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Home My WebLink About09/23/1986CITY COUNCIL MINUTES - TUESDAY, SEPTEMBER 23, 1986 - 7:00 P.M. PAGE 2 Councilwoman Dove y agreed and suggested that, if possible, truck delivery times be before 10:00 a.m. After discussion and upon general consensus, Council supported staff recommendations and directed the Community Development Department and Planning Commission to review and recommend revisions to the Circulation Element for simplifying the current truck route plan as discussed (5 -0). 2. OFFICE DEVELOPMENT (File #431) Council reviewed the Office Supply and Demand Study and considered J strategies for office development (continued from 9- 24 -85). Michael Multari,.Community Development Director, briefly reviewed the work program that the Council had approved in the fall of 1985. He stated that the ARC had reviewed design guidelines for new office projects in the central city area; the Planning Commission evaluated commercial policies and initially focused on policy conflicts that affected office develop- ment; and the City Council hired QUAD Consultants to prepare a study that addressed the supply and demand issue. Terry Sanville, Principal Planner, reviewed the agenda report highlighting the following issues: 1) Supply and Demand; 2) Design Compatibility; 3) Conflicting Regulations; and 4) Impacts on Housing. He briefly reviewed recommendations by the Architectural Review Commission and Planning Commission as outlined in the agenda report (pages 1 -2 and 1 -3). He then reviewed recommended strategies and specific implementation measures that would be considered at future public hearings. Proposed office development policies that the city could pursue were: 1. Continue to promote office uses in the center city "0" zone that support the civic center and central business district and are compatible with adjoining residential areas. 2. Continue to emphasize the conversion of dwellings in the "0" zone as preferable to redevelopment of these sites. 3. Expand opportunities for large -scale office space outside the downtown so that this component of future office demand might be accommodated. 4. Evaluate the desirability of expanding opportunities for medical offices on a site -by -site basis. 5. Work with the County to identify facility needs, cooperatively evaluate alternatives, and develop solutions for expanding city and county offices. 6. Consider the use of city -owned parking lots in the downtown for potential office sites if replacement parking is provided. Implementation measures that could be taken by the City to carry out the above policies were also noted: 1. Amend the Land Use Element to allow the development of large -scale office (with tenant spaces greater than 2,500 square feet) in Service Commercial /Light Industrial areas subject to the approval of a Planning Development application. 2. Amend the C -S and M zoning provisions to allow large -scale office projects subject to the approval of a Planned Development (PD) application. 3. Direct the ARC to develop and adopt office development guidelines that would apply to projects within the center city office zone. These guidelines should provide specific direction for designing projects adjacent to residential zones. The content of these guidelines may borrow from the Goals for Downtown and the ARC's recommended property development standards for the Low- Intensity Office (L -0) zone. He recommended that the Council give direction to staff regarding specific alternatives and initiate an amendment to existing Ordinance No. 1046, which expires October 1, 1986. This amendment would be considered by the Planning Commission and City Council at future public hearings. CITY COUNCIL MINUTES - TUESDAY, SEPTEMBER 23, 1986 - 7:00 P.M. PAGE 3 John Tow, Vice - President of QUAD Consultants, presented the findings of the Office Supply and Demand Study and answered questions of the Council. Mayor Dunin asked for public input. Upon question by Joe Silvaggio, Mr. Sanville stated that a one -acre minimum site area would still be required for PD office projects in the C -S zone. Allan Peterson, one of the new owners of the Dallidet Adobe, stated that the existing vacant office space in the Dallidet would be totally rented within 30 days. Roland Maddalena asked if much consideration had been given to the fact that the County is the largest office user and what their future demands would require. He stated that "government" was the biggest problem in the absorption of office space. He felt the staff report was excellent and that the Council should look at it very closely. Terry Simons agreed with the previous speaker and could support most issues recommended by staff. It was his opinion that the City could not generate the office space on the small lots in the central city office zone. He would encourage any efforts to open up new avenues for additional office space, particularly, the planned development route. LaVerne Schneider was concerned about the number of homes that are being converted to offices. She encouraged more emphasis on the need for housing and acknowledgement of the older homes in and around the downtown area. She also supported reinstating the R -0 zone. Marvin Dee stated that creating new offices would encourage an influx of people into the community. He felt that most of the existing office space in the city had overcrowding problems and that the office workers of San Luis Obispo should be accommodated first. He urged the Council to take immediate action. Upon question by Councilman Griffin, Mr. Dee stated that in his experience, he knew of one company that looked at the area recently in search of space for 40 -50 people. They relocated elsewhere because there was no available office space. Don Smith reminded the Council that there needed to be a balance between housing and office space. He stated that a lot of people who work here already have to live outside the City. He felt that other communities should provide more office space. Tom Swem, local realtor, stated that he was currently looking for 800 to 1500 sq. ft. of office space. He felt there was a large on -going demand for the conversion of homes to offices because of location, handicapped accessibility, etc. Mayor Dunin closed the public portion and at 8:55 p.m. declared a recess. 9:05 p.m. City Council reconvened, all Councilmembers present. Councilman Settle commended staff on their excellent report and supported staff's recommended strategies. He felt the six development policies and the implementation schedule would be an appropriate point of discussion. He would like the Planning Commission and staff to investigate the R -O designation. Councilwoman Rapp a stated she had difficulty with policy no. 4 dealing with expanding opportunities for medical offices on a site -by -site basis. It was her understanding that there was a current policy dealing with medical offices as they relate to medical facilities, and she didn't see a need to add it to this policy. She felt that cooperation between the City and the County was worthwhile, however, more information was needed to define current County office uses and eventual projected needs. She had a little difficulty with no. 6, with regard to the use of city -owned parking lots in the downtown as potential offices sites. She felt this might bring about false expectations from the community and didn't want to make it a priority. CITY COUNCIL MINUTES - TUESDAY, SEPTEMBER 23, 1986 - 7:00 P.M. PAGE 4 Councilman Griffin stated he also had a problem with policy no. 4, essentially because of the way it was phrased. He suggested minor rewording changes for all six policies. He stated he was willing to have a policy that recognizes that the city should and can respond to reasonable office demands. The policy statement should articulate how much this city-is prepared to serve as a regional service center and provider of larger -scale offices. With some modification to implementation measures 1 and 2, he could support them. His major concerns were allowing the zoning ordinance and the Land Use Element to be more flexible in C -S and M zones for large -scale offices. He would like to see a more articulated statement that recognizes these zones and that land use areas may provide the location for some larger -scale planned development office space. He would also like staff to address the affects on housing and growth management issues. Councilwoman Davey agreed with comments by Councilman Griffin. With regard to the development policy no. 6, she felt it was premature to include a policy for using city -owned parking lots for office sites. She felt there was no reason to evaluate the desirability of expanding opportunities for medical offices (policy no. 4). She didn't feel it was necessary to have medical offices near a hospital and felt the need for more medical offices outside of the city. She also commended staff on their report. Mayor Dunin supported either creation of the L -0 zone or re- Creation of the R -0 zone with emphasis on the "R ". He supported the remainder of the policies. He felt the use of the city parking lots for office space was very innovative as long as there was no longer an expanded need for parking. He would like to see the City and County staff work together regarding the County's demands and preferred locations for office space in the future. Larger -scale offices were needed for local expansion. He would like to see an amendment to the General Plan Land Use Element and Zoning Ordinance that would permit offices in the C -N zone with the exception of certain offices, such as medical. He felt certain manufacturing offices should be allowed in the C -N zone. He strongly supported the suggestion that the City develop a cluster strategy in selected locations, i.e. Higuera Commerce Park. The City must be concerned with growth. He would like, if possible, to include a survey of the local office users.before this comes back to Council. After discussion and upon general consensus, staff was requested to explore options regarding: 1) establishment of the PD concept within the C -S and M zones and develop criteria that would provide direction for locating and development in these zones. 2) establishment of the R -0 concept which would require either use permit review or ARC design guidelines governing office developments within R -0 zones. 3) the City and County getting together to better understand County demands for additional office space and location. 4) allowing certain office uses in the C -N zone. 5) possible exclusion of large offices with foot traffic in the C -S and M zones. 6) establishment of office "cluster" development, i.e. Higuera Commerce Park (5 -0). Upon general consensus, staff directed to review and evaluate concepts presented by the Council and bring back a concise report at a future study session for further discussion and direction (5 -0). Moved by Griffin /Rappa (4 -1, Dovey voting no), staff was directed to initiate an amendment to Ordinance No. 1046 to extend the expiration of the regulations to April 1, 1987. C O M M U N I C A T I O N S C -1 Staff directed to prepare a letter for Mayor's signature to governor Deukmejian requesting the Governor sign into law (AB 4044) a bill making oil companies liable for all damages resulting from oil spills and other illegal discharges (5 -0). C -2 Council authorized a $2,000 contribution towards funding the California Outercontinental Shelf Local Government Coordinating Program (4 -1, Dunin voting no). CITY COUNCIL MINUTES - TUESDAY, SEPTEMBER 23, 1986 - 7:00 P.M. PAGE 5 There being no further business to come before the City Council, Mayor Dunin adjourned the meeting at 10:10 p.m. By: h on Jones, Recording Secretary Pam 'la Voges, City C1616 _- - APPROVED BY COUNCIL: 10 -28 -86 M I N U T E S REGULAR MEETING OF THE CITY COUNCIL CITY OF SAN LUIS OBISPO TUESDAY, OCTOBER 7, 1986 - 7:00 P.M. COUNCIL CHAMBER, CITY HALL, 990 PALM STREET SAN LUIS OBISPO, CALIFORNIA PLEDGE OF ALLEGIANCE onrr_ rerr Councilmembers Present: Vice -Mayor GlennaDeane Dovey, Councilmembers Robert Griffin, Penny Rappa, Allen K. Settle and Mayor Ron Dunin Absent: None City Staff Present: Paul Lanspery, City Administrative Officer; Roger Picquet, City Attorney; Pamela Voges, City Clerk: Mike Multari, Community Development Director; Dave Romero, Public Works Director; Steve Henderson, Assistant to CAO; Don Englert, Police Chief; Ann Crossey, Personnel Director; Terry Sanville, Principal Planner ----------------------------------------------------------------- - - - - -- A -1 RELOCATION ASSISTANCE (File *428) Roger Picquet, City Attorney, reviewed the agenda report of an agreement with the County of San Luis Obispo which would provide relocation assistance services associated with 148 -182 Higuera Street. After brief discussion, moved by Settle/Dove y (5 -0), Resolution 6094 (1986 Series), was adopted approving the agreement with amendments as suggested by the City Attorney. C O N S E N T A G E N D A Moved by Settle /Dove (5 -0); the consent agenda was approved as recommended by the City Administrative Officer; item C -6 pulled for discussion. The following actions taken as indicated: C -1 COUNCIL MINUTES Minutes of Monday, June 23, 1986 - 12:10 p.m. and Tuesday, August 19, 1986 - 7:00 p.m. approved as amended (5 -0). C -2 CONTRACT PAY ESTIMATES Contract pay estimates and change orders approved and ordered paid as recommended (5 -0). 1 1 1