-hour presence which
enhances security, and help the balance between jobs and housing in the
community. Existing residential uses within and around the commercial
core should be protected, and new ones should be developed. Dwellings
should provide for a variety of households, including singles, couples, and
groups. Dwellings should be interspersed with commercial uses. All new,
large commercial projects should include dwellings. Commercial core
properties may serve as receiver sites for transfer of development credits,
thereby having higher residential than otherwise allowed.
4.2.2 Dwellings and Offices Residential uses within some downtown
areas designated Office prior to this element's 1994 update
should be maintained, or replaced as new offices are developed.
The City should identify areas which are predominantly
residential, and redesignate them for residential use. It should
designate for office use the areas which are completely or
almost completely developed with offices. For the areas which
are a mix of residential and office uses, the City should apply a
"Residential/Office" mixed use designation. This designation
would allow existing offices to be maintained and replaced.
However, enlarging an office, or replacing a residential use
with office, would require replacement dwellings to be built on
site or somewhere within the "residential/office" zone, or in the
downtown office or commercial zones.
S"�
e,-,)DT-JJTW S-T M13LL4"
P1495tr czt:61s
Subject: Appeal of the Hearing Officer's approval of an administrative use permit
to allow conversion of a residence to intermittent governmental offices and
meeting space use.
General Plan Policies:
The report suggests that the General Plan land use designation of office is
primarily due to existing offices in the vicinity and the sites proximity to the
downtown core.
Response: Land Use Policy 4.2.2 states that the City should identify areas which
are predominantly residential, and redesignate them for residential use.
However, the Offices designation, in this case, is somewhat of an interim
designation.
Response: The City does not have an interim land use designation or at least I am
unfamiliar with that designation.
Project
Environmental Status: Categorically exempt under Section 15303, Class 3,
Conversion of small structures from one use to another, of the CEQA guidelines.
In the long term, the property is likely to be developed with a cultural facility
because of it's proximity to Mission Plaza, the Historical Museum, the Art Center,
and the Children's Museum.
Response: If the City is acquiring this property as part of the scenario that is
envisioned by figure 5 of the Land Use Element and by the Downtown Concept
Plan it is apparent that City is employing an incomplete and misleading
description of the project in determining that it is exempt from CEQA
Public Benefit
In the meantime, the Public Works Department sought to find a use for the
property that benefited both the City and the Community. Use of this site for staff
meetings and training sessions for City employees has the advantage of for such
activities while freeing up meeting space at the library and the recreation center for
community use. As part of its interim use, the house also provides some needed
storage space to the Historical Museum during renovation.
Response: The proposed use is inconsistent with Land Use Policy 5.1.4 which
delineates an area around City Hall and the County Courthouse as a Civic Center
Sao
which would require the that the City staff meeting and training sessions be
accommodated in that location.
The public benefit would be much high if this property were used as a residence.
There are no impediments to renting this property as a residential unit until the
property is converted to a cultural facility.
Staffs Analysis
The Council has also determined that in the meantime, until long term goals for
this site are realized, there are community needs, such as public meeting space, that
can be furthered by an interim non-residential use of this property
Response: The staff report does not provide supporting documentation with
regards to this statement nor is consistent with previous statements regarding staff
seeking to find uses for this property, however it is within your purview to provide
a recommendation to the City Council that conversion to office uses are not in
conformance with General Plan Policies.
Conclusion
Statements throughout the Staff Report indicate that the eventual use of this
property is the development of public and cultural facilities. It is apparent that this
action will have a potential for resulting in either a direct physical change in the
environment, or a reasonably foreseeable indirect physical change in the
environment thus requiring environmental review under CEQA.
The Staff report ignores Land Use Element Policy 4.2.2. and uses for 4.2.1 as a
substitute.
Whether the use of this site is interim or not the result is that it is no longer a
residential use and staffs finding are inconsistent with L.U.E Policy 4.4.2 and
Housing Element Policy Goals 1.23, 1.23.2 and 1.23.8.
The proposition that the intermittent use of this property for government offices
and meeting rooms will alleviate demand for other meeting room facilities that can
then be used by community group presupposes that a greatest public benefit will be
gained by conversion. I think it is clear that residential usage provides a much
higher public benefit.
S 3)
Recommendation
Findings and Conditions
#4 The definition of the project as noticed is incomplete and misleading in
determining it was exempt from CEQA.
#7 This is ridiculous
#8 Is inconsistent with L.U.E Policy 4.2.2. which would require redesignation to
Residential. The Condition to allow for relocation of the residential structure as
currently worded is not consistent with the requirement that the replacement
dwelling be built onsite or somewhere within the "residential/office" zone, or in
the downtown office or commercial zones.
#9 Is not specifically addressed in the zoning regulations (pg18) regarding
Temporary and Intermittent Uses. As currently worded it is misleading suggesting
the City has specific conditions for conversion of residential uses to intermittent
uses in the Office zone.
#10 The Downtown Concept Plan was adopted in"concept" it is not an adopted
element nor is it recognized as a legal planning document. There has been no
comprehensive Environmental Review.
#11 This would require Environmental Review under CEQA.
#12 The underlying use has changed and this would require replacement of the
current residential unit.
#13 Inconsistent with L.U.E Policy 5.1.4 uses prescribed within the Civic Center Area
Conditions
#2 The staff report fails to indicate how many parking spaces are required for the
project. The condition indicates that the Public Works Department staff shall
reserve necessary parking spaces in the adjacent City parking lot. An agreement
with the Parking Department is not included in the staff report and this provision
would constitute a grant of special privilege- entitlement inconsistent with the
limitations upon other properties in the vicinity with the same zoning given the
Enterprise nature of the Parking Fund.
s --T
I.
Mt s s
DATA
• KATHY FREEMAN COMPANY
Thursday,June 10, 1999
Dave Romero
City of San Luis Obispo
990 Paha Street
San Luis Obispo,CA 93401
Dear City Council:
I am writing in regard to the city's request for a use permit to convert the residence at 610 Monterey Street into
Government Offices and meeting space.
My husband and I are the owners of 963 Broad Street which was converted to a mixed use zoning last year after
lengthy discussions and appeals in front of the planning commission and city council. It was almost an act of
congress to get 600 square feet zoned for business use at that address. To take the residence at 610 Monterey and
allow office usage would be entirely contrary to the city's focus of maintaining residential occupancy in downtown
San Luis Obispo.
To approve their use permit for office only would indicate preferential treatment being given to the city versus
• private residents of San Luis Obispo. We do not oppose the creation of office space from residential locations in
downtown San Luis,however,there cannot be a double standard in play. If the council chooses to support their
appeal and allow for exclusive office usage,they should be prepared to approve the numerous requests for office
usage permits and rezoning applications throughout Downtown SLO from private residents.
Since ly,
rti J
Kathy F Godfrey
DIR
O DIR
OIL
AO [3 RRE CHIEF
PI
F
i FTO
TOFINEY 103 PW DIR
IG O POLIICE CHF
AM ❑it DIR
❑UTIL DIR
❑PERS DIR
13
RECEIVED
JUN1Q1999
PO Box 1424,San Luis Obispo,California 93406-1424
800.883.3232 FAX 805.542.0 101
Offices: Century City,CA / San Luis Obispo, CA
MEETING- AGENDA AGENDA
DATE ITEM #
• Ted&Mary Pagel
669 Palm St.
San Luis Obispo, CA 93401
June 10, 1999
The Honorable Allen Settle and Members of the City Council
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401-3249
Project address: 610 Monterey St.
Dear Mayor and Council Members:
We are writing to express our concern regarding the appeal of the Planning Commission's
decision to deny a use permit request to convert a residence to intermittent government offices
and meeting space.
We believe it is imperative that the residential component regarding land use within downtown
areas designated Office be consistently applied at the onset. The property owners at 963 Broad
St.went through many hours of meetings and negotiations to arrive at a plan that would comply
with this requirement. If another property on the same block were to obtain an exemption from
this requirement, it creates not only a conflict of interest(considering that the City is the property
owner)but a bad precedent in preserving the residential quality of our neighborhood.
While we don't oppose office use at that location,we do support the Planning Commission's
findings regarding application of the residential component and ask you to do the same.
Sincerely,
Ted&Mary Pagel
LTCOUNCIL ;FDD DIR
CIMAO 0 FIN DI^
3%t;AO 0 FIRE CHEF
01flORNEY 0 PW DIR
CL RK/ORIG 0 POLICE CHF RECEIVED
p� 0 UTIL DIR
0, O PERS DIR d U N 1 0 1999
SLO CITY COUNCIL
MEEK 114G AGENDA
DATES ITEM #
communication item
June 14, 1999 t
UNCIL ❑c DIR
0
AO ❑FiF7 C:':
TO: Council Colleagues RI'EY ❑Pv/PR
LERKIORIG ❑POLICE C,'F
FROM: Ken Schwartz ❑MGMT TEAM ❑REC DIR
❑ ❑unL DIR
❑. ❑PERS DI f
SUBJECT: Electronic Commerce
This article,which you may have seen in Friday's Tribune, is the latest in a series of articles that
have been appearing in the media regarding the surge taking place in electronic commerce. You
will note that while the article sings the praises of the expansion of this commerce, there is not a
single word about the impact that electronic commerce is having on traditional commerce. More
importantly for us, is the impact that tax free electronic sales are, and will be, having on local
governments who depend on retail sales tax as a sizable component of their revenue base.
We've got to find a way to leverage a local tax out of these sales or we won't have a"main
street" much longer nor will we have to worry about downtown vs. big boxers.
E..
11 SS ,
BUS.IN
FRIDAY , JUNE II , 1999 5"'
Mp
7777,
n7770finebusaness4 � is� see
Py .
Assocm=PREss generated nearly$102 billion last m AltsW. that it took other industaes'100
WASHINGTON—The impact . f tte fbtal Internet reinfect rev: years to reach."
The remaining revenues came enue.of.$301 bilhdn is about`4 Ethan Harris, depu}y ctuef
of the Internet on the nation's fi,�companies that create hard- percent of the nation's gross do economist foi•TA.$.ofl}ers,
economy exceeds$301 billion in
revenues and accounts for more ware or software,support the-In- ;mestic product the broadest said the study's results;were nri
te.met's infrastructure.or act as measure of economic health= portant because,deibite:ariecdo-
than.1.2 million jobs, growing intermediaries for digital trans and electronic commerce is tal information about the Inter-
over the past four years to a level actions, such as.on4e travel about 1.3 percent of GDP. But nets tremendous impact on the
other industries took decades to agents or brokerages. ,.` Cisco's chairman,John Cham- economy, there.exists what he
reach,a fid'� The study, which will be up- bens,predicted dramatic growth called a"data desert"6 quAl*
The study,by an economics re- dated four times annually,was wdl continue. its effects..
'Ch center that described its funded by Cisco Systems Inc., "Internet business, in today's "I don't want to stand up here
ks as"highly conservative," the$8.5 billion company in San times—it's only in the second or and say this is God's gift to the
wand that electronic commerce Jose,that makes specialized corn- third inning," Chambers said world;Harris said. But he also
— the worldwide purchases phardware for the Internet Thursday."prink about how long called the study"a very good
across �oss the Internet of books,au- It was conducted by the Center it took other industries to reach start"and noted that gauging as
tomobiles and other goods and for Research on Electronic Com- $300 bfflion.literally,in under a tivity across the Internet was a
services from U.S.companies— merce at the University of Texas decade,we've reached a level difficult exercise.
neral Plan Land Use Element
sLo Ge
4.17 Government Offices
t
City Hall and the County Government Center should remain at their present
locations. Additional administrative office space which cannot be accommodated
within the County Government Center should be developed nearby within the
downtown. (See also Public and Cultural Facilities policies, beginning on page 48.)
4.18 Commercial Buildings Outside the Core
In retail areas beyond the commercial core, the pattern of buildings in relation to
the street should become more like the core, with few driveways and parking lots
serving individual developments, and no street or side-yard setbacks (except for
recessed entries and courtyards). However, buildings should not exceed two
stories (about 35 feet in height).
PROGRAM
0.19
Implementing the Downtown Concept Plan
The City will consider including features of "A Conceptual Physical Plan for the
City's Center," as appropriate, in its Zoning Regulations, architectural review
guidelines, engineering standards, and capital improvement program.
57
�P Fevoirt lAld iG64C-S f�.ay- ,d�e,
13n&ek 912 aQ.-f e1
�Pot� ,etPv,�-�
/4�jGv6v1� .A e- ow,,.ao6lse
�,�,f � � ,a .�t.•v ��k�-v� S'��v�e.rc , r'+Yr���s,•L l y c�,ccs
Ale^7 14c V 7Cw AaV� , T4 c C'h`i
�i,4s yrs moo/ � ��o.a S�� .�:►�.,�/� � �,bl,�
lid£S +-+
u ,// jG -4 1,ar �� '
Go-,4deiv.h -Oio.J 'ser
_ TI c Su Lip�c c,'}'
S
J. s,1pr 44�p s l o .1 7�-XA , C; /mss-} A5 j4
Ax
�2.T j �aCe� � �/.oa � �✓e•��..+w 1 G;-��� ctse �+'�- Gvcua,...�-�
GPS;a+J of 4Lr- c'ow,e,7-} Plia.J
eve.ae-�(, ,M ) Com ) 4u � �
rzj iEs q�5�+a.�' c.sou a� �r�14 i� '�'�r►e
,4�I 1LIrr 4 a.. post G I,.s S1E coir-7 '1LC 5
A/)0 u
P2opc24;cs
Tti� (�G,,�,c.�,► Pt�..� ol�s�9..��-a-�5 -�,.s �P�..a.y �s "���';-
1 tJli 1.G Gvac,/G( w 4v A& I 1 )x. NCccss .l /W pR-�erti
).—� pccca��sc��- dpi 1yi�jr4�1� u�x-s ,ac�4�.;p�cdt
Phavi , Tl�v bm4,,d4 w•.j
y
Ax A �� ,�;.,,�pl��.�e.✓f -jv:� 9 u:d� 44�
,�1.+.�1 /per%/io �c 5��arc. �� � dr.��/c�o.•a�..✓+ v� +4c
pd /6, /999 iyl,;.,;Shaa4.7V,E I
�� k�►,;� he ti..,,,e1 ti�� .moo( o✓e.Z .a
Fes` ot~ p --,.� ,.o( G�,3�.� /� �-E,� ►
/u�El•J6„borc..S,,,.j 02�;/��z•.►s sn�e�..� .
acepi,v4a," j use,
I
IPIIA•� t+cJLi;G�i Cs4��s tcvc C'JIi2scl �h.�7�an��q) Use£
Li 4k
S,
`�.. /��7 /Z� /99 9 1 �G,.+.v�•a� C.�iin%S9'J CcJ
C v I-��a..a -�+�G 1 iA.)
A444 a� �,3�S,r.a -(-/J?..���..,./ 7`1.L
d �G CLIi U�5 ! -�Sta�.�. —1-14-04- O
5 of 74- L^,..c OS4 Arle-,aqv.0+- A
.14c �Shca�(cr j4,1 V54 13
Gb•V Si f-�'C' �L.c. CI-�,�,'S L..bt..�.�-I.o..,,.a ��."��'
w��tti
C� mT /�J.4G�i.nSG�
O9r c ✓c" flv+l A//S -5/4-c
i
a j,p,J /4GCa rry l otv s ,oi !!/�� A j,
'00oioei`� pt' '+tc. rjGc%u.o✓t�a lib -A
;c�^�Gr!"�'a �.uLo/Lr��G�e /��c I�'1i56coG�i%J� D�GsG2)W�b•.1
C�-F /VC Qom✓ /..S dc?t`�.�.;.�.%u 7 1 i i s
-� i5 FL;Lo 16 z
ev l-joL.o J c 1;-�,` s. �+- i s APP• C=00-t- -fL%I's
Ac,- vJ Gvi// 1i av£ •4 �o'>�++l-�-ib( `�2 QeSJ � .r c7
l fj Ql ieee- 1.47Si ca 1 c Li44.lcr
! �' eiu ui¢oiv�t�alt i c�2 A Rc•�t s 0-vV d(v
/�I G�G���j yiSic�o� C�/l�yG /� �c �iJ V%P_o�►+tie-rJ�
' I�v5 �vijLj••s� Pte/�11¢a/�rq e.J�.( �v i iE t..J J.-Jc�e.�
icy�E I f �i
ea ' A,.[ 1994-171 Y��+R�vcallrl
c�f .> jS /�` Used A P1.4,�,�•.,. ..,�c.
plot „..�e,✓f �I.�, S4,v ld !oe
� L i
i
i
Ly _ r
7141 ,rbc. 6-,vc-� P`ogwj
POL,[.;: A.S�61 pe,v.a.1� 5C e 4Z'L- i�) W-eevore gyp.•,�...
.vim��. ,►tel %3 /P/, rJ
I �
i -