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C I T Y OF S A N L U I S O B 1 S P O
FROM: John Dunn, City Administrative Off
Prepared By: Wendy George, Assistant to th ity Admi 'strative Officer
SUBJECT: STUDY SESSION ON CITY HALL SPACE NEEDS
CAO RECOMMENDATION
Receive a draft report from staff and our consultant on future City Hall space needs, and provide
direction for preparation of a final report.
DISCUSSION
Over the years, the City has clearly stated its intention to retain its City Hall location in the
downtown area. At the same time, it recognized that the present City Hall was becoming
increasingly crowded. In 1991, the Council directed staff to work with architect Fred Sweeney to
analyze future space needs for all staff located at City Hall and 955 Morro Street. As a result of
that effort, a space analysis and detailed project program were developed, followed by the
conceptual design for an addition to City Hall. The design project was then suspended due to the
City's fiscal constraints.
As a result of Council goal setting for the 1999 -01 fiscal year, City staff once again began the
process of determining future space needs for City Hall. The services of Mr. Sweeney were
again engaged for this purpose. At the same time, the Copeland project was presented to the
Council and it included the possibility of the City leasing or purchasing some space within the
Palm Street portion of the plan. The need to respond to the Copelands as to whether or not the
City is interested in their proffered space has accelerated our space needs evaluation.
The City Administrative Officer has already provided the Council with a thorough thought paper
which provides an excellent overview of the City's options for expanding City Hall (Attachment
1). This thought paper outlines many of the issues staff would like to discuss with the Council in
the Study Session.
Also attached is a draft report from Mr. Sweeney which contains more specific options for City
Hall expansion. (Attachment 2.) The report is based on the needs assessment done in 1991,
modified by input from Department Heads to make it current. Mr. Sweeney's report uses
estimated staff and function projections for the next ten years, along with a 5% inflation factor to
allow for additional space needs beyond that time. As an outcome of this new needs assessment,
the report provides a recommended location for the City Hall expansion, and also discusses some
possible ways to address the increased parking demand the expansion would create. In addition,
it provides an interim recommendation to be used until the City Hall expansion can be funded,
planned and constructed.
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Council Agenda Report --City Hall Space Needs
Page 2
Staff is seeking input from the Council in a number of areas. Specifically, we would like to
discuss:
1. The short-term recommendation made in the Sweeney report.
2. The long -term recommendation made in the report.
3. The parking option recommended in the report (Option Q.
4. The basic requirements for expansion space outlined in the report on Page 7.
Upon completion of the Study Session, staff and the consultant will integrate any Council input
into a final report and recommendations, and return to the Council at the second February
meeting for approval. The final report will become the basis for subsequent decision making and
planning.
FISCAL IMPACT
There is no fiscal impact to the space needs assessment. Any implementation of the
recommendations would have significant fiscal impacts which would be addressed at that time.
ATTACHMENTS
1. Thought Paper on City Hall Expansion
2. Draft City Hall Expansion Update Study
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ATTACHMENT t
City Hall Expansion
Thought Paper on the Options Before the City of San Luis Obispo
By John Dunn
On May 3, 1952, a new City Hall was dedicated to "truth, liberty and toleration ". The planning,
designing and building of the new City Hall was a major achievement for a town of about 16,000
people. The decade of the 1950's was also notable for another municipal achievement, the
adoption by the electorate of a new City Charter, which changed the form of government from
the "Commission Form" to the "Mayor -City Council -City Administrative Officer" form. Under
the old form, each Council Member served a dual role as an elected representative of the City
and as a "commissioner" (or unpaid department head). At that time in the City's history, perhaps
the three most important functions were police, fire and public works; certain more modem
functions such as planning (community development) and utilities (except as a sub -part of Public
Works) simply did not exist. These were also the days before environmental impact reports, a
myriad of federal and state mandates upon the City, specified financial reporting requirements,
and a host of other changes, which were layered upon local government in the second half of the
twentieth century.
The City of San Luis Obispo virtually tripled in growth in the decades of the 1960's through the
1980's. It was at the end of that period that the City gave serious attention to the need for
expanded City Hall facilities in the future. In 1991 the City Council gave preliminary approval
to a City Hall expansion concept, which was to inter- connect and to expand City Hall into the
area formerly occupied by the old 1950's former library building. Due to the beginnings of the
recession and tightening of money, this effort was set aside.
In the budget for 1999 -2001, the City Council approved funding for the updating of the City Hall
Space Needs Analysis. This action was primarily motivated by the observation that the current
City Hall operation is bursting at the seams. Shortly after budget adoption, the Copeland family
set forth their proposal for development on the Court Street parcel and in the Palm/Morro area.
A portion of their development proposal was for a City building in the area on the east side of
Palm Street, across the street from City Hall.
Subsequently the City retained architect Fred Sweeney, who performed the 1991 study, to update
the City Hall space needs analysis; his firm is currently working on that project. In 1991, the
City Council did make certain policy commitments, in reviewing the preliminary plan for City
Hall expansion, which would appear to remain valid today.
The first is that City Hall and the City government have been a significant part of the downtown
community during this century, and that it is important to the downtown and to the community
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that City Hall remain and be a vital part of the City's central core, the downtown. During this
decade, the City has spent considerable time and effort in working with County officials to assure
that the central administrative functions and court system remain in the downtown, with the
recognition that certain functions would be appropriately decentralized in the north, south and
westem coastal portions of the County.
The second premise was that the City Hall expansion should cause and be an integral part of an
attractive and functional civic center area, an area that would be inviting to and serve the needs
of the public. Such an area should look and feel "civic ", it should provide for people's civic
participation and aesthetic needs as well as their governmental business needs.
The third related premise was that any effort on the part of the City should enhance the appeal
and vitality of Palm Street, and positively change the area from a parking structure and surface
parking lot area, to one where pleasant people - oriented and pedestrian opportunities are
presented.
A fourth premise is that the City Hall building itself, as it is enhanced by the expansion of the
project, should provide attractiveness, easy accessibility, and ease and pleasantness of conducting
the public's business.
Fifthly, and certainly not least, the expanded City Hall should provide an efficient and pleasant
workspace area for City staff, enabling them to do their work in an environment which provides
for appropriate office interrelationships and one which stimulates communication and
productivity.
The City Hall Work Space Analysis of 1991 indicated an additional 50,000 sq. ft. was needed
within the next ten -year period. The rate of growth of City government employees over the past
fifteen years has been about 2 percent per year, or an equivalent of seven employees per year for
all City government functions (not just those located within "City Hall').
While the 1991 effort, as well as the present one, is largely predicated upon the anticipated
growth in the next ten years, the reality is that the City will grow more and fiuther change into
the indefinite future. The Mission was built in 1792, and the City was incorporated in 1856, 143
years ago. While ten .years represents a prudent limitation on more precise prognostication, the
reality is that, avoiding some unforeseen misfortune, the City will remain as a center for
population, culture and commerce, education and employment for hundreds of years into the
future. While the City Hall space needs analysis will undoubtedly top out at fifty years or so, our
best prediction, based upon the past, is that the City will continue to evolve in. a process not
unlike that described in Louis Munford's The City'in History.
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What this means is that we are currently making `realistic' predictions of assessing our City
goverment administrative space needs within the next ten years, and making as- reasonable -as-
we -can projections for forty years after that (to 2050). However, for those of us who were
around in 1950, it was a wonderful (in the true meaning of that word) exercise to contemplate the
turn of the century in 2000, and yet, a few days ago that actually happened. In a similar fashion,
the younger among us will see 2050 and some of the very youngest among us will see 2100. The
point is that we must do the very best possible job of preparing for a future which we cannot
truly contemplate but which, history has shown, will nevertheless occur. That means that
looking at City Hall space options for the future must be both grounded in foreseeable reality and
contemplate an as- yet - unknown world. It is in this context that I will attempt to give an
overview and some options as to how the City can meet its office space needs for the future.
I will now leave the contemplative and come back to the "brass tacks" of future city government
space needs planning.
Future City Hall Space Needs Options
To take the most comprehensive view of our potential options, I will start the list with our more
practical options and will end it with more esoteric "out of the box" prospective solutions:
1. The City could build a City Hall addition in the area contemplated by the "San Luis Obispo
Civic Center Master Plan of 1991" which is from the present building towards the
intersection of Palm and Morro on the former library site.
2. The City could build a City Hall expansion to the rear of City Hall, in the area presently
occupied by the City Hall parking lot.
3. The City could build a City Hall expansion across Palm Street from City Hall, in the area
proposed in the Copeland proposal.
4. The City could increase the height of the present City Hall.
5. The City could look for property across Osos Street or across Mill Street as a City Hall
expansion area
6. The City could build a new City Hall in an outlying location.
For the reasons of adhering reasonably close to what an earlier City Council decided, which
would still appear to be a valid policy perspective, finther consideration will not be given to
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suggestions 4 through 6, and instead concentration will be on the first three possibilities, which
are the options 1VIr. Sweeney was asked to examine in his report.
While I*. Sweeney's report is still in progress and won't be finalized for another week,
preliminary work has been concluded and is being "fed into" this analysis. It now appears that
City Hall space needs for the projected ten -year period will be an additional 60,000 -plus square
feet, which is higher than the 50,000 square feet projected in 1991. This presents the City with
some interesting implications. The 1991 plan for expansion of City Hall, in projecting a need for
50,000 square feet within the next ten years, could be accommodated on the "old library site ".
However, all of the 60,000 plus square feet now contemplated within the next ten years cannot be
readily achieved on this site, meaning that the balance of the development, if it were to occur in
the relatively near future, would have to take place either to the rear of City Hall or on the Palm
Street site across from City Hall (hereinafter referred to as the Copeland/French parcel, who are
the two present property owners).
Old Library Site
Building of the City Hall expansion on the old library site, as was shown in the 1991 plan, does
offer the City certain obvious advantages:
1. The City owns the land, which land is underutilized for municipal government purposes.
2. It does allow for the expansion and continuation of City Hall, perhaps in its most logical
direction.
3. Functionally, it would allow continuation of the central corridor of the present City Hall to
the new expansion area, which would present a logical and comprehensible layout for the
integration of the existing City Hall and the new addition.
4. Aesthetically, it would allow continuation of the horizontal facade of City Hall, making it an
even more impressive building and giving even more of a message to the public that "This is
City Hall" (and even "this is a building which shows a certain civic pride as to who we are as
a people). This would be consistent with the recent message of noted architect, Peter
Calthorpe, who advocated for an architecturally integrated continuous street frontage.
5. It would allow the City to emphasize the civic center nature of Palm Street and to enhance
Palm Street, and convert it into a very positive addition to. the downtown community.
The old library site also has some potential disadvantages:
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1. Some may object to the removal of a 1950's era building, even though several inspections
and studies have shown that the cost of rehabilitation for a modern functional use would be
excessive and still leave us with not - quite -a -first -rate building.
2. The Little Theater has a present short-term lease in the building. Even though the lease
provision allows the City to terminate the lease with proper notification, at any time, there
would undoubtedly be pressures to keep the Little Theater in the building until such time as
they are able to build theinlong- planned new facility (and the good news is that more recently
th ey have had some real success in fundraising).
3. Perhaps, most importantly, if the City Hall expansion were to be built on this site, then
whatever the size would be (let's say 50,000 sq. 8.), that would be the practical limit of
development on that parcel for many years, if not all time. There would eventually come a
time, perhaps well beyond the lifetimes of many of us, when, once again, there would be a
need to build additional space, and additional space could not be provided on this site. At
that time, assuming we did not own the Copeland/French parcel, there might be no
alternative but use the area to the rear of City Hall for additional City Hall office space.
A reasonable conclusion from the above points is that at some appropriate future time, this parcel
is certainly one of the most logical and desirable areas for the expansion of City Hall.
The site will be further considered in the consideration of other alternatives.
The Site Behind City Hall
The present characteristics of this site are:
1. It is owned by the City.
2. It is to the rear of City Hall.
3. Its present use is as a parking lot for City Hall employees, Council members and customers.
Some advantages to this site are:
1. It is immediately adjacent to and could be tied into the present City Hall.
2. There is a grade differential between Mill Street and the rear of City Hall, allowing one story
of development to be largely hidden.
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3. The site to the south is owned and operated by AT &T, a large and tall building, which could
be used to effectively screen vertical development, particularly that placed towards the center
of the site.
4. It would be possible to have one or two levels of parking underneath and one or two office
levels above, and a partial level above that, an aesthetic "stepping back" from Mill and Osos.
5. There is already some office orientation on Osos Street, and mixed -- some office, mostly
residential — development on Mill Street.
A general observation is that the site is obviously and will continue to be an important resource
for the City. It provides a present use as needed parking for City Hall, it provides the future
potentiality of expanded parking facilities or office facilities or some mixture of the two. The
choice really comes down to two questions: Is this really the best site in the near future for space
expansion of City Hall? Or, conversely, should this site be used either as an expansion of
parking required by an expanded City Hall or office space or some combination of the two?
Some possible disadvantages using the site for an expansion of City Hall are:
1. It's present use as parking provides a very valuable use and, if displaced, the loss would be
felt by those who use it, and on the neighborhood and on the Palm Street garage. There will
always be a parking need for City Hall customers, and employees, and this area would
perhaps be the most logical site for the future development of a two -to -four level parking
facility, perhaps with offices on Mill and Osos Street frontages. If City Hall were expanded
to this site, then parking needs would have to be met elsewhere.
2. Osos Street is currently planned as an interim on- street transit facility, serving City transit
system buses. There have already been complaints from the City offices fronting Osos and
from the offices across the street that bus fumes are a problem for office users. The longer -
term plan for the City is to have an off - street transit facility, perhaps to the north of Santa
Rosa Street.
3. While this site would give an opportunity for City Hall office space expansion, it does not
offer the same opportunity to enhance the Palm and Morro Street frontages, as the library site
would do, or the opportunity to lengthen and to enhance a "civic center area" of Palm Street.
4. A "physical factor", not necessarily an advantage or disadvantage, is that most plans for the
reuse of this parcel end up underutilizing the frill rear parcel because of the natural tendency
to respect the configuration of the present' City Hall, which has a Human Resources wing
projection or protrusion of approximately 32 feet depth (28 feet wide) behind the usual rear
T]
line of the building. One could consider "squaring off' or eliminating this protrusion and
getting better improved "space utilization" in this area. Whether that is historically or
aesthetically detracting or functionally enhancing would have to be further examined.
The Copeland/French Site
The Copeland's have proposed that a City Hall office building be included on the southwest side
of Palm Street, close to the City/County Library and across the street from the old library
building.
There are some advantages of the further consideration of this site by the City.
1. The site consists of two parcels in private ownership. A portion owned by the Copeland's is
presently used for its for surface parking and the portion owned by Dr. French is occupied by
a smaller; older office building, presently used for storage, and surface parking.
2. Probably as a part of the total Copeland proposal, the land would be purchased at fair market
value from willing sellers.
3. The site is in the same block as City Hall, the City/County Library, the City's old library
building. Therefore the site is definitely within the civic center area and if properly designed,
can contribute to a fimctional civic center and enhance the appearance of Palm Street, as
previously discussed.
4. While the site is not immediately adjacent to the existing City Hall, it would literally be `Just
across the street" and could contribute to a functional City Hall complex.
5. Ownership and use of the site by the City would give the City great future flexibility, because
of its location in both the downtown and in the "governmental area," in that the building
could be used for a City Hall annex for a number of years (until City Hall were expanded to
the old library site), after which the City would have the option of continuing partial use of
the building for City governmental purposes or leasing out part of the building to. other
governmental entities (there appears to be a strengthening market for that need) and, later,
reclaiming portions of the building as they are needed in the future.
6. The County is currently planning additional administrative office space to the north of the
Fremont Theater. However, past experience has shown that there will always be a demand
for County (or regional governmental agency) office space expansion in the downtown, and
the City could lease portions of the building to the County or other agencies for this purpose.
In a similar fashion, the highly unlikely `worse situation" in the future would be for the City
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to have absolutely no use for the building for municipal purposes, in which case the building
would be very easily sellable or leasable to private interests, again, because of its fortuitous
location.
7. The building would be almost at the center of the Copeland Development and, as such, would
be an integral part of the downtown and allow citizens easy public use of City Hall in
combination with conducting their other downtown business. Having a portion of the City
Hall operation on the downtown side of Palm Street makes City Hall even more a part of the
downtown community than it has been.
8. The City Hall office space on this site would provide an excellent home for the relocation of
the Public Works Department, which will be quite an immediate need if the Copeland Project
proceeds. If this relocation were done in combination with moving the Community
Development Department to the same site, this would present an excellent opportunity for the
provision of "one stop shopping" for those seeking property and construction related licenses
and permits.
The disadvantages of the site:
The site is not currently owned by the City and would require purchase and the expenditure
of funds that are not presently allocated for this purpose.
2. It is not immediately adjacent to City Hall and therefore would not provide quite the same
level of integration and functionality as either of the two sites, which are immediately
adjacent to City Hall. However, the site would be very close to City Hall, physical
proximity could be attained in under a minute of walking, and telephone and electronic
communication would be the primary means of interaction.
Although the development of an office building, even a governmental office building, on the
site should be relatively easy to accomplish, the process would take longer and be more
complicated if underground parking were to be provided. And, if underground parking were
to be provided, it would be much easier to create just enough to meet City Hall parking
requirements than to provide "overflow" and assist in meeting larger parking requirements of
this area of the downtown. This is a choice that would have to be made.
The Larger View
As can be seen by the above, there is an abundance of specific considerations that goes into an
analysis of these three sites under consideration for City government office space expansion.
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However, at this point let's just simply "step back" from the details to see if a larger- picture
emerges.
1. First, it has been decided, wisely I believe, that City Hall should continue to stay in the core
of the community and be an integral part of the downtown community.
2. There is presently a severe need for City government office space, well beyond the ability of
the present City Hall to provide..
3. In planning for the future, we have to start with what we can reasonably foresee and, with the
knowledge that that view is limited. However, the City and City government have been with
us for a long time and the betting hypothesis is that they will continue on into the indefinite
future.
4. One of the major components of "planning ahead" is retaining as much future flexibility as
can be done without substantially increasing costs. At a minimum, the principle should be to
avoid a course which appears expeditious in the short-term, but which would provide no
further `next step" options (`Box Canyon ", as the old cowboy movies used to call it).
5. If the history of our County is a guide, "City Hall" could be even more -important in the lives
of our citizens in the future, then even today, as our society becomes more complex, more
interrelated, and with increasing demands by our citizens. Today the City has programs that
weren't even imagined twenty years ago, and twenty years from now, we'll have City
programs that aren't as yet contemplated.
6. The traditional municipal government role has been to provide services, and this fimction
will retain its importance, however, the longer -term trend will be for the City to serve as a
"community forum" to resolve complex community issues. Therefore, the "growth
industry' within City Hall will be policy analysis and planning (non -land use), dispute
resolution, management of our infrastructure, particularly transportation systems,'financial
resource planning, intervention to prevent environmental degradation, providing for social
well- being, obtaining and enhancing community amenities, (whether open space or historic
buildings), the increasing use of community volunteers, and like programs. The point is that
these and other issues, if they are to be fully addressed, require people to work on them and,
even given reasonable projections of telecommuting, people will still need adequate work
space and space to get together and interact on a face -to -face basis when dealing with
important community issues. Hence the need for City government office space will grow,.
not diminish, in the years ahead.
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7. We as a City should consciously choose to avoid the "San Jose syndrome ". In their case,
they had a beautiful old downtown city hall, which had became too small and outdated,
causing them to plan and build a more "modern" office building in north San Jose. Later,
they concluded that they had made a mistake in moving out of the downtown and wanted to
move back and subsequently tried, but, for whatever reason, failed to accomplish that.
8. Historically, San Luis Obispo has been the commercial and business center of the county.
Even with the remarkable growth in North County and South County, San Luis Obispo is
likely to remain, if not the commercial, the "downtown retailing," the business, professional
educational, financial, entertainment, cultural, and activity center of San Luis Obispo County.
In addition to the better -known transportation and economic impacts on the City, it also
impacts the way we do business as a city government, which is to operate a larger and more
complex city government than our residential population alone would indicate. Approval
and operation of the Copeland Center, if it happens, will fiuther extend this tendency towards
an active and enjoyable downtown, with a greater regional market attraction, and an even
increased regional role for the City.
9. A well- designed civic center would include walkways, benches and plaza landscaping in the
outside environment, and some "public space" inside the building. The display of public art,
provision of space for public meetings, an attractive entrance lobby or whatever else is
desired would be appropriate building amenities. The principle is that appropriate public
space in a City Hall expansion is not just a legitimate consideration but something to be
sought within and in the outside environment of a public building. Obviously, there comes a
point when the available financing for the project provides the constraint to what can be
planned and built, and the great majority of the buildings will, of necessity, be for production
workspace. But ... a public building should welcome and present amenities for the public.
So what does all this mean? Now that we have taken a not -so -brief examination of both the
"mega- picture" and the "specific facts," and blended them together, what emerges as the major
tentative conclusions?
1. It means, as was as our starting premise, that there is no "one obviously best solution ", but
there are alternative ways of proceeding, each with its own particular set of virtues and
drawbacks.
2. Nevertheless, using a MacBeth metaphor, a more definite form does emerge from the steamy
cauldron, and probably reveals two major options.
A. One major option is to continue the essence of our 1991 plan and build a substantial City
Hall addition on the old library site. We would continue to use the City Hall rear
parking lot for parking, expand it to include at least part of the parking required under our
10 1 -12
current City policy for a significantly larger building. This parking expansion could also
be combined with additional office space at some time in the future. This approach might
be called "our best 1991 thinking." Its major virtue is that it would give us a substantial
and attractive City Hall addition which would serve our needs for many years. The major
deficiency, knowing what we know now, is that there would come a time, perhaps not too
many years in the future, when we would again run out of space, and the property to the
rear of City Hall would be our only expansion option, and office expansion in that area
would come at the expense of parking expansion space.
B. The other approach is to have the same long -term plan, where the objective would be to
build the major City Hall addition on the old library site, although now the plan would be
to do this at a more distant time. In the more immediate future, the City would purchase
the Copeland/French site as part of the Copeland project and plan to develop a new City
Hall office building on that site. This plan would probably include some underground
parking, the exact extent of which would have to be determined. However, the plan
would be a subpart of a longer -term plan to build a major City Hall addition on the old
library site. This overall plan would have the future capability for the City to fully or
partially use the across -Palm- Street City Hall "annex" or lease it to another governmental
agencies until such time as it is again needed for City Hall use. This route is probably
the plan that takes the longest -term view and the one that gives the City the greatest
future flexibility. It does come with a price, namely, over a longer period of time we
would be planning for the use of two sites, and we would be facing some fairly
immediate property acquisition.
As a practical matter, the two next steps in this process will be to consider the Fred Sweeny
report on the updated space needs analysis and, probably shortly after that as a part of the
Copeland project, the City will need to consider whether it desires to purchase the
Copeland/French parcels.
As City officials, we are the stewards, and to some degree the creators, of our City's resources.
City Hall is the people's building. Citizens should feel that the place is theirs to enjoy and that
they are legitimately there, even where they don't have specific business to conduct. The need
for additional City Hall workspace has been documented beyond any doubt. Our,forthcoming
decisions will be very important to the well-being and attractiveness of the future community.
Happy thinking to you, and to all a good day!
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ATTACHMENT 2
City of San.Luls Obispo
CITY HALLEXPANSION
UPDATE STUDY
January. 16, 2000
-DRAFT
Prepared by.;
Phillips Metsch Sweeney Moore Architects
144
DRAFT San Luis Obispo City Hall Expansion Study
TABLE OF CONTENTS
ACKNOWLEDGEMENTS
Page
2
2. PROJECT PURPOSE 3
3. EXECUTIVE SUMMARY
4
4. BASIC REQUIREMENTS 7
Outlines assumptions and requirements for proposed additions to
the existing City Hall.
5. SPACE PROGRAM SUMMARY 12
Summarizes the space requirements for each of the departments to
be housed in City Hall and all other functions (including main
public use areas such as the City Council chambers).
A detailed, area-specific space program is found in Appendix 1.
6. EMPLOYEE AND SPACE ANALYSIS 13
Analysis of current vs. future employees and space. Space
standards for typical employee workstations.
7. POTENTIAL SITE OPTIONS STUDY 17
Describes site options for placing additional space within the
current City Hall block
8. POTENTIAL PARKING IMPLEMENTATION OPTIONS 20
Describes and outlines options for addressing parking needs.
9. APPENDIX 1 A -1
Describes specific space requirements for each department and
other areas within the City Hall.
Phillips Metsch Sweeney Moore Architects 1-15
DRAFT San Luis Obispo City Hall Eip"ansion Study
ACKNOWLEDGEMENTS
Thank, you to the following people for their contributions in completing this document:
John Dunn
Lee Price
Wendy George
Ken Hampian
Dave Elliott
Paul.LeSage
John Moss
Arnold Jonas
Mike McCliiskey
Kathy Malt
Bill Statler
Bob Neumann
Aun Slate
Barbara Ehibar
Jeff Jorgensen
Cindy McDonald
Phillips Metsch Sweeney Mgdre Architects
DRAFT San Luis Obispo City Hall Expansion Study
PROJECT PURPOSE
The City of San Luis Obispo has previously stated its intent to retain City Hall in the downtown
and, over the years, has worked closely with the County so that their main administrative offices
will also remain in the downtown. Consistent with this objective, City plans have been to add
space in the vicinity of the existing City Hall. The City has also stated its desire to create a
positive character for Palm Street and to develop a Civic Center complex which will be attractive
and functional.
In 1991, the City Council directed City Administration to analyze the future space needs for all
City Hall functions within City Hall and the adjacent 955 Morro Street, and determine the
demand for future office space. The need for this study occurred because it was readily apparent
that the current City Hall could not continue to accommodate all the office and public meeting
requirements of the City. As a result of this effort, a space needs analysis and detailed project
program was developed and used as the basis for a conceptual design of an addition to the
existing City Hall. That design project was suspended in late 1991, primarily because of the
declining economy.
In the Fall of 1999, the City decided to reexamine the space needs for City Hall and the adjacent
955 Morro building. The space demands for City Hall functions have continued to present a
problem since 1991. The office space needs have progressed to a point where it is necessary to
create a plan to address them, and money was put in the 1999 -01 budget for preparation of such a
plan. Shortly after a budget was approved for a space plan, the Copeland family presented a
potential downtown core development, immediately across the street from City Hall, which
includes a City Hall office space "annex ". The proposal presents a potential solution to the City
Hall space needs for either the short or long term. The review of the Copeland proposal provides
a timely opportunity for reevaluation of the City of San Luis Obispo's current and future .space
needs in the downtown area. Therefore, City Council has requested that an updated space study
be conducted.
The intent of, this report is twofold; 1) to determine space needs for offices and public functions
of City Hall, and 2) to evaluate various siting options for a City Hall expansion. Options for
alternative City Hall locations outside the current City Hall block will be confined to the
proposed Copeland development, because at this time no other apparent viable relocation options
are known to the City.
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DRAFT San Luis Obispo City Hall Expansion Study
EXECUTIVE SUMMARY
Purpose / History
City Hall is experiencing ongoing and pressing needs for space to accommodate staff and civic
functions. Currently, 95 employees are dispersed among five different locations throughout
downtown, with cramped conditions in most locations. This creates a disjointed and inefficient
City Hall operation, as well as less than ideal conditions for staff. Because of this situation,
money was placed in this year's budget to reconsider and update the 1991 City Hall space needs
study. The. Copeland Family's subsequent proposal for a City Hall "annex" in their development
has added impetus to the analysis of future City Hall space needs to determine if City Hall
participation in the Copeland plan is necessary and desirable. It is imperative at this time to
determine the long term needs of City Hall and establish an interim and long -term plan to meet
these needs.
Planning Parameters
The City Council earlier established the fundamental planning parameters to retain City Hall
within the downtown, and to utilize the downtown block where the current City Hall is located
for future expansion. Another requirement important to City Hall planning is that the heritage of
San Luis Obispo should be respected in the design of an expansion. The design should also be
reflective of the existing City Hall and used to create a timeless and pleasant Civic Center area.
Methodology
An updated City Hall space needs analysis has been developed using the 1991 Grant Pedersen
Phillips Architects Building Program as a basis. Revisions to that information were made with
input from each City Hall department head. The department heads were asked to project space
and employee needs based on a 10 -year forecast. The square footage for each office/employee
has been evaluated and reflects adequate space to accommodate current and anticipated future
technology, storage and furniture. The revised program projects a need for 60887 gross square
feet and 136 employees. These projections have been compared to other available data:
SPACE — Sq. Ft.
# EMPLOYEES
2000 1991 . 1999 50 -year
Carr ent Projection Projection Projection*
(10 -year) (10 -year)
40,101
1 49,709
1 60,887
1001
132
1 136
1 247 *.
*50 -year employee projection is based on a 1.5% annual growth.
Based on the current San Luis Obispo City Zoning Regulations, 2.21;. parking spaces are required
to meet the projected square footage needs for the next ten years of 0;887 square feet.
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DRAF r San Luis Obispo City Hall Expansion Study
Site Analysis
In an effort to keep a potential City Hall expansion within the existing City Hall block, two sites
are considered for development — Site 1 is the old Library site, Site 2 is the parking lot behind the
existing City Hall. Based on the projected space needs and City development ordinances, neither
Site 1 nor Site 2 alone is large enough to adequately accommodate all of City Hall space needs
for its long term space needs. Site 1 comes close to providing adequate square footage; however,
the projected vs. actual square footage is extremely close and leaves no room for growth or
contingency. Also, both sites 1 and 2 combined cannot provide adequate parking based on City
regulations. An above - ground parking structure on Site 1 (old Library) is not recommended in
order to maintain the character and scale of the Civic Center area and Palm Street, and to avoid
creating another above -grade parking structure on Palm Street.
Short Term Plan Recommendations
Until a new City Hall expansion building can be approved, designed, funded and constructed on
Site 1, the current space needs for City Hall must be met. The recently acquired 879 Morro Street
space will house the Utilities Department function. Other space needs should be accommodated
through off -site space, and the Copeland proposal is currently the only apparent viable solution
known to the City. It is recommended that the City acquire (through lease or lease- purchase)
approximately 30,000 square feet for short-term City Hall needs. At such time as the [Hain City
Hall expansion takes place on Site 1, City Hall use of the Copeland site will diminish, but not
disappear, and any excess space could be leased out to other government units or non -profit use.
Long Term Plan Recommendations
Site 1 (old Library) should be developed as the City Hall expansion area. The size of a new
building should maximize the site while also maintaining the architectural character of City Hall,
preserving the Civic Center character of Palm Street, and creating a pleasant working
environment for City staff.
Site 2 (rear parking lot) should be developed as an underground parking structure with the
flexibility to design an above- ground office or parking structure.. Site 2 could be much more
efficiently utilized for either office or parking use by eliminating the rear wing of City Hall
(currently the Human .Resources Department) which extends 32 feet into the rear parking lot. If
the above -ground space is developed as an office, the deficit of City Hall department spaces not
accommodated in the Site 1 expansion could be housed here on Site 2. If the above- ground space
is developed as a parking structure, the deficit of City Hall department spaces will need to be
housed in an off -site location, which would be the Copeland space.
Under this long-term scenario, it would still be desirable to have 30,000 square feet of office
space in the Copeland development to meet long -term City Hall space needs (beyond the 10 -year
projection of this report). The City should consider pursuing a lease- purchase agreement with the
Copelands to meet this long -term need. Excess space could be leased out to other governmental
entities or businesses either in the near -term or long -term
879 Morro Street should continue its use as the City's office of the Utilities Department.
Phillips Metsch Sweeney Moore Archirecu 1-19
DRAFT San Luis Obispo City Hall Expansion Study
Parking
There is a need to further analyze the parking needs and demands for City Hall. In particular,
City Council should address the current City parking policy as it applies to City Hall. Based on
the current parking policy, over 200 parking spaces must be provided within the existing City
Hall block. To do so would be cost prohibitive and incompatible with the geometry of the site
and land use codes. We suggest that City Hall be required to provide parking for its actual
number of employees, plus a small number of visitor parking spaces. It is best to accommodate
employee parking needs reasonably close to City Hall, but not necessarily in the City Hall block.
Conclusion
To meet City Hall's short and long term space needs, 30,000 square feet should be leased or
lease - purchased from the Copeland family within their proposed downtown development. Any
excess space within the 30,000 square feet could be leased for other government or business use.
It is recommended that the City move forward with this report's Site Option E and Parking
Option C as its long -term development plan. Site Option E locates the expanded City Hall at the
old Library site, with the Library being demolished to clear the site for new construction. The
existing City Hall is approximately 23,000 square feet, and Site 1 can accommodate
approximately 39,000 square feet in four stories for a total of 62,000 square feet. The expansion
and existing City Hall can accommodate the space needs, but the square footage is very close. To
accommodate long term space needs and any leasable space, the Copeland development would
need to be utilized.
Parking Option C includes removal of the rear wing of the City Hall to optimize the existing rear
patiang lot site for a four -story parking garage (two stories below and two stories above grade).
The proposed new parking structure will accommodate 125 —150 spaces, and assuming that City
Hall must provide 150 — 225 parking spaces, that leaves a maximum potential deficit of 100
parking spaces. It is recommended that City Hall parking needs be accommodated within the
newly developed parking structure of Parking Option C with a variance sought from the City to
reduce the required number of parking spaces.
Removal of the rear wing of City Hall will need to be further evaluated. The existing City Hall is
on the City's master list of historic resources, and any exterior alterations must be approved by
the Architectural Review Committee (ARC) and the Cultural Heritage Committee. If removal of
the rear wing proves to be a significant negative impact and is not allowed, the parking structure
could still be developed, however the number of developable car spaces would be fewer, and the
overall layout would be less efficient. � Pmkh
Recounnended Site Option E
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BASIC REQUIREMENTS
The City Hall expansion should reflect the heritage of San Luis Obispo and should be a
design that will stand the test of time. The architectural design of a building addition
should respect the existing architecture of the current City Hall and the Civic Center area
should be enhanced as a result of this expansion.
2. The City Hall expansion should be functional and attractive, a place for the public to
conduct its City - related businesses and allow the City's day - to-day business operations to
function in an efficient and cohesive manner.
3. The City Hall complex should be a place that allows easy access and use by the public.
The layout of the main circulation spaces should be easily understood upon entering the
building.
4. All areas of the City Hall complex should be made accessible to the disabled. All public
counter areas will have accommodations for wheelchair use. Main entrances to the City
Hall complex shall accommodate the disabled wherever possible without obvious referral
to special accommodations.
5. In those activities of City business which have a high degree of public interface, every
effort should be made to employ the concept of a "one stop shopping" public counter.
6. Access by the public for services relating to the permitting process, should be located
together. The Community Development Department should be located on the first floor
and be easily accessible. Meeting spaces should be provided for representatives of the
Public Works, Utilities and Fire Departments to meet with members of the public.
7. The building should be arranged to create a pleasant working environment for public and
staff. Natural daylight and natural ventilation (operable windows) should be provided
within 30-40 feet of every desk space. Integration of all types of interior and exterior
open space should be an objective of the design.
8. The following are general requirements for building operations:
A. All workstations shall be located within an open office system with the exceptions of
department heads and division heads who supervise staff. Some functions of the
Human Resources Department and the City Attorney's office may require private
offices.
B. Security issues concerning employees should be given careful consideration. The
public should not have direct access to certain staff work locations.
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SPACE PROGRAM SUMMARY
The following is a summary of the space analysis that was developed with input from each
department head. The department heads used the Grant Pedersen Phillips Architects 1991 space
program as a guideline and projected their space and employee needs for the next ten years (to
year 2009).
The fully detailed space program showing each department's specific space requirements is found
in Appendix 1.
Variance between Current and Projected Square Footage
The Space Program Summary shows `Current Net Square Footage' for City Hall functions and
'Projected Net Square Footage'. The variance between these amounts is summarized below.
It should be noted that in addition to the specific net space differences between existing and
proposed space, the `Proposed Net Square Footages' also assume a factor of 20% per department
for circulation, which is not accounted for in the `Current Net Square Footage' allocations for
each department.
The 20% circulation factor is added within each departmental area and represents space for
corridors and circulation space, electrical closets, utility shaft spaces, mechanical duct space, code
requirements (ADA clearances, fire extinguisher cabinets), and so forth. This figure is found at
the bottom of each department description in Appendix 1.
An additional 10% `Walls and Structure' factor is also added to the overall space requirements.
This figure is found on the space summary page.
General Public Areas
1) Lobbies and Chamber foyer 3,650
2) Larger Council Chamber 350
3) Larger public restrooms 1,200
4) Circulation factor 1,800
7,000
General Staff Areas
1) Larger /more staff bathrooms
1,500
2) Additional conference room
320
3) Circulation factor
680
2,500
BuDding Services
1) General storage 1,300
2) Mechanical room 1,500
3) Shipping and receiving 200
4) Circulation factor 11000
4,000.
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City Council
1) Additional Council member office
and larger Mayor's office
2) Public waiting area
3) Conference room
4) Circulation factor
Administration
1)
Additional staff space
2)
Larger CAO office
3)
Utility and file area
4)
Circulation factor
City Clerk
1)
Secured storage
2)
Scanning station
3)
Additional staff space
4)
Circulation factor
City Attorney
1)
Additional staff space
2)
Conference room
3)
Utility and research room
4)
Additional file storage
5)
Circulation factor
Finance
1) Additional employee space
2) Computer receiving and staging
3) Larger computer training room
4) Circulation factor
Human Resources
1)
Additional. employee space
2)
Workout room and lockers
3)
Separate Wellness library
4)
Circulation factor
PhiUips Mersch Sweeney Moore Architects
300
100
200
180
780
400
100
220
300
1,020
100
40
40
175
355
220
160
150
300
290
1,120
500
1,000
200
1,130
2,830
160
650
100
500
1,410
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Community Development
1) Additional staff space
2) Public counter space included under
General Public Area above
3) Current staff offices are larger due
to less efficient use of space
4) Circulation factor
Public Works
1) Additional staff space
2) Space for parking staff no longer
requires public counter, restrooms
conference room
3) Additional restrooms, public counter
and break room no longer required
for 955 Morro Street staff
4) Circulation factor
Utilities
1) Additional staff space
2) No longer need for lobby space
3) No longer need for restrooms,
break room
4) No need for atrium space
5) Circulation factor
6) Reduction in office sizes
Phillips Metsch Sweeney Moore Architects
240
(250)
(1,600)
810
(800)
1,300
(2,500)
(300)
1,390
(110)
90
(320)
(500)
(120)
450
(400)
(800)
San Luis Obispo City Hall Expansion Study
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DRAFT San Luis Obispo City Hall Expansion Study
SPACE PROGRAM
BUILDING PROGRAM SUMMARY
Current Net Projected Net
Department
Sq. Ft.
Sq. Ft.
GENERAL PUBLIC AREAS
4,023
11628-
879 Morro Street
3,810
Old Library
GENERALSTAFFAREAS
1,638
4J28.
1260A Chorro,
3500
Total Current Space
BUILDING SERVICES
2,060
.0,'994
CITY COUNCIL
298
;09 21.
ADMINISTRATION
828
1
C= CLERK
718
T;044;
CITY ATTORNEY
608
. ...... ...
FINANCE
3,830
HUMAN RESOURCES
1,663
.Y-3;036;
COMMUNITY DEVELOPMENT
5,697
PUBLIC WORKS
8,407
8 340'
UTILITIES 3,512
*Unoccupied Space 2,482
Walls and Structure (10%) 4,337 5,272
10 Year growth after occupancy (5%) 2,899
*Unoccupied space is space to be vacated by Utilities after move to 879
Morro Street Future occupants of this space are unknown at this
time.
Current Space Available by Building
Square Feet
City Hall
23,065
955 Morro Street
5,694
879 Morro Street
3,810
Old Library
3,360
Trailer (Corporation Yard)
672
1260A Chorro,
3500
Total Current Space
40,101
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San Luis Obispo City Hall Expansion Study
ANALYSIS OF EMPLOYEES - 50 YEAR PROJECTION
A new City Hall expansion is projected to have a building life expectancy of 50 to 75 years.
Therefore, it is important to consider the potential staffmg projections for this timeframe to
understand the space (square footage) impacts that employee growth will have on the building.
The 1999 -01 Financial Plan, "Civic Center Staffing Trends — Last 15 Years" shows the employee
growth rate for the past 15 years at approximately 2% per year. Assuming an average annual
growth rate of 1.5% in the future, the projected number of employees in 50 years is 247
employees.
100 = 1999 Current Employees
136 = 2009 Projected Employees
247 = 2049 Projected Employees
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ANALYSIS OF SPACE (1991,1999 CURRENT, PROJECTED 2009)
The following bar graph shows the amount of square footage per department. The first bar
represents the actual amount of current space.
The second bar represents the 1991 Space Program for City Hall Expansion, which was a best
guess of space needs based on a 10 -year projection. This number was taken from the Grant
Pedersen Phillips Architects Building Program of 1991.
The third bar represents each department's best guess of space needs based on a 10 -year
projection from today (1999). This bar represents the space program presented in this study.
40,101 GSF = Current Space
49,709 GSF =1991 10 -year projected Space
60,887 GSF =1999 10 -year projected Space
Analysis of Space (Projected 1999, Current 2000, Projected 2009)
Phillips Metsch Sweeney Moore Architects
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DRAFT San Luis Obispo City Hall Expansion Study
SPACE STANDARDS
The following diagrams have been provided to offer a visual aid, and are meant to give an idea of
a workstation at a given square footage accommodating desks, chairs and storage. These
following space standards are used in this report's space program.
Enclosed Office Space (Work Areas)
250 Square Feet
is Executive (EX)
,N
n,
50 Square Feet
t-- Management (MG)
Plan Layout —►
120 Square Feet
Mid- Management (MM)
In,
Conference Rooms
20 square feet per occupant
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San Luis Obispo City Hall Expansion Study
Open Office Space (Work Areas)
120 Square Feet
Professional (PR)
90 Square Feet
Technical (TE)
60 Square Feet
Secretarial (SE)
40 Square Feet
Clerical (CL)
40 Square Feet
Intern / Inspector (IN)
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DRAFT San Luis Obispo City Hall Expansion Study
POTENTIAL SITE OPTIONS STUDY
Based on the 1999 City of San Luis Obispo Zoning Regulations, City Hall is located in a Public
Facility (PF) Zone, which requires no `street yard' setbacks and 10 foot `other yard' setbacks
between City Hall and the Pacific Bell building. The zoning requirements also limit the height of
new buildings and additions in this block for government public use to 35 feet, or a three -story
building. Maximum coverage of the site is limited to 60 %. It is recommended that a variance be
sought allowing a four -story building, as anticipated in the 1991 expansion plan.
The space program requires that approximately 61000 square feet be provided for all City Hall
functions (see previous chapter and Appendix 1- Space Program).
Existing Building
2 -Story 23,400 gross square feet
Public Spaces = 8,800 square feet
1991 Report
49,000 gross sf projected needs of total City Hall functions
Four -story 38,600 square feet addition proposed
Total 62,000 GSF (38,600 new + 23,400 existing)_ proposed with 13,000 sf provided for
future office or leasable space.
1999 Report
66;877 gross square feet projected
Three -story maximum height allowed; variance will be sought for a four -story building
Note: No future office or leasable space is accounted for.
Several site options exist for the expansion of City Hall. An analysis was conducted to determine
the maximum developable area of two sites, named Site 1 and Site 2, based on the Zoning
Regulations. Site 1 is the old Library site; Site 2 is the existing parking lot behind City Hall. The
maximum developable area does not take into consideration the goal to keep all offices within 30
to 40 feet of an operable window, nor does it consider a realistic structural grid, office
proportions, or specifics of site conditions such as saving the two existing Redwood trees.
Therefore, the actual developable area of a building on either site will be smaller than the
maximum developable area — this is called Size, Scale, Bulk Efficiency factor.
Phillips Metsch Sweeney Moore Architects 1'3
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San Luis Obispo City Hall Expansion Study
Analysis of Site 1
Maximum developable area = 12,420 sf per floor
Four -story. maximum building = 49,680 square feet
Size, Scale, Bulk Efficiency factor = 39,000 (proposed 1991
maximum building) / 49,860 (maximum available site) = 78%
Actual Developable Area = 39,000 SF + 23,400 existing SF =
62,400 GSF
Analysis of Site 2
Maximum developable area = 8,910 sf per floor
Four -story maximum building = 35,640 square feet
Size, Scale, Bulk Efficiency factor = assume 85% (site is less
restricted than Site 1)
Actual Developable Area = .30,294 SF + 23,400 existing SF =
53,694 GSF
Based on the above analysis, Site 1 only can accommodate the projected space needs of 60;887
square feet. However, the available square footage is extremely close to the required square
footage with no room for future growth or contingency. Therefore, we must consider developing
the site using a combination of the two available sites. Also note that in 1991, the proposed
building layout provided for future office space or leasable space. If it is desirable to again plan
for these needs, the space needs will increase.
The following diagrams are provided to assist in the analysis of potential site options:
Option A
This option places the majority -of a new addition at Site 1, with
a smaller addition at Site 2. All public spaces will remain in the
existing City Hall building. On- surface parking is eliminated
from Site 2, and parking is provided in off -site locations.
Option B
This option places the majority of a new addition at Site 2, with
a smaller addition at Site 1. All public spaces will be placed at
Site 1. On- surface parking is eliminated from Site 2, and
parldng is provided in off -site locations.
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San Luis Obispo City Hall Expansion Study
Option C
This option is the same as Option A with a below - ground
parking structure located under Site L
It should be noted that under the 1991 Study, it was shown that
site access constraints plus cost per parking space proved this
option to be uneconomical.
Option D
This option is the same as Option B with a below- ground
parking structure located under Site 2.
Option E
This option proposes development of Site 1 for the majority of
City Hall expanded space needs. A multi -story parking garage
will be placed on Site 2 (see Parking Option C for the parking
structure option at this site). The rear wing of City Hall should
be removed to maximize the efficient development of the rear
parking lot site. Office space at 879 Morro Street and the
Copeland development are used to house any deficit staff of City
Hall functions.
Option F
This. option proposes leasing necessary square footage from the
Copeland development and keeping only a.Emited amount of
functions (perhaps all public spaces) in the existing City Hall.
No other building or parking development at the City Hall block
is proposed in this option.
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2
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San Luis Obispo City Hall Expansion Study
Option C
This option is the same as Option A with a below - ground
parking structure located under Site L
It should be noted that under the 1991 Study, it was shown that
site access constraints plus cost per parking space proved this
option to be uneconomical.
Option D
This option is the same as Option B with a below- ground
parking structure located under Site 2.
Option E
This option proposes development of Site 1 for the majority of
City Hall expanded space needs. A multi -story parking garage
will be placed on Site 2 (see Parking Option C for the parking
structure option at this site). The rear wing of City Hall should
be removed to maximize the efficient development of the rear
parking lot site. Office space at 879 Morro Street and the
Copeland development are used to house any deficit staff of City
Hall functions.
Option F
This. option proposes leasing necessary square footage from the
Copeland development and keeping only a.Emited amount of
functions (perhaps all public spaces) in the existing City Hall.
No other building or parking development at the City Hall block
is proposed in this option.
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POTENTIAL PAREING UYIPLEMENTATION OPTIONS
Based on the 1999 City of SLO Zoning Regulations, government offices must provide one
parking space for every 300 square feet of office space. Assembly spaces require one parking
space for every four fixed seats.
Current Spaces provided by City
50 spaces (61 Permits) = Parking lot behind City Hall
34 spaces = Palm Street Garage
Morro Street = 7 City Vehicle spaces (no private vehicle spaces)
For visual aid Palm Street Garage parks a total of 410 cars and is a four -story 130,000
square foot above -grade parking structure.
95 permits = Currently provided
Proposed parking needs for City Hall
60;887 sf - Proposed City Hall square footage
sf — Council Chambers
58,987 sf — Divided by 300 =19,6 spaces required for City Hall
100 Seats — Divided by 4 = 25 spaces required for Council Chambers
2.2.1 = Total Required Parldng Spaces
There is no easy solution that provides adequate parking in the immediate vicinity for all City
Hall functions. Based on the proposed parking needs, providing 200+ parking spaces within the
existing City Hall block will be cost prohibitive and incompatible with both the geometry of the
site and land use ordinance codes. If the City Hall expansion project moves forward, more
thorough studies will need to be performed to determine the exact number of off street parking
spaces to be provided. The following should be considered for future parking studies:
The actual parldng demand for the City Hall complex does not necessarily coincide with
the current zoning requirements. Careful study needs to be given to the City's 1998 Trip
Reduction Incentive Program (TRIP), as well as analysis of typical transportation
standards, such as:
A. Current SLO zoning ordinances require 200+ spaces as determined by the building
size and council chamber seating requirements.
B. Based on standard transportation engineering data, it can be assumed that the actual
demand for a building this size will be between 200 — 225 parking spaces.
C. Based on the City's 1998 Trip Reduction Incentive Program strategies, the space
requirements could be reduced an additional 18% to 20 %.
D. If the existing City Hall conformed to current parking (one Space per 300 sf), 140
parking spaces would be required to accommodate all functions of City Hall. The
City currently offers 95 parldng permits within 84 parking spaces at various locations
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DRAFT San Luis Obispo City Hall Expansion Study
(50 spaces at the City Hall rear parking lot and 34 spaces at the Palm Street Garage),
therefore City Hall is currently not conforming to City parking standards.
2. parking provided within the City Hall block is very limited, and will only accommodate a
small percentage of required spaces. Therefore, to provide the total amount of required
spaces, off site parking locations will need to be found.
We recommend that the above, as well as more detailed strategies and options, be explored to
determine the best approach in providing parking forany major expansion to City Hall.
The City has several options to consider to meet parking needs. Below are various options based
on three possible scenarios; 1) develop parking at the existing City Hall block, 2) lease or
develop parking off site (away from the existing City Hall block), and 3) reduce the amount of
parking required by adopting new policy.
1) Parking Options using the existing City Hall block for development include:
Option A
Retain existing parking at Site 2.
:7 Current = 50 spaces
Pmang
Entenos
Option B
Develop an underground parking structure at Site 2 with an
office structure (expanded City Hall) above. Underground
parking is limited to two stories to project a feasible cost
scenario.
Maximum = approximately 36 spaces per level
- - -- - - - - - o Two stories = 72 spaces
Phillips Metsch Sweeney Moore Architects 1-M
DRAFT
_._._._._._..
I � 1
I
� I
I
San Luis Obispo City Hall Expansion Study
Option C
Maximize a new multi-story parking structure at Site 2 by
removing the rear wing of City Hall. Assumes two-stories
maximum of parking below grade and two-stories maximum of
parking above- grade. Below grade is limited to two-stories to
project a feasible cost scenario; above -grade is limited to two -
stories to limit the mass and scale.
Maximum = approximately 36 spaces per level
Four stories = 144 spaces
Option D
Maximize parking under Site 1 with the expanded City Hall
building above ground. Remainder of parking needs is provided
at current lot behind City Hall and other off -site locations.
Maximum = approximately 50 spaces per level
Two below -grade stories = 100 spaces + 50 Existing City Hall
Surface spaces = 150 total spaces
2) Parking Possibilities using options outside of the existing City Hall block include:
Option A
Build an addition to the Palm Street Garage by eliminating the
Utility Building (879 Morro Street). The addition would be used
to house City Hall employee parldng spaces. This would reduce
the amount of usable office space for City Hall by demolishing
879 Morro Street, but increase usable parking spaces for the
City.
Option B
Make greater City Hall use of the Palm Street garage, however
this option is not likely to be realistic due to the impact of the
proposed Copeland project on parking needs.
Option C
Develop off -site parking for City Hall employees. This might
include:
i.) Utilizing future transit center parking structure(s).
Phillips Metsch Sweeney Moore Architects 1 -36
DRAFT
3) Policy decisions include:
San Luis Obispo City Hall Expansion Study
ii.) Creating a new parking lottstructure on an outlying
commuter lot location near Highway 101.
iii.) Creating other future downtown parking structure(s). .
Option A
Propose and accept reduced parking standards based on
justification, such as:
i.) Intensify TRIP to its stated AVR goal of 1.7, thus
reducing the demand/need for parking spaces.
Currently, TRIP operates with a 1.62 AVR. An increase
to 1.7 factors to a 18% to 20% reduction in parking
demand, thus reducing parking needs from 221 spaces to
....._...
:176 spaces.
It should be noted that the current 1.62 AVR includes all
City locations. The current AVR for City Hall alone is
1.4.
ii.) Provide parking spaces for the actual number of City
Hall employees, rather than providing an arbitrary
number of spaces based on square footage. This would
reduce the required parking from 221 spaces to 136
spaces or by 60%:.
Option B
Excuse City Hall from City parking standards and require the
City to provide parking spaces based on a revised formula (less
than, equal to, or more than the number of spaces currently
provided).
Option C
Include City Hall in Downtown Parking District and pay an in-
lieu fee for parking not provided. The in -lieu funds would be
used toward increasing the supply of public parking spaces.
Phillips Metsch Sweeney Moore Architects 1 -31
San Luis Obispo City Hall Expansion Study
GENERAL PUBLIC AREAS
Space
# Work SF / Wrk
Areas Area Total SF Notes
Main City Hall Lobby
1,000 Access to City Clerk's receptionist
Provide space for Information
presentations.
Director
250
Council Chamber
1,800 Good public access, higher visibility of the
Increase size to original size, total
council and audio /visual presentations, and
public seating capacity can remain
acoustical performance of the space.
as is.
Male
800
Remain in existing location, remain formal
Floor Lobbies
chamber for public forum.
Hearing Room 1,000 Near Council Chamber
Accommodate variety of meeting
configurations and overflow from Council
Chambers.
Electronic technology for intercommunication
with City Hall (Council Chambers).
Need area for maps and public
documents (hand -outs, posted, and
resource materials)
Counter Area
Receptionist 1 60 60
Planners with plan layout space 3 50 150 Must be associated with a reception function.
Phillips Metsch Sweeney Moore Architects 1 -38 A -1
Accommodate various types of graphic
presentations.
Council Chamber Foyer
250
Public Restrooms
Female
800
Male
800
Floor Lobbies
1,000
Can accommodate space for art of City SLO
archive material.
Secondary Major Lobby
1,400
Can accommodate public art or historical
material.
Public Service Comers
"One- Stop" concept will be used by the
following departments for various permitting
and fee payments.
Public Resource Center
6 20 120
In public lobby space, adjacent to public
1 computer workstation with
counter area of Community Development
counter space for 5-6 people
Dept.
Need area for maps and public
documents (hand -outs, posted, and
resource materials)
Counter Area
Receptionist 1 60 60
Planners with plan layout space 3 50 150 Must be associated with a reception function.
Phillips Metsch Sweeney Moore Architects 1 -38 A -1
San Luis Obispo City Hall Expansion Study
Phillips Metsch Sweeney Moore Arclutects 1 -39 A -2
# Work
SF / Wrk
Space
Areas
Area
Total SF
Notes
Building Staff
2
50
100
Engineers with plan layout space
2
50
100
Fire Engineer
0
50
50
Cashier and Cash Register
1
60
60
Should be grouped with public one -stop
counter area.
Planner and Building Staff
4
20
80
computer workstations
Engineer computer workstations
1
20
20
Work stations can be located away from the
counter.
Shared Conference Rooms
4
100
400
To be adjacent to the counter area. Locate (1)
computer in each room.
Subtotal General Public Areas
9,190
Circulation Factor (20%)
1,838
Total General Public Areas
119028
Phillips Metsch Sweeney Moore Arclutects 1 -39 A -2
San Luis Obispo City Hall Expansion Study
GENERAL STAFF AREAS
Space # Units SF / Unit Total SF Notes
Staff Lounge 800 Morning day - lighting is important
Should be conducive to group interaction and
be a pleasant space.
Exterior Lunch Area 0 300 sf should be provided - has not been
included in building program.
Locker /Showers/Restrooms Locate near bike lockers, workout room and
exterior access.
Female 900
Male 900
Large Conference Room for 14 -16 2 320 640 Easy access for staff and public (off public
people corridor or lobby)
Shared by all departments.
Conference Room for 8-10 people 1 200 200 Shared with other departments
Subtotal General Staff Areas 3,440
Circulation Factor (20%) 688
Total General Staff Areas 41128
Phillips Metsch Sweeney Moore Architects 1 -40 A -3
San Luis Obispo City Hall Expansion.Study
WELDING SERVICES
Space
# Units SF / Unit Total SF
Notes
General Storage Area
2,000
Electrical Room
350
Telephone/Communication Room
200
Mechanical Room
1,500
Janitor Closets
4 60 240
Existing Boiler Room .
380
Mail Room
200
Located near an exterior entrance (easy access
for post office personnel.)
Used for 1 hour each day (sorting and
distribution of mail). Supervised by Finance
Department.
Distribution point for all building mail and
inter -office mail.
Shipping and Receiving
200
Located near building entrance with access for
delivery trucks.
Locate near main corridor for easy flow of
material to all parts of building.
Holding space for 3 palettes of material.
Subtotal Building Services Areas 5,070
Circulation Factor (20%) 1,014
Total Building Services Areas 69084
Phillips Metsch Sweeney Moore Architects 1 -41 A-4
San Luis Obispo City Hall Expansion Study
CITY COUNCIL
Subtotal City Council Areas 1 1 910
Circulation Factor (20%) 182
Total Council Area 1,092
1. General public access to the council's area should be controlled by the receptionist in order to facilitate public inquiry
and direction to the appropriate departments should council not be available.
Phillips Metsch Sweeney Moore Architects 1 -42 A -5
Current Projected
SF/
Employ. Employ.
Work
Space
2000 2009
Area
Total SF
Notes
Mayor's Office (Enclosed/EX)
250
250
Private Office with conference area for 3-
4 people.
Council Offices (Open/Special)
150
300
2 Offices provided w/ space for 2 work
stations in each office.
Waiting Area for 4-5 people.
100
Located off the main public corridor.
Shared w/ Admin & City Clerk.
Council Secretary (Open/SE)
1 1
60
60
Part of City Clerk's staff, should be
located near Clerk's Office.
General public access is controlled by
receptionist.
Conference Room (8 -10 people)
200
Should adjoin Council offices and
Mayor. Shared with City Clerk and
Administration.
Subtotal City Council Areas 1 1 910
Circulation Factor (20%) 182
Total Council Area 1,092
1. General public access to the council's area should be controlled by the receptionist in order to facilitate public inquiry
and direction to the appropriate departments should council not be available.
Phillips Metsch Sweeney Moore Architects 1 -42 A -5
San Luis Obispo City Hall Expansion Study
ADNIINISTRATION
*20% figure includes space for open employee collaboration/brainstorm space.
Phillips Metsch Sweeney Moore Architects 1 -43 A-6
Current Projected
SF /
Employ.
Employ.
Work
Space
2000
2009
Area
Total SF
Notes
City Administrative Officer
1
1
250
250
Direct relationship with Assistant CAO,
(Enclosed/EX)
executive secretary, mayor's office,
council's office.
Reception area, Waiting area and
Conference area must be adjacent.
Assistant City Administrative Office
1
1
150
150
Direct access to a conference area, direct
(Enclosed/MG)
relationship to CAO
Assistant to CAO (Open/MM)
1
1
120
120
Executive Secretary (OpewTE)
1
1
90
90
Direct access to CAO, Asst CAO, Mayor
and Council.
Administrative Secretary (Open/SE)
1
1
60
60
Administrative Analyst (Open/MM)
0
1
120
120
Intern Work Station (OpenMq
40
40
Can be located anywhere in department
Utility Room (Enclosed)
100
Shared with City Clerk's office
Filing Cabinet Storage
0
Safe Storage
0
Photocopier Area
0
Office Supplies Storage
0
File Area
120
Part of the open office area
Economic Development Manager
1
1
120
120
Locate near Community Development.
(Enclosed/MM)
Natural Resources Manager
1
1
120
120
Locate near Community Development
(Enclosed/MM)
Secretary Il (Open/SE)
0
1
60
60
Conference Room (see Council)
0
To share Council's Conference Room
Future (unidentified Functions)
0
2
90
180
Subtotal Administration Areas
7
11.
1,530
*Circulation & Collaboration Factor. (20%)
306
Total Administration Areas
19836
*20% figure includes space for open employee collaboration/brainstorm space.
Phillips Metsch Sweeney Moore Architects 1 -43 A-6
San Luis Obispo City Hall Expansion Study
IIIWt *A Df:71
Subtotal City Clerk Areas 3 4 870
*Circulation & Collaboration Factor (20%) 174
Total City Clerk Areas 1,044
*20% figure includes space for open employee collaboration/brainstorm space.
1. The Clerk acts as a general clearing house for all documents within the city. Hard copy retention is a large activity of the
Clerk's office.
2. The Clerk's office assists the council in their clerical activities and in the operation of the Council's hearings and meetings.
Phillips Metsch Sweeney Moore Architects 1 -44 A -7
Current Projected
SF /
,
Employ. Employ.
Work
Space
2000 2009
Area Total SF
Notes
City Clerk (Closed/MG)
1 1
150 150
Access to CAO, Mayor, Council, and
Council Chambers.
Assistant City Clerk (OpenITE)
1 1
90 90
Secretary H (Open/SE)
1 1
60 60
Clerical back -up support to Clerk's
office.
Public Reception/Telephone Operator
0 1
40 40
Will act as receptionist to the public at
(Open/CL) -
the main entrance.
Library/Archives
150
Public review space is not required
Shelving, 20 LF
within the library, but should be near
public waiting and entrance to the
Photocopy machine area
0
Clerk's Dept.
Scanning station
40
Photocopy area may be adjacent to the
Public review space
0
Library.
Secured Storage (Enclosed)
250
This is active storage. Long term
(5) 36" open filing cabinets
0
storage will be off site.
16 LF Storage
Vault Storage
90
Utility Room (See Administration
0
To be shared with Administration.
Area)
Conference Room (See Council)
0
To share Council's conference room
Subtotal City Clerk Areas 3 4 870
*Circulation & Collaboration Factor (20%) 174
Total City Clerk Areas 1,044
*20% figure includes space for open employee collaboration/brainstorm space.
1. The Clerk acts as a general clearing house for all documents within the city. Hard copy retention is a large activity of the
Clerk's office.
2. The Clerk's office assists the council in their clerical activities and in the operation of the Council's hearings and meetings.
Phillips Metsch Sweeney Moore Architects 1 -44 A -7
San Luis Obispo City Hall Expansion Study
CITY ATTORNEY
Current
Projected
SF /
Empl.
Employ.
Work
Space 2000
2009
Area Total SF
Notes
City Attorney (Enclosed/EX) 1
1
250 250
Close proximity to CAO, Mayor and
- Private Office w/ sml. Conference
Council.
Need computer access via telephone
modem to outside resources.
Assistant City Attorney 1 2 120 240 Adjacent to CA's office.
(Enclosed/MM)
Legal Secretary (Open/PR) 1 1 120 120 Receptionist for department, and serves
City Attorney, Paralegal and Assistants.
Equipment, Research Area 50 50 To be adjacent to Legal Secretary space.
Law Library (Enclosed) 200 Conference room can be incorporated
within the Library.
Floor to Ceiling bookshelf, 40 LF Shelving to be adjustable.
Ability for computer modem is
desirable.
File Storage (Open)
(6) 42" lateral filing cabinets 350 Consider rolling/stackable file storage
system
Utility Room (Enclosed) 100
Conference Room for 6-8 people 160 To be shared with Admin.
Subtotal City Attorney Areas 3 4 1,470
*Circulation & Collaboration Factor (20%) 294
Total City Attorney Areas 19764
'20% figure includes space for open employee collaboration/brainstorm space.
1. A high degree of privacy is required for activities within this office. Location for public waiting and access should
receive careful attention.
2. Security should be carefully considered for City Attorney offices.
Phillips Mench Sweeney Moore Architects 1 -45 A-8
San Lois Obispo City Hall Expansion Study
FTNANCE
Space
Current
Employ.
2000
Projected
Employ.
2009
SF /
Work
Area
Total SF
Notes
Administration
90
90
4 5
60
300
Director of Finance (Enclosed/MG)
1
1
150
150
Access to CAO and HR Office
Administrative Secretary (Open/SE)
1
1
60
60
1000
Conference Room (closed)
500
150
Should be available for second
auditor's use.
Revenue Management
Revenue Manager (Enclosed/NM
1
1
120
120
Customer Services Supervisor
1
1
120
120
(Open/MM)
Accounting Assistants (Open/SE)
4
7
60
420
Secure Storage (Closed)
50
Deposit Prep Area
100
Needs secured area of department.
Used to total receipts and preparation
of bank deposits.
Accounting
Accounting Manager (Enclosed/W
Accounting Supervisor (Open/MM)
Accountant (OpewTE)
Accounting Assistants (Open/SE)
Information Systems
Info. Systems Manager (Enclosed/MM)
Computer Systems Technician
(Opew-M)
Computer Receiving/Staging
Computer Training Room
General
Field Staff / Seasonal (Open/IN)
Phillips Metsch Sweeney Moore Architects
I 1
120
120
1 1
120
120
0 1
90
90
4 5
60
300
1 1
120
120
3 5
90
450 Locate in or next to computer staging
and service space.
1000
500
120 Place near main. workstations of the
department.
1 =46 A -9
San Luis Obispo City Hall Expansion Study
Current Projected SF/
Employ. Employ. Work
Space 2000 2009 Area Total SF Notes
Computer System/Server 200 Can be located away from the Finance
Printers & Storage/Work Area
Customer Service Area (Open)
Source Document Storage (Closed)
Utility Room (Closed)
Department
Should be located with IS Staff
Needs isolated, grounded circuit and
independent air conditioning
500
120
750 Accommodate 3 years worth of records
tt
within department
Subtotal Finance Areas is 25 5,660 .
*Circulation & Collaboration Factor (20 %) 1,132
Total Finance Areas 61792
*20% figure includes space for open employee collaboration/brainstorm space.
1. The department is operationally divided into four divisions - Administration, Revenue Management, Accounting, and
Information Systems.
Phillips Metsch Sweeney Moore Architects 1-47 A -10
San Luis Obispo City Hall Expansion Study
HUMAN RESOURCES
Health and Fitness Coordinator 1 1
Current
Projected
SF /
Testing Room with Workstation
Employ.
Employ.
Work
nearby.
Space
2000
2009
Area
Total SF
Notes
Human Resources Director
1
1
250
250
Access to CAO and Finance Department
(Closed/EX)
40 40
ConferenceAnterview Room for 8
160
Must be accessible by HR Interviewers.
Private Office with secured file
Must be private space. Used for HR
storage and table for 4-5 people
department staff and/or employees to
review files.
Human Resources Analyst
1
2
120
240
Need adequate space to review
(Closed/MM)
120
Space to fill out job application forms
documents with coworkers.
Risk Manager (Closed/MM)
1
1
120
120
Need adequate space to review
Human Resources Library (Enclosed)
100
Accessible by all City employees and
documents with coworkers.
Secretary (SE)
1
1
90
90
Locate near the Director's, Analyst's and
beverageffood storage.
Secured Storage Room (Closed)
200
Risk Manager's office.
Health and Fitness Coordinator 1 1
60 60
(Open/PE)
Testing Room with Workstation
200
Needs restroom with shower facilities
nearby.
Workout Room
800
For on -site workouts, training.
Equipment to be donated by Copeland's
Lockers
50
Employees allowed to use health room
when not in use for testing.
Clerk (Open/CL) 0 1
40 40
ConferenceAnterview Room for 8
160
Must be accessible by HR Interviewers.
people (Closed)
Must be private space. Used for HR
department staff and/or employees to
review files.
Must accommodate training activities
Accommodate labor negotiations
Reception / Application (public area)
120
Space to fill out job application forms
and/or to pick up information on
available city positions, needs computer
workstation.
Human Resources Library (Enclosed)
100
Accessible by all City employees and
potential employees.
Locate near reception/secretary area.
Utility Room (Open)
100
Allow space for small refrigerator and
beverageffood storage.
Secured Storage Room (Closed)
200
Can be located in filing cabinets within
open office system.
Subtotal Human Resources Areas 5 7 2,530
*Circulation & Collaboration Factor (20 %) 506
Total Human Resources Areas 39036
*20% figure includes space for open employee collaboration/brainstorm space.
1. Most file storage in the Human Resources department most be lockable due to privacy requirements of employee files and
related information.
Phillips Metsch Sweeney Moore Architects 1-48 A -11
San Luis Obispo City Hall Expansion Study
CONBIUNITY DEVELOPMENT
Current Projected SF /
Employ. Employ. Work
Space 2000 2009 Area Total SF Notes
Administration
Community Development Director 1 1 150 150
(Enclosed/MG)
Executive Secretary (Open/TE) 1 1 90 90 Acts as Secretary to Community
Development Director.
Locate next to the public counter
support space. This position supervises
all clerical staff and interns.
Secretary (Open/SE) 3 3 60 180 Locate near executive secretary and
public counter
Planning
Planning Division Manager 2 2 150 300 Development Review and Long Range
(Enclosed/MG) Planning
Associate Planner (Open/PR) 5 7 120 840 Locate near public counter. Acts as
"fist line" personnel to man the counter.
Planning Technician (Open/TE)
Graphics Work Area (Open)
Interns (Open/IN)
Conference Room for 4-6 people
Street Address Files
Active.Files
(4) General, 5- drawer lateral file
(4) literature Storage, 36" 6-
drawer lat file
(4) Current, 36" 4- drawer lat. File
(5) 4- drawer legal file
(5) 4- drawer legal file
1
Needs plan layout space and file storage.
Relates to Division Mgr. Supervisors.
1 90 90
Locate near Associate Planners. Should
be able to easily interface with public
counter.
200
To accommodate scanner, printer, etc.
40 160
Locate near Planner positions.
200
To be located convenient to Planners'
work stations, near public counter and
near Building Division.
200
Locate near public counter. Could be
part of general circulation of
department.
200
Locate for convenient use by planners.
Phillips Metsch Sweeney Moore Architects 1 -49 A -12
San Luis Obispo City Hall Expansion Study
Current Projected SF /
Employ. Employ. Work
Space 2000 2009 Area Total SF Notes
(2) Signs, 4- drawer legal file
(3) Miscellaneous, 4- drawer legal
Me
Planning Library (Enclosed) 200 Accommodate plan documents and other
files needed for reference and referral,
including historic reference.
Utility Room - Planning (Enclosed) 100
Resource Area (Open) 250 Locate near copier and FAX equipment
Books, binders, hanging plan files Microfiche area needs to be provided
near the front counter.
File Cabinets Includes space for microfiche reader and
printer.
Microfiche area
Building and Safety
Chief Building Official (Enclosed/MG) 1 1 150 150 Locate near clerical and support areas.
Plan Checker (Open/MM) 0 1 150 150 Quiet space remote from public counter.
Permit Coordinator (Open/TE) 1 1
90 90
Locate near public counter.
Building Inspectors (Open/IN) 3 2
90 180
Need plan layout space.
Code Enforcement Coordinator 0 1
120 120
Locate near Chief Building Official.
(Enclosed/TE)
Holds confidential discussions.
Plan Storage
120
Active plan storage
Active plan storage should be near the
public counter and plan checkers.
File Space
Utility Room (Enclosed)
80
Long Term Storage
0
Located in fast floor general storage
area.
Subtotal Comm. Development Areas 18 21.
4,050
.
'Circulation & Collaboration Factor (207c)
810
Total Community Development Areas
4,860
'20% figure includes space for open employee collaboration/brainstorm space.
Phillips Metsch Sweeney Moore Architects 1-50 A -13
San Luis Obispo City Hall Expansion Study
PUBLIC WORKS
Building Maintenance
Supervisor 1 1 120 120
Staff Office 200 200 Used by all Building Maintenance
Employees
CIP Proiect Engineering
City Engineer (Enclosed/MG)
Current
Projected
SF /
150
Locate near main conference room.
Employ.
Employ.
Work
240
Space
2000
2009
Area
Total SF Notes
Administration
0
Must accommodate the radio system
90
90
Public Works Director
1
.1
150
150
(Enclosed/MG)
5
150
750
Locate near City Engineers work
Deputy Director (Enclosed/MM)
1
1.
120
120
Admire Analyst (Open/MM)
1
2
120
240
Sr. Admire Secretary (Open/TE)
1
1
90
90 Locate near Director's office.
Secretary (Open(SE)
1
2
60
120
Office Assistant (Open/SE)
0.5
1
60
60
Conference Room
40
80
200
File Storage
40
120
Utility Room
Storage
100
Storage.
Space for general storage items at the
200
Building Maintenance
Supervisor 1 1 120 120
Staff Office 200 200 Used by all Building Maintenance
Employees
CIP Proiect Engineering
City Engineer (Enclosed/MG)
1
1
150
150
Locate near main conference room.
1
:2-
120
240
Transportation Asst. (Open/TE)
Easy access to engineers.
2
90
180
Engineering Tech. (Open/TE)
0
Must accommodate the radio system
90
90
Transit Manager (Open/ivIIv1)
1
1
apparatus near this space.
Civil Engineer/Engineer Asst
5
5
150
750
Locate near City Engineers work
(Open/TE)
station.
Field Engineer (Open/TE)
2
4
90
360
Engineering Technician (Open/TE)
3
3
90
270
Field Inspector (Open/TE)
1
1
90
90
Temp. Inspector (Open/II)
40
80
Provide 2 stations
Intern Work Space (Open/IN)
40
80
Provide 2 stations
Storage
100
Space for general storage items at the
first floor.
Print Room / CADD Printers
200
Transoortation
Transportation Planner (Open/MM)
1
1
120
120
Traffic Engineer (Open/PR)
1
:2-
120
240
Transportation Asst. (Open/TE)
1
2
90
180
Engineering Tech. (Open/TE)
0
1
90
90
Transit Manager (Open/ivIIv1)
1
1
120
120
Transit Asst (Open/TE)
0
1.
90
90
Phillips Meech Sweeney Moore Architects 1 -51 A -14
San Luis Obispo City Hall Expansion Study
Current Projected SF /
Employ. Employ. Work
Space 2000 2009 Area Total SF Notes
Intern (Opel) 80 Provide 2 stations
Storage, files 40
Traffic Ops /GIS Room 100
Engineering Development Review
Supervising Civil Engr. (Open/MM)
Civil Engineer/Engr Asst. (Open/PR)
Geodata Services
GIS Manager (Enclosed/MM)
GIS Technician (Open/TE)
Intern (OpemW
GIS Storage
Parlay
Parking Manager (Enclosed/MM)
Secretary (Open/TE)
Office Assistant (Open/SE)
Lead Parking Attendant (Open/SE)
Enforcement Officer (Open/IN)
Meter Repair Worker (Open/TE)
Data Center
1 1 120 120
2 3 120 360
1 1
120
120
2 3
90
270
90
180 Provide 2 stations
90
1 1
120
120
1 1
90
90
1 3
90
270
1 2
60
120
2 5
40
200
1 1
90
90
60
Subtotal Public Works Areas 35.5 52 6,%0
*Circulation & Collaboration Factor (20%) 1,390
Total Public Works Areas 89340
*20% figure includes space for open employee collaboration/brainstorm space.
Phillips Mersch Sweeney Moore Architects 1-52 A -15
San Luis Obispo City Hall Expansion Study
LIYI YYI ,
Office Assistant (Open/SE)
Utilities Director (Enclosed/MG)
Water Division Manager
(Enclosed/MM)
Utilities Engineer (Open /MM)
Administrative Analyst (Open/MM)
Water Project Manager (Open/MM)
Utilities Workstations (Open/PE)
Utilities Conservation
Utility Conservation Coordinator
(Enclosed/MM)
Utility Conservation Technician
(Opew IEE)
Future Staff (Opew -M)
Miscellaneous
Intern Space (Open/IN)
Waiting Area for 4 people
Conference Room for 20 people
File Storage
Copy /Supply /Scanner
0.5
Current
Projected
SF /
1
Employ.
Employ.
Work
Space
2000
2009
Area Total SF
Notes
Utilities Administration
1
120
120
Needs enough space for plan review
Sr. Administrative Secretary
1
1
90 90
Access to radio equipment - dispatches
(Open/SE)
1
120
120
construction yard calls. Acts as
90
270
receptionist for department. Needs
1
1
120
120
intercom.
Office Assistant (Open/SE)
Utilities Director (Enclosed/MG)
Water Division Manager
(Enclosed/MM)
Utilities Engineer (Open /MM)
Administrative Analyst (Open/MM)
Water Project Manager (Open/MM)
Utilities Workstations (Open/PE)
Utilities Conservation
Utility Conservation Coordinator
(Enclosed/MM)
Utility Conservation Technician
(Opew IEE)
Future Staff (Opew -M)
Miscellaneous
Intern Space (Open/IN)
Waiting Area for 4 people
Conference Room for 20 people
File Storage
Copy /Supply /Scanner
0.5
1
60
60
1
1
150
150
1
1
120
120
1
1
120
120
Needs enough space for plan review
1
1
120
120
Needs adequate layout and work space.
1
1
120
120
90
270
1
1
120
120
2
2
90
180
0
1
90
90
40
120
80
Provide seating and brochure area
400
Locate near lobby /reception area
120
Close to receptionist workspaces.
100
Close to receptionist workspaces.
Subtotal Utilities Areas 9.5 11 2,260
*Circulation & Collaboration Factor (20%) 452
Total Utilities Areas 29712
*20% figure includes space for open employee collaboration/brainstorm space.
Phillips Metsch Sweeney Moore Architects 1 -53 A -16
N, .iING AGENDA
DATE 1-1$-001TEfiOD_
MEMO
Date: January 10, 2000
To: John Dunn, C
From Ken Schwartz ,
Copies: Mayor Settl ouncil Members Ewan, Marx and Romero
Re: City Hall
EMOUNICIL
$ CAO
J1
1 �� TT:)
RKSY
LER::lOR
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1. 11 EAM
.e Ci -
John, I enjoyed reading your paper on the city hall — how it has come to be and where it
might/should be going. I too, have some recollections of its past and some thoughts as to
where it should be going. I suspect that you knew I would.
Vhst, some recollections .....
Martha and I came to town in 1952. The Division of Idighways had just erected new city
signs reflecting the 1950 census population for SLO — 14,001. I always wondered why
they just didn't round it off to an even 14,000 for by 1952 when the sign was put in place,
the population was surely more than 14,001.
In 1952 family housing in San Luis Obispo was non - existent. Camp San Luis was
responding to Korean War needs and we lived in a ramshackle house in Shell Beach until
62 families were able to form a housing co-op to build our own housing — the Goldtree
tract. As one of the `design group' for that endeavor, I got my first introduction to city
hall More importantly, I was introduced to the workings of SLO government. It was
interesting to say the least.
As a result of that introduction, which was not totally good, one thing led to another and
in 1959 a new Mayor, Fred Waters, appointed me to the Planning Commission. (No
application, no interview, no council selection process, just a phone call and, bang, I was
appointed.) It was then that I really got to know city hall.
ATCDO DIR
❑ FIN DIR
❑ FIRE C Ii =F
,Ufll7 DIR
❑ POLICE CHF
❑ REC DIR
❑ UTIL DIR
❑ PERS DIR 13
City Hall was std a relatively new building and all of the administrative fimctions fit
with space to spare. In fact, the basement was vacant except for a documents vault — the
rest of the space was a rifle range used by a youth rifle club. I learned about the rifle
range because the rifle club met the same evenings as did the planning commission. Our
meetings were well punctuated by the pop .. pop... pop..pop.pop of the kids working on
marksmanship.
Space was abundant at the time because there was no such thing as a Personnel (oops,
Human Resources) Department. The newly formed City Planning Department found
space in the Building Department quarters; there was no Public Works per se — the City
Engineer took care of all of that stun; the Water Department was headed by an amateur
magician who had one of those hats magicians use to pull rabbits from — I think he used
that hat whenever some information was needed about our water system; a or VMM V E D
JAN 13 2000
SLO CITY CLERK
Page 2
Attorney, he was part-time only and his brief case was his city office; the `Finance
Department consisted of two file cases — one in the CAO's office and one in the City
Clerk's office. In fact, the best files in the city were in the heads that were affixed to the
shoulders of the CAO, the City Clerk, the City Engineer, our water magician and the
lead -men ofthe city's work crews. The duplicating room was a typewriter and a box of
carbon paper. As for Information Services .... ha!!
Police and Fire were holed up together at Garden and Pismo. Parks and Recreation were
in the old USO building at Santa Rosa and Mill.
In the mid -70's the rifle club remodeled an old building at the sewer farm and we did a
major remodel of the city hall taking over the basement in the process. That expansion
was comfortable for a time, but only for a short time as the city grew and city services
broadened and became more sophisticated.. Now we are scattered everywhere as you
have descnbed.
OK, that's history ....
The City Hall I envision should:
1. Stay right where it is, on city owned land surrounded by Palm, Morro, Mill and Osos
Streets where accessibility is assured by existing streets and transit stops, by the
location of the Pahn Street parking structure and by the future location of a
subterranean parking structure whether built by the Copeland's or failing that, by the
city in the long term;
2. Be master planned to serve the administrative/public services needs for SLO at
general plan `build out' even if construction to accomplish this goal must be phased
over time;
3. Be designed (structurally) on a module that will allow maximum flexibility for an
expansion module(s) and for the rearrangement of interior spaces over time —.this
includes vertical as well as horizontal. The needs for flexibility should extend to the
design of electrical power, lighting, communications and human comfort systems;
4. Be as energy efficient as possible;
5. Be completely accessible to the handicapped;
6. Be of an architecture that is an honest reflection of contemporary building technology
arranged in a manner that reflects positive time - tested human responses to the studied
aesthetics of proportion, scale, material use and color; and
7. Be a source of pride for our citizenry — welcoming to those who come to participate
in public meetings/gatherings, friendly to those who seek information or do business
with city officials, and comfortable as a workspace for staff who serve the city within.
Now to try to parallel your brass tacks approach ..... perhaps brass knuckles is the
better appellation .....
Page 3
• I do not favor the splitting city services in buildings bisected by Palm Street. Our
goal should be to locate all administrative and public service fimcdons in one
location Exceptions would be police, fire and park & recreation departments that
I see as more stand alone units.
• Use of the Copeland proposed city hall annex may need to occur because of
construction timing; however, this should be a temporary use only. I see use by
the private sector as having far, far more community -wide benefits.
• Raze the John Badgely designed former library: It is not historically significant
architecturally, and there exist other buildings designed by Badgely that are, in
my opinion, better architectural representations of his time period. These include
his former residence, a downtown office building and a church.
• Razing the library will displace the Little Theater. I see the Little Theater as a
major component . of a downtown `cultural complex' Consequently, I feel that the
city has something of an obligation to assist in the acquisition of a new site within
the Mission Plaza expansion quadrant. Properly designed, such a theater can
serve multi- purpose needs as well as those of the Little Theater organization
• I see the first major construction phase spreading from Osos to Morro and facing
Palm Street. The depth and height of the building would be a fraction of
optimizing our space needs, say for a 20- 25 year period, against our financing
abilities. A tiered multi -level design might go a long way to reduce the visual
hulk of the adjacent Pac Bell structure.
• Reserve to the degree possible the city hall parking area as a reserve area for
future expansion needs.
• Do not design with the idea that the existing Council Chambers are sacrosanct.
• As Council Chambers go, ours are only so so. The windows are a pain; the flat
floor does not make for the best viewing of proceedings, the raised dais is not the
most democratic form; the shape and materials do not make for good acoustics;
project presentations are limited by location of tables or projection screens; etc.
• The existing main entrance from Patin Street should be abandoned in favor of one
more centered in the block and across from the projected civic plaza adjacent to
the library. The existing `porch' might be expanded into the stair area to create
and outside terrace accessible only from within the building.
• Those offices most frequented by the public should be oriented to the Morro
Street side of the building in recognition of client use of the adjacent Pahn Street
parking structure.
Attention should be given to the provision of a well located coffee/snack bar that
could be utilized by employees as well as the public. I doubt that such a bar could
be manned, but to have food and drink vending machines in a pleasant setting
could provide a nice relief to the usual staid city hall environment as well as relief
from the boredom of long public hearings.
Please throw my thoughts and ideas into your stew and pass them on to Fred Sweeney.