HomeMy WebLinkAbout06/06/1990, 7 - CONSIDERATION OF POLICY TO ALLOW GOVERNMENT OFFICES IN AREAS OF THE CITY OTHER THAN THE THREE LAND �i�llhil IIIIIIIiuII���rHjj IIIr P ® MEETING DATE:
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ITEM
COUNCIL AGENDA REPORT NUMBER:
FROM: Arnold JonaslLutner,
Community Development Director
PREPARED BY: Judith Associate Planner ,Q
SUBJECT: Consideration of policy to allow government offices in areas
of the city other than the three Land Use Element -
designated locations.
CAO RECOMMENDATION:
Adopt a resolution that
1) Allows government offices not requiring significant public
contact and not related to civic, social services, or health functions
to locate where convenient within the city, and where consistent with
general plan policies, as can private offices with similar functions;
and
2) Initiates a zoning text change allowing government agency offices
and meeting rooms in the C-S and M zones, with an administrative use.
permit or subject to the "office PD" requirement for those zones.
(The purpose of the zoning text change is to enable government offices
not related to civic, social services, and health functions, and not
having significant public contact, to locate in these zones. )
DISCUSSION
Backcround
The city has received requests to allow governmental offices in locations i
other than the "tri-polar" areas (civic center, Prado-So. Higuera, and
General Hospital) designated in the General Plan. The requests come from
an increased demand and a lack of available office space within the
current boundaries of those areas. On May 1, the council discussed how
best to retain the integrity of the tri-polar concept, while providing
space for these offices.
The council concluded that the city should remain the government seat for
the county, and voted 3-2 to support allowing government offices that are
not related to tri-polar uses, and that do not require significant public
contact, to locate in areas where private offices may locate. The
council also supported a zoning text change that would allow non-tri-
polar government offices in C-S or M zones, with certain restrictions.
Concerned with the possible interpretations of "significant public
contact", the council asked staff to return with a revised resolution
that defines "significant public contact". Some of the applicants who
were present at the study session have asked for clarification of the
zoning text amendment supported by the council. Staff has also prepared
a revision to the zoning regulations chart for the council to review and
MEETING DATE:
°h�iuii►dill!liill�° lli�ill city of san Luis ogispo
COUNCIL AGENDA REPORT ITEM NUMBER:
Government. offices
Page 2
modify if necessary.
EVALUATION
1. "Public contact" definition. Councilmembers were concerned about
allowing governmental agencies outside the "tripolar areas", if this
dispersal would mean that citizens would have to travel throughout the
city to attend to government business. The council upheld the
policies in the Land Use Element that say that government offices
should be grouped together, to eliminate unnecessary trips, either by
employees or by members of the public.
Therefore, it was important to the council that "significant public
contact" be defined carefully in the resolution allowing governmental
offices outside the tripolar areas. Staff offers the following
definition, which is repeated in the resolution:
Sic:nificant public contact: An agency that requires significant
public contact has primary functions that require members of the
general public to come to its offices for services or to mee*
legal requirements. Examples of agencies involving significa:
public contact are: Department of Motor Vehicles, Employment
Development Department, City Planning Department, and the
Department of Social Services.
Examples of agencies that do not have significant public
contact, but may have significant contact with other agencies or
private businesses, include the Regional Water Quality Control
Board, the Department of Fish and Game (which doesn't have a
local office) , and Cal Trans.
Staff suggests the council consider the attached resolution and.
determine if it meets the intent of the council's action.
2. Zoning text change. The council also endorsed a text change in the.
zoning regulations. Questions have come up about specifically what
the text change would allow. Does the council endorse:
a) A text change that would allow non-tri-polar government
offices that do not have significant public contact in the C-S
and M zones, with an administrative use permit,
b) A text change that would allow non-tri-polar government
offices that do not have significant public contact in the C-S
and M zones, as part of a large-office PD,
or
c) A text change that would allow both a) and b) above?
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city of San WI S OBI SPO ME6 NGCATE :
VACme lullCOUNCIL AGENDA REPORT REM NUMBER:
Government offices
Page 3
Staff is recommending that the regulations be changed to allow option
c) , providing for both approval methods. The administrative use
permit and planned development processes would be used to assure that
the types of offices allowed are consistent with private offices in
similar situations, that no tri-polar uses are allowed, and that
offices with significant public contact are not allowed. The attached
chart from the Zoning Regulations has been modified to reflect this
recommendation. Staff has also moved the "government agency offices
and meeting rooms" category in the zoning chart to the "Offices"
section, so that all offices are grouped together.
RECOMMENDATION
Adopt a resolution
1) Allowing government offices not requiring significant public
contact and not related to civic, social services, or health functions
to locate where convenient within the city, and where consistent with
general plan policies, as can private offices with similar functions;
and
2) Initiating a zoning text change allowing government agency
offices and meeting rooms in the C-S and M zones, with an
administrative use permit or .subject to the "office PD" requirement
for those zones. i
Attached: Draft resolution
Draft Zoning Regulations chart amendment
_ RESOLUTION NO. (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
ADOPTING A POLICY TO ALLOW CERTAIN GOVERNMENT OFFICES IN AREAS
WHERE PRIVATE OFFICES CAN LOCATE, WITH CERTAIN LIMITATIONS
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of staff recommendations and reports thereon, makes
the following findings:
1. The city's general plan land use element specifies that
government offices related to civic center, social
services, and health functions should locate in three
areas of the city, defined in the element.
2 . Some government offices do not fall into the above three
categories.
SECTION 2. The City Council determines that
1. An agency that requires Aignificant public contact has
primary functions that require members of the general
public to come to its offices for services or to meet
legal requirements. Examples of agnecies requiring
significant public contact are the Department of Motor
Vehicles, the Employment Development Department, the city
or county Planning Department, and the Department of
Social Services.
2. An agency that does not require significant contact with
the general public may have significant contact with
other agencies or private buinesses. Examples include
the Regional Water Control Board, the Air Pollution
Control District, the Department of Fish and Game, and
Cal Trans.
3. Government offices not related to tri-polar functions,
and not requiring significant public contact, may locate
where similar private offices can locate, consistent with
general plan policies and zoning regulations.
.SECTION 3. Zoning initiation. The council hereby
initiates a zoning text change to allow non-tri-polar
government offices, that do not have significant contact
with the general public, to locate in the C-S and M
zones, consistent with regulations for private offices.
�'01/
Resolution No. (1990 Series)
Government offices
Page 2
On motion of
seconded by and on the following '
roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this
day of , 1990.
ATTEST: Mayor
City Clerk
APPROVEp_;.._.
c
City A ministrative Officer
C t tt
Community Dev l pment Director
Ihble 9-Uses Allowed nv Zone R-1 R-2 R-3 R4 C/OS O" PF C-N C-C C-R C-T C-S M
� 1
- Educational conferences(see Section
17.OS.OIOH) D D D D
Electronic game amusement center PC PC PC PC
Employment agencies A D AID A
Equipment rental A A
Exterminators and fumigators A A
Feed stores and farm supply sales PC A A
Florists A A A
Fraternities and sororities PC PC
Gas distributors-containerized(butane,
propane,oxygen,actetylene,etc) D A
Gorvcrnment agency corporation yards PC A A
High occupancy residential use D D
Home business(see Scction 17.08.040)
Homeless shelters(see Section 17.OS.110) PC PC PC PC PC 'PC PC 'PC PC PC
Hospitals PC PC
Hot tubs-commercial use PC' PC PC D PC PC
Insurance service-local A AID A.
Insurance services-regional office AD A
Laboratories(medical,analytical) PC A A A
Lau ndry/dry cleaner
i
-cleaning plant A A
-pickup point A A A PC A A
-self-service A A A PC D
Libraries PC A' D A
A-Allowed D-Dinctor'sapprvvalrequired PC-ft nain=oommiacionappravalrequired AID-Direetorsapprovalonground floor alloaedabove
The dir W Or shun determine its proposed,unlisted use is similar to a listed use.Numbered nota are at end cf dbasr.
a le 9-Uses Allowed by a R-1 R-2 R-3 R—f C/OS _ PF C-N C-C C-R C-T Cs "M
Manufacturing-food,beverages;ice;
apparel;electronic,optical,instrumen-
cation products;jewelry;musical instru-
ments;sporting goods;art materials D
Manufacturing-basic metals,chemicals,
building materials,fabricated metals,
textiles,paper and cardboard;machin-
ery,transportation equipment
PC
Mineral extraction(see Section
17.08.020) PC PC PC PC PC PC PC PC PC PC PC PC PC
Mobile home parks PC PC PC PC
Mobile home as construction office(see
Section 17.08.010C) D D D D D D D ID D D D D D
Mobile homes as temporary residence at
building site(see Section 17.08.01017 A A A A A A A
Mortuaries D DJA
Motels,hotels,bed and breakfast inns
I
Museums PC
Nightclubs,discotheques,etc (see
Chapter 5.40,Adult Entertainment
Establishments)
Offices(contractors)-all types of general
and special building contractor's offices A Ato Ato
Offices(engineering)engineers and
industrial design A Dto to
pf�lceSCenrdirntsera vgDC3 ' f� I
t°.no�ir>eer.5 a: �ncit.t5frott deslgt-s rQ° D 1 ld
[�Fices Cgo vrr-rn rrrerst� I � J
I t7r)-er Wee" Ito I i�G D D `L fo iJ:
Offices(professional)attorneys,archi
tests,counselors,medical services,
accountants,investment brokers,realtors,
appraisers A 4A/DAto to
Organizations(professional,religious,
Political,labor,fraternal,trade,youth,
etc)offices and meeting rooms D D A D A/D A D
Parking(as a principal use) PC" D" PC" D'-' %DuDIJ
Parks A A A A D A D A A A
Pharmacies i
A A A
IMcA-Adir et 0.Dil a to mine if a requited PC•Planoingoommiasion APPMval Kq� A+D•Dirt eters approval on ground floor,allowed above
Itte director shall determine if a propaaed•unlistod use is similar to a listed use.Numbered nota are at end or dun.
45 ��
�
r
I5.Use permit review shall consider that the C-S zone is primarily intended to accommodate uses not generally suited
to other commercial zones because of noise,truck traffic visual impacts and similar tactors. A use permit may he
approved onlywhen the church will not likely Huse unreasonable cum patibility problems with existing of likely future
service commercial uses in the vicinity. Use permit conditions may include measures to mitigate incompatibility.
16. Use permit review of government offices must include
consideration of the following:
* Public service. Offices that are primarily customer-serving
should be located with other related public-serving offices.
* Non-related agencies. Agencies unrelated to the tri-polar
services, as defined in the general plan, should be allowed
to locate where appropriate for a similar private use. Review
should include review of consistency with general plan
policies.
(Ord. 1128- I(part),1988;Ord. 1124. 1 Ex.A(part),19SS;Ord. 1122-1 Ex.A(part),1983;Ord. 1110-1 Ex.A.19,SS;
Ord. 1103- 1 Ex.A(2), 1987;Ord. 11021- 1 Ex.A(14),(15). 1987;Ord. 1088- l Ex.A(3),1987;Ord. 1087- I Ex.A(1),
1987;Ord. 1085-1 Ex. A(part),1937:Ord. 1058- 1,1986: Ord. 100.4--2.3.1984: Ord. 1006- 1(Part), 19S4: Ord.936
-4.1933; Ord.941 - I (part), 1932: prior code-9202.8)
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... ...... .:.. ��,..i�: '��:•:Y.S•.,'.•' :.�:T�'[: '?;':;T'•.i.Ji:ii4iw:�, �>.�.4i:•:::�%Jf+�'.S'.•;:R�? •:'�i•.:i:.;+;•.•.7;F•.VS .�5. -'?`• i. r <•.
The
p,rch itectural
:30 May 1990 Office Of
IN! ��illillilli
Honorable Mayor Dunin, 7�0�ATE- 6
G !�0
Members of the City Council7City of San Luis Obispo
990 Palm Street 7
San Luis Obispo, CA 93401
�C�UNC7L Ud Q3D M
YCA0 ❑ FIN.D:R
�/AL•Y ❑ Ft:'L'i2
}?E: [tem Number 7, June 6 Agenda; Location of Government cfti'ln �Pr E ,,,,LDX
Offices - "" Q�JAM
❑ lld
Dear Mayor Dunin and Councilmembers:
Following ,your April 30 decision to adopt policy and a zoning text change
allowing certain governmental offices to locate outside the City's
e, tri-polar districts, Don Walter and I have reviewed some of the impacts of
this action on the City in general, and on the area surrounding the
intersection of Prado Road and South Higuera Street specifically. Before
your Council hears this item again, we would like to communicate some
concerns we have with the recommended resolution.
Our understanding of the intent of ,your April 30 action is as follows: the
Council unanimously supports the continued application of the tri-polar
distribution concept to the administrative, health, and social services
functions of government, but sees the need to have more definitive
ordinance language regarding how that policy is applied to individual
offices.
Certainly we concur with the recognition of the existing poles' continued
viability as locations for governmental offices. We likewise agree there
is a need for a better definition of which offices could locate outside
the poles without contradicting General Plan policy. We do feel, however,
that this definition will prove to be subjective and difficult to apply
fairly. We further feel that it contains some potential pitfalls that
could compromise the virtues of the tri-polar concept.
In the period 1977 through 1980, 1. worked closely with Walter Liz-others
Construction] Company and with City staff on the establishment of the
"soc:ial services center" on Walter Brothers' property nn South Higuera
'�i.i' , �, it U:�t• ;'hr: inttors'-:ct.ion wlth Prr:Cic) Road. :\s t,hii'
evolved, its application] to tenant offices in the Charles 1. Walter Center
buildings extended to a variety of governmental and quasi-governmenta!
futility company, non-profit agency, ei,c.) offices. The underl.%In:g
:illi,,^.pt.l\"e Of COnCentrat.11i!� this t\-pe of 01'fice has been well Se;'%;ed from
the pninL of vlfii of the owners, the tenants, and, we believe, the, City.
Thi-;" ConCept. works at this site because of several important. features:
s Street,
Suite B4p1
MAY 31 1990 San LUIS Obispo.0403CA
CITY COUPICIL
g05) 549"�4p3
S.4N L::I$ C:%:JF0- CA
Page 2
�i
1. The center offers "one-.stop shopping" to government agency
clients of all income levels and physical capabilities, with
convenient access to public transportation and the freeway.
2. The center offers efficient interagency contact, precluding the
need for many staff trips between government offices.
3. The center is incrementally phased to accomodate an ultimate
build-out capacity of nearly 200,000 square feet of office space.
The concentration of government offices at Prado Road and South Higuera
Street serves the General Plan policy of "grouping for efficient service
delivery" and provides an ease of orientation for the users of government
services. Additionally, the focusing of government offices in this
location minimizes air pollution and congestion associated with vehicular
travel to and from these offices.
In light of the above, it is our fear that dilution of the concept of
government office concentration may significantly diminish these
benefits. If government offices begin to scatter throughout the City
because of their definition as less public-contact oriented, office
users - public users, professional users, and other agency users - will
lose the predictability and convenience of the current situation.
Vehicular traffic will increase, and government offices may end up
displacing other, more appropriate uses in the C-S and M zones.
It does not appear that concern for a long term under-supply of available
government office space is justified, at least at the social services
polar center. The County's new development at the Prado/Higuera
intersection will provide space well in excess of the needs of their
Department of Social Services. Land to the south and west of the Charles
I. Walter Center is available for development. Walter Brothers' own
five-year outlook (see the attached exhibit) provides for new construction
and vacancies exceeding 100,000 square feet. At the same time, Walter
Brothers' regular contact with local, state, and federal office leasing
agents indicates vert- little current, unmet demand, in direct
contradiction to the representations made to the Council at the April 30
haaring. The proposed resolution could have far-reaching land use
consequences; it seems that ,assumptions regarding the actual need for the
proposed policy change should be carefully verified.
Beyond land use issues, we are concerned for the potential implications of
a revised government office policy to Walter Brothers Properties as a
business. Over a period of nearly 15 years, Walter Brothers has made (and
continues to make) a massive commitment to the accomodation of government
offices in their facilities. This commitment has been made in concert
with related Cite- policies, and Walter Brothers now wants to be sure that
policy revisions do not inadvertently strand them in a non-competitive
1 i)O81 f il.
Page 3
01
What we are asking of the Council is several things. Walter Brothers'
first preference is that the Council reconsider the proposed resolution in
light of the issues outlined above. In any case, we would like the
Council to consider the continuance of this item until public hearings
have been held on, and the Council has discussed, the planning commission
draft of the updated Land Use Element of the General Plan. We feel it is
appropriate for general plan language to be finalized prior to, or at
least concurrent with, zoning text revisions.
If the Council is prepared to adopt the proposed resolution, we ask that
three qualifications be considered:
1. That language be added which precludes the location of government
offices outside the tri-polar centers except as a last resort if
there is a proven lack of availability of space in those centers.
2. That staff prepare, and the Council approve, a physical boundary
for the tri-polar center at Prado Road and South Higuera Street,
in order to indicate which parcels, regardless of current zdne or
ownership, would be most appropriately located to accomodate
government office tenants.
3. That the definition of "significant public contact" be expanded
to include those who have professional contact with the subject
offices, in recognition of the environmental impacts of their
access to these facilities.
We hope that the ultimate effect of any new policies affecting the
tri-polar distribution concept will be the restrengthening of this
important piece of solid, long-term land use planning.
Thank ,you for your time and attention.
Sincerely,
B uce Douglas Fraser, AIS,
cc: Don halter
Arnold Jonas
Judith Laut:ner
C
CHARLES I. WALTER CENTER
5-YEAR PROJECTION OF AVAILABLE
LEASE SPACE FOR GOVERNMENT OFFICES
140
128,360 S.F.
TOTAL
. 120 COMB"=
SPAM
AVAn Amv
100
so
Q }. ♦;y\J:,U MSJ C;A.'iJ,.tt,JT _1^\ ,ty PRO:
ut C 70 000 S.F.
iiy% i�'� ti"<' i� NEW
�xCONMUMON
60 8
58;360 S.F.
Ji7nI.•V_ACW.%.ANCfE4.�✓
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40
40'.
...:
0, x'
20 A "f
OIkr<
,
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r
1990 1991 1992 1993 1994 1995
NEW CONSTRUCTION
PROJECTED VACANCIES
TOTAL SPACE AVAILABLE
NEW CONSTRUCTION
A. 10/91 15.000 S.F. 2ND.FLOOR ADDITION TO BLDG. IV
B. 7/91 30.000 S.F. BUILDING D`+-2-STORY OFFICE BUILDING ON
CORNER LOT W/ UNDERGROUND PARKING.
C. 1/95 25.000 S.F. REMODEL AND ADDITION TO BLDG. I
PROJECTED VACANCIES
1. 4/90 800 S.F. OFFICE SPACE
2.
9/90 440 S.F. OFFICE SPACE
3. 3/91 5800 SF. OFFICE SPACE
U 4. 10/91* 30.000 S.F. COUNTY SOCIAL.SERVICES OFFICES
5. 12/92 1150 S.F. OFFICE SPACE
6. 10/93 170 S.F. OFFICE SPACE
7. 4/94 12.000 S.F. OFFICE SPACE
8. 7/95 8.000 S.F. OFFICE SPACE
. .MAY BE AS LATE AS 10/93
' ,a� i 'Ci. tiT � T�¢ �-4i ti.K"Y<< .Fysa �' 'Y �} ' � tT} ,�•• �6�8�*_ ���1
T E- CONMUTTI`011GO. :INC; 5 .
Ta94KM 805/543-5854
A GENERAL ENGINEERING CONTRACTOR
P.O.BOX 809 • SAN WIS OBISPO,CAI ffORNIA 93406
May 30, 1990
Denotes action by Lead Person
Mr. Arnold Jonas R Eby ------
ir council
City of San Luis Obispo JVCAO
Community Development Department i yAm
990 Palm Street � C.ert<-0rig.
San Luis Obispo, CA 93401
Dear Mr. Jonas:
�u✓T.T
Regarding the space needs for Cal Trans' District Five offices,
we have spoken to local Cal Trans officials by telephone today to
research this question, and our former impression was confirmed:
Cal Trans is not currently in need of office space. We were told
firmly that Cal Trans ' projected needs are such that their
addition of 8,400 square feet of new space in our Building Seven
at 3232 South Higuera has satisfied their office space needs for
the foreseeable future.
The only reason .Cal Trans will need to increase their office
space is if Proposition 111 , "The Gas Tax" , passes on Tuesday.
In this case, it would take Cal Trans approximately one year of
extensive planning to come up with the quantity of additional
personnel and equipment they would need. From this information,
the state' s space planner then fills out a schedule of square
footage by quantity and classification of personnel and related
equipment.
A "wanted to lease" sheet would then be published, soliciting
bids for government zoned office space. In our experience, from
point A (for instance , passage of the gas tax) to point B
(signing of a State of California lease document) an average of
two years passes , realistically.
If there are any questions regarding the above information or the
process the state uses in leasing space , please feel free to give
myself or Carolyn Caldwell of my office a call .
Sinc r
W CON CO. , INC .
/ ): . , w
c�
Walter
JUN S 1990
�-
t CITY CLE5K,
a SAN LUIS O$LSP
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[J rAGMT.TZAM Cl .RFC.DIR
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DATE _...-._ -.... .'.._ �-----...-:_._.._. ❑ URGENT
WALTER BROS. CONSTRUCTION CO., INC. ❑ SOON AS POSSIBLE
P.O. BOX 809 FILE NO. -_....._--._ ❑NO REPLY NEEDED
SAN LUIS OBISPO. CALIFORNIA 93406
ATTENTION
(805) 543-5854
TO SUBJECT .- VIIA -
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'--A GENERAL ENGINEERING CONTRACTOR TELEPHONE 805/543-5854
P.O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
June 6 , 1990
City of San Luis Obispo
Community Development Department
Attn. : Mr. Arnold Jonas
990 Palm Street
San Luis Obispo, CA 93401
Re . : Government Office Zoning, City of San Luis Obispo
Space Needs of State of California. / Five Year Plan
Dear Mr. Jonas :
Following are our notes regarding the State of California' s five year
space needs plan as outlined in Ron Okimura' s March 30, 1990 fetter to
Glen Matteson.:
California Highway Patrol -- Current lease on Laurel Lane will expire
i2-31-91 . It appears that the State has made plans to move CHP into a
new development on Highway 227, near Tank Farm Road.
Water Resources Control Board -- Currently occupies the stated 5,420
plus the additional space vacated by Rehabilitation upon their January
1990 move into our Building Seven, for a total of approximately 9,000
square feet plus 2,500 square feet of modular offices. Their current
request for 15,000 square feet could be accommodated in our planned
annex to Building Four, the Employment Development Department at 3196
South Higuera. This second story addition has been designed with a
central lobby and will total 15,000 net usable square feet . We are
currently working with the State to work out a lease on this space for
Water Resources Control Board. However, as is stated in the Staff
Report , it looks like they are not planning to relocate at this time;
additionally, according to the owner of their current location a new
lease has been negotiated at their current location.
Consumer Affairs ' Bureau of Automotive Repair -- On May 4 , 1990 Walter
Brothers completed six months of negotiations for this program and
signed a lease for 2 , 840 square feet of office space for this tenant .
The Bureau of Auto Repair moved in on May 14, 1990 and are currently in
operation in our Building Five at 3220 South Higuera. They are
currently amending this lease to add 760 square feet of additional space
on the third floor of the same building (for use as a testing room to
`.est auto mechanics ) .
C'his addition of space will bring the Bureau' s current space to 3,600
iquare feet . The remaining 1 ,400 of the reported 5 ,000 will actually be
"shop space" for inspections of auto repair. This space is not needed.
until one year after their move into our building, or May 1991 . They
are actually requesting approximately 2,000 square feet for this use ,
which we will be able to accommodate. Additionally, the Bureau is aware
that they will have to locate it in near proximity (+/- 1/2 mile away)
to their current offices and testing room in our Building Five, due to
zoning.
Department of. Justice -- 'Currently occupies 1 ,670 square feetin our
Building Two at 3240 South Higuera. They had requested 2, 500 square
feet for expansion but were not able to justify their space request .
Currently we have designed a floor plan including a small expansion area
in Building Two ; a new five year lease is being written in Sacramento at
this time . The Department of Justice will occupy 1 ,921 square feet
under the new lease with the expansion.
Department of Corrections -- Walter Brothers built a new office for
Corrections in our Building Seven Project, completed January 1990. This
office was built with a five-year expansion plan included. Therefore
according to the State, their current 3,950 net usable square feet in
this building is sufficient for their needs over the five year term of
the lease. which will expire 11-30-94 unless an extension amendment is
made. The Department of Corrections has been a tenant in the Charles I .
alter Center since 1978. We do not anticipate their willingness to
ive elsewhere.
Department of Rehabilitation -- As with the Department of Corrections
above, Rehabilitation moved into our completed Building Seven Project in
January, with their current 3,300 net usable square feet sufficient for
their five year plan needs according to the State. We are confident of
our ability to meet Rehabilitation's space needs through at least the
next ten years.
Department of Transportation -- According to local personnel in Cal
Trans , the 8, 300 square feet they have leased in the Building Seven
Project is sufficient for their needs for the next five years. If
Proposition 111 passes on today' s ballot , they may have a need for
additional office space -- but 15 to 18 months will pass after passage
of the bill before they will have completed their planning to the stage
where they need office space. This need could be accommodated by back-
filling a portion of the County' s office space in Building Five upon
completion of the County' s new building.
Department of Motor Vehicles -- The DMV Driver Safety Office referenced
as 580 square feet is currently planning to move from their present
location at 3250 South Higuera into a vacant office space in the
properly zoned Building Five . According to their facilities officer,
the current 580 square feet is sufficient for their five year planning
rposes and will be the amount justified by the department and included
their new five year lease in Building Five .
`.ir Resources Board -- Is currently in a 320 square foot space in San
---1�uis Obispo, not in the Charles I . Walter Center. This space looks to
be sufficient for their needs for the next five years.
Alcoholic Beverage Control -- Currently has offices in our Building
Five. According to the leasing officer when we renewed this lease for
five years ending 5-31-94 , this space will be sufficient through that
date . Upon renewal at that time, if additional space is needed the ABC
could back-fill some of the former County space in Building Five .
Industrial Relations -- Loved to Grover City in July of 1989. This
office is currently subleased to the Department of Consumer Affairs
Division of Investigation under an interagency agreement (under which
Industrial Relations pays the rent due as per the lease and is
reimbursed by the Department of. Consumer Affairs, a common practice with
the State) . We are currently working with the Consumer Affairs leasing
division to draw up a new 5-year lease for this 126 net usable square
foot office, upon expiration of Industrial Relations ' lease on 9-30-90.
Employment Development Department (District Tax Office) -- This 2,470
net usable square foot office houses the auditor and employment tax
division of the Employment Development Department. According to their
facilities office, the square footage of this office will be sufficient
for their needs for the ensuing five years, until and including the
expiration of their current lease on 2-28-94. At that time, should
-dditional square footage be required, Walter Brothers will be able to
covide whatever square footage is needed, again due to the relocation
of the County' s Social Services Department into their new building.
State Fire Marshall -- The Fire Marshall's current 404 square feet seems
to be adequate, according to this document, for at least the next five
years. We anticipate renewal of their current lease for another five
years, upon its expiration on 8-14-90.
State Housing and Community Development -- The current 1 ,000 square feet
seems to be adequate , according to this document , for the next five
years . We anticipate renewal of their current lease for another five
years, upon its expiration on 11-30-91 .
Parks & Recreation District Office -- According to this document , the
current 2 , 181 square feet seems to be adequate for the next five years .
This lease was recently renewed for five years , and we anticipate a
renewal of this current lease space for another five years , upon its
expiration on 1-31-95 .
Employment Development Department -- This 11 , 322 square foot building
was built in 1978 on a build to suit basis for the EDD. Upon renewal of
their lease in 1994 , we anticipate housing any extra needs for space at
that time in Building Five , which should afford up to 28,000 square feet
of vacant office space upon the County' s removal to their new building..
Department of Motor Vehicles -- It appears that the DMV' s 7,619 net
__,sable square foot building, completed in 1986 by Walter Brothers , will
be sufficient for their needs through the year 2000. In the coming
years , we will update our long term development plans as needed to suit
their expansion needs.
Summary -- Regarding CHP it appears they are moving to Highway 227 near
Tank Farm Road. It seems that the Water Resources Control Board has
renegotiated a lease at their present location.
The other, remaining agencies that are currently located in the Charles
I. Walter Center are explained above. As you can see, a need of
additional space among all of these agencies over the next five years
,totals approximately 5,929 net usable square feet . However, as noted
above this need can be accommodated easily in the 3220 South Higuera
building when the County of San Luis Obispo vacates approximately 30,000
square feet upon completion of their new building across Higuera Street
from the Charles I. Walter Center.
In summary, we are confident of our ability to meet both the short term
needs and the long term needs of the State both in the near future and
for many years to come.
Thank you for taking the time to review this information. We feel that
the tri-polar concept is working; that Walter Brothers can, by
,.ontinuing our long-term relationship with the State, meet the needs of
die State for office space in San Luis Obispo well into the future.
Sincerely,
W 0 ,;� ONST. C INC.
Do Walter
Pre
DCW:cac
C
JATE OF CAUFORNUI-STATE AND CONSUMER SERVICES AGENCY GEORGE DEUKMEJIAN, CAww_T r
AW J?1 @ Jn"Y 1 Services
0 "P" Street, Suite 3110
Sacramento, California 95814
(916) 445-3445 FAX (916) 323-5607
May 31, 1990
WALTER BROS.
JUN, q 1990
Ms. Carolyn Caldwell CON_^
Walter Brothers Construction Co., Inc.
P. 0. Box 809 J UOQ CO. INC.
San Luis Obispo, CA 93401
Dear Ms. Caldwell :
Enclosed is a copy of the Office of Real Estate and Design Services
five year growth projection for the City of San Luis Obispo.
If you have any questions, please call me at 916-445-3445.
Sincerely,
s
*RONALDOKIMURA
pervisor
RSO:ca:A0035.31
Enclosure
STATE OF UUFORMA�-TATE AND CONSUMER SEWCES AGENCY GEORGE DEUKME)IAN, Go..nwr
`ARTMENT OF GENERAL SERVI�ES
_.-fice of Real Estate and Des gn Services
400 °P° Street, Suite 3110
Sacramento, California 95814
(916) 445-3445 FAX (916) 323-5607
WALTER H80S.
March 30, 1990 !JUN- 41990
l COh�AU�ONCO NC
Mr. Glen Mattson
City of San Luis Obispo
P. 0. Box 8100
San Luis Obispo, CA 93403-8100
Dear Mr. Mattson:
I have reviewed our current leases and projected space requirements in
the City of San Luis Obispo for the next five (5) years. Listed below
are the current space requirements:
Current Lease Sq.Ft:
Agency S .Ft. Expiration Required
California Highway Patrol 39200 Expired 129600
Water Resources Control Board 59420 Expired 159000
Consumer Affairs -0- New Program 59000
Current Requirements 329600 Sq.Ft.
Listed below are five year growth projections in the City of San Luis
Obispo for leased space:
Current Lease 5 Year
Agency Sq-Ft. Expiration Projection
Justice 19370 6-30-90 2,500
Corrections 30950 11-30-94 6,000
Rehabilitation 39300 3-30-94 49500
Motor Vehicles 580 7-31-91 700
Air Resources Board 320 7-31-91 320
Alcoholic Beverage Control 630 5-31-94 1,000
Industrial Relations 126 9-30-90 200
Employment Development 29470 2-28-94 4,000
Fire Marshall 404 8L14-90 400
Housing & Community Development 1,000 11-30-91 1,000
Parks & Recreation 29181 1-31-95 29200
Employment Development 11,322 1-31-94 15,000
Motor Vehicles 79619 1-31-01 7,619
Transportation 7,500 1-30-94 10,000
r
Mr. Glen Mattson March 30, 1990
Page 2
Please call meat 916-445-3445 if you need further assistance or have any
questions.
Sincerely,
?4RONALDOKIMURA
Area Supervisor
RS0:ca:G003GM3.30/31
cc: Terry Bird, Office of Real Estate & Design Services
C
��'
�� ❑ URGENT
DATE
WALTER BROS. CONSTRUCTION CO., INC. ❑ SOON AS POSSIBLE
P.O. BOX 809 —= s 1 ., FILE NO. ❑ NO REPLY NEEDED
SAN LUIS OBISPO, CALIFORNIA9,4Q5 '= ? ' '�'
i n
s I/�
ATTENTION
(805) 543-5854
I
TO su6✓ECT
CBEclt �y -
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I-A L.0 1 u IYi YJ+-' Q......_ -.. /�• ( r�"' C? � Yl-/ n
MESSAGE
> _ t �1 r l e5 I qua l4vee C-en-rr o_F- I /lf h tpLzri
c C�. �Cv1 e /t✓l i I.GQ1. I 5 0 J
��.�-�/ MSI L 4� G�CJ (�C'as-l✓I LqrJ J lot .5 Q ' I
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SIGNED
t •
CHRONOLOGICAL HISTORY OF GOVERNMENT TENANTS
WALTER BROS. CONSTRUCTION ;.:,-,• _ __ _
CHARLES I . WALTER CENTER :,..,.,.
.L
DATE TENANT NAME yr>;.; :.•,..
1975 County SLO Food Stamp Operation �.•,
1978 CA Dept . of Corrections i4( tiG
1978 County SLO Social Services
1978 CA Employment Development Dept . ( Build to Suit ) Y
1979 City-initiated Rezoning (see attached letter dated Au'gU&t__13,__1979)
1980 County SLO Social Services (Expansion)
1980 County SLO District Attorney - Family Support Division
1980 County Alcohol Abuse Program
1980 CA State Dept . of Housing
During the period 1980 until 1984 , there was a lack of government
tenants available for location or relocation to the Walter Brothers '
Charles I . Walter Center.
1984 City of SLO encourages State offices to relocate to 3220 South
Higuera Building (see attached letter dated January 9, 1984)
1984 CA Alcoholic Beverage Control
1984 CA Dept. of Industrial Relations
1984 CA EDD District Employment Tax Office
1984 CA Dept . Parks & Recreation District Office
1984 CA Dept. Parks & Recreation / Pismo Dunes Regional Office
1984 CA Dept. Consumer Affairs / Contractors State License Board
(Note: Above office missed on State' s 5-year plan letter)
1984 CA State Compensation Insurance Fund
1985 US Social Security Administration
1985 US Internal Revenue Service
1985 CA Dept . of Justice
1985 CA State Fire Marshall
1986 CA Dept . of Motor Vehicles (Build to Suit)
1986 CA DMV Driver Safety
1988 County of SLO Social Services (Expansion upon relocation of County
District Attorney / Family Support Division)
1988 US Internal Revenue Service (Expansion)
1989 County of SLO Social Services (Expansion, Suite 303)
1989 County of SLO Social Services (Expansion, Suite 325)
1989 County of SLO Social Services (Expansion upon completion of the
new City-County Library, Suite 204 )
1989 CA Dept . of Justice (Expansion upon completion of the new City-
County Library)
1990 CA Dept . of Rehabilitation (Build to Suit - Bldg. 7)
1990 CA Dept . of Transportation / Right of Way Division
(Build to Suit - Bldg 7)
1990 CA Dept . of Corrections (Relocation & Build to Suit - Bldg 7)
1990 County of SLO Social Services (Expansion upon relocation of
CA Dept . of Corrections to Building Seven Project)
1990 CA State Compensation Insurance Fund (Build to Suit - Bldg. 3 --
Expansion of South Higuera Tri Polar Area)
1990 CA Dept . of Consumer Affairs / Bureau of Automotive Repair
1990 CA DMV Driver Safety Office (Relocation)
aI„uiiiiiii�i�iINIIII�I,�' �Vl►iiiiiillI� I _i . �,,, ..o, ���/i�ii0)
CIW of sAn tui$ST,,QU , 1$PG61�co
COMMUNITY DEVELOPMENT DEPARTMENT 6 5 0 8 8 8 311 v M
Post Office Box 321 — San Luis Obispo, CA 93406 — 805/541-1000
August 13, 1979
Donald C. Walter
3230 South Higuera Street
San Luis Obispo, CA 93401
Subject: City-initiated Rezoning Application CR 0757
lguera Street
The� Planning Commission at its regular meeting of August 8, 1979, took
actron to approve the application to rezone property located at 3230
South Higuera from C-H (service commercial) to PF-S (public facility -
special considerations).District.
The a.5tJoro�thNPlanning Commission is a recommendation to the City
Councherefjore is not final. This matter has been tentatively
sch dull ed for a p�blic hearing before the City Council on Tuesday,
eptember 4, 1979; however, this date should be verified with the City
Clerk's office.
If you have any further questions, please do not hesitate to contact our
office.
Sincerely,
Glen Matteson
Planning Assistant
GM:and
Attachment: Draft Ordinance
cc: Merriam, Deasy & Whisenant, Inc.
c a-cy ®f san tuts cusp®
COMMUNITY DEVELOPMENT DEPARTMENT•990 PALM STREET
Post Office Box 321 • San Luts Obispo,CA 93406-0321 •805/541-1000
January 9, 1984
0
�1r1 1 tj
Jack 41tira rc.
Office of Space Management
915 Capitol Mali
Sacramento, CA 95814
Dear Mr. Miura.
I've been aware for some time of the problems your agency has had in
ffinding space for your EDD group in our city, and I wanted to communi-
cate to you our city's interests in assisting you in locating their
offices or those of any other State offices into areas of our eity
that are properly zoned. Thus, it's good to hear that your agency is
now looking to the structure at 3220 South Higuera Street, in that
the property is properly zoned and the building itself was originally
approved by the city and constructed for the purpose of housing public '
i
agency offices.
Since 1978, when the city approved the rezoning of this property, it
has been the city policy to encourage use of the building by public
agencies. Although the conditions of Use Permits on this property
have changed to allow some private agency clients, it clear that
our city prefers that the structure continue to have public agency
tenants as its priority use.
As such, we have discussed the EDD use of the 3220 South Higuera
Street building with T. Reith Gurnee of Richmond Rossi Montgomery
and Bill Todd of CalTrans and have concluded the following:
a) Unlike the Padre Plaza space you have been looking at, the EDD
use of the building requires no special use permits. It only
requires a Building Permit.
b) If RRM and you can get the tenant improvement drawings and
Building Permit application by January 16, 1984, we will ex-
pedite checking your plans.
c) To the extent we can cooperate with you and Mr. Walters, the
building owner, to gain the earliest possible occupancy date
for EDD, we will do so.
January 9, 1984
Page 2
It has also come to my attention that the State Department of Parks and
Beaches as well as the Alcoholic Beverage Control Commission may also
be looking to relocate from their present location in the CalTrans build-
inz. I want to let you know that if this is the case, we will cooperate
in relocating these public agencies to a suitable site with proper zoning
in our community. The building at 3220 South Higuera may be suitable
for these uses, as welt.
Please let me know if you have any questions regarding the city's posi-
tions or procedures regarding this matter.
Sincerely,
Toby Ross, Community Development Director
—� City of San Luis Obispo, California
TR:vu
cc:T. Keith Gurnee
nWate
Bill Todd, CalTrans
Jack Ramsey, Space Planning Group
C'