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Home My WebLink About1993-01-05; City Council; 12021; APPEAL OF INCLUSION OF THE CARLSBAD THEATRE IN THE UNREINFORCED MASONRY BUILDING REPAIR PROGRAMrl ! a a (d a, 5 M c -4 h a U (I] g $ 5 0 0 a a, k (d a 0 k a U 0 h a, k d 0 U 2 a, s a 0 u L) a, &I *rl W 4 -4 L) G 1 0 u m o\ \ a \ 4 .. )" ir' :a 3 cw OF CARLSBAD - AGEN~ BILL Jfl < 1 AB# 12 I 0 G- l TITLE: APPEAL OF INCLUSION OF THE MTG. I - 5-9 3 DEPT.,- REPAIR PROGRAM CARLSBAD THEATRE IN THE UNREINFORCED MASONRY BUILDING DEPT. t CITY K CITY M I I I RECOMMENDED ACTION: That the City Council DENY the appeal for exclusion from seismic retrofit repairs r( by Chapter 18.07 of the Carlsbad Municipal Code entitled Unreinforced M Construction. ITEM EXPLANATION The City of Carlsbad's Unreinforced Masonry Building Ordinance became effectij 23, 1992. The Ordinance was prompted by SB 547 (Government Code § 8875 E which requires local jurisdictions to identify and develop a program to repair "potc hazardous buildings." Within the Senate Bill, potentially hazardous buildings are c as "any buildings constructed prior to the adoption of local building codes re earthquake resistant design of buildings and constructed of unreinforced mason construction." The Theatre was constructed around 1926, well before seismic criteria had been established and the building has unreinforced masonry exterior The legislative intent was to include this type of building within the repair requirt of Carlsbad Municipal Code Chapter 18.07. The appeal letter argues that the adopted model code (The Uniform E Conservation Code) is not the applicable repair standard for non-bearin! unreinforced masonry buildings, therefore, the Theatre is not subject to the Ordi The Building Official believes that the building has at least one bearing wall which the building within the scope of the Ordinance as stated in Section A102(a) Uniform Code for Building Conservation. Whether it is a bearing or non-bearir building the intent of SB 547 is to include both types of buildings. All identified building owners except the Theatre's owner.committed in writing Unreinforced Masonry Repair Program. Numerous discussions with an art representing the Theatre's owners have not resolved their informal appeal. The B Department served an official order for compliance on October 19, 1992 and re1 the Notice on title as the Ordinance required. Hence, the owner's have fc appealed their inclusion in the repair program. FISCAL IMPACT .. EXHIBITS 2 F unreinforced masonry repair program. g There will be no fiscal impact to the City by including the Carlsbad Theatre i c, z 1. Appeal letter 3 0 0 2. Memo to City Manager dated December 18, 1992 7 - 4 tl @ e Al3CHITUmA September 29, 1992 Mr. Marty Orenyak Community Development Director CITY OF CARLSBAD 2075 Las Palmas Drive Carlsbad, CA 92009-1576 Re: Carlsbad Theater Appeal from Order Ordinance No. NS-198 Dear Mr. Orenyak: 10457A ROSELLE ST. SAN DIEGO, CA 92121 ;6? 91 del -55 a. MICHAEL WINF'EL~. AiA CfiCF"E! At your request for additional data to substantiate the grounds for our appeal from the URM, the following individuals were contacted: 1. Mr. Me1 Green, S.E. 1145 Artesia Boulevard, Suite 204 Manhattan Beach, CA 90260 2. Mr. Fred Turner, P.E. State of California Seismic Safety Commission As a consulting structural engineer to the State Seismic Safety Commission, Mr. Green was instrumental in developing the standards utilized for the URM model ordinance. In his professional opinion, he has stated that even though SB 547 includes all bearing wall buildings or "otherwise"; current URM standards in the UCBC Appendix Chapter 1 do not apply to infill frame structures. He felt that until standards are developed in the near future for infill frame buildings, there may not be legal grounds to mandate repairs at this time . He felt that if infill buildings (similar to the Carlsbad Theater) were in his jurisdiction, he could only "vigorously encourage. the owners to strengthen their buildings. However, he felt that confined infill (as in the Carlsbad Theater) was much less of a concern than free standing or unrestrained conditions. Mr. Fred Turner of the Seismic Safety Commission agreed with' Mr. Green's opinion. Mr. Turner's opinion was that in the absence of appropriate engineering standards, that it be "up to the local building official" 1 It is understandable that this line of reasoning may have been misinterpreted by Mr. Pat Kelly of your department. Please bear in mind that the State Seismic Safety Commission has no legal authority, jurisdiction, or power. - 8 .il 1 e e Mr. Marty Orenyak Page Two September 29, 1992 Additionally, the following cities have not included infil buildings in their URM ordinances: City of Oceanside Mr. Gregg Anderson (619) 966-4801 City of Claremont Mr. Dwayne Marks (714) 625-0651 City of Arcadia Mr. Rudy Franta (818) 574-5416 City of Los Angeles Mr. Carl Deppe (213) 485-6177 As responsible building owners and Foundation Trustees there ar sincere intentions to test and strengthen the Carlsbad Theater i compliance with the Katiotis report. We realize that the theate will be potentially affected by future standards and inclusionar ordinances anyway, but not so at this time. The Carlsbad Building Department may be exceeding their authorit to include the Carlsbad Theater in its current adopted ordinance You may wish to rewrite your adopted ordinance to specificall include infill buildings with applicable engineering standards Please accept our appeal from Order Per 18.07 .030.3 from Ordinanc NO. NS-198. ”””” Sincerely, ARCHITURA J. Michael Winfield, AIA cc: Mr. Pat Kelly Mr. Paul Normandin Mr. Raymond Normandin Mr. Tim Lyons. 4- li r I e e .- DECEMBER 18, 1992 TO: CITY MANAGER VIA: 1k~ COMMUNITY DEVELOPMENT DIRECTOR FROM: Principal Building Inspector &I 9 CARLSBAD THEATRE APPEAL FROM ORDER LETTER In response to the appeal letter from J. Michael Winfield, I followed up on some of the statements therein. Mr. Winfield indicates that the original legislative intent of SB 547 did not include non-bearing wall unreinforced masonry buildings, such as the Theatre. The law required local jurisdiction: to "...identify all potentially hazardous buildings and to establish a program for mitigation oi identified potentially hazardous buildings." Potentially hazardous buildings were defined withir the law as "...any building constructed prior to the adoption of local building codes requiring earthquake resistant design and constructed of unreinforced masonry wall construction." Thc Theatre was constructed around 1926, well before local implementation of the Fields Ac* which set earthquake design standards following the Long Beach earthquake in 1931. I haw attached the entire bill (SB 547) for reference. The legislative intent of this law was to includc any and all buildings with unreinforced masonry walls in a local program to be analyzed anc strengthened to resist total collapse in a moderate to strong category earthquake. I havc spoken many times with Fred Turner of the Seismic Safety Commission and confirmed this Mr. Winfield is correct that the decision to include or exclude buildings is a local jurisdictior decision implemented by local ordinance. But he implies that there is no appropriatc engineering standard to apply to non-bearing wall buildings, so they do not need to bc strengthened. This is not entirely true. Many parts of the model code Carlsbad has adoptec may be applied to buildings constructed as the Theatre. While there may not be a "cookbook' recipe or standard for repairs, any equivalent engineering standard is acceptable as long as it! within the model ordinance's minimum design lateral force criteria. Indeed, one of thf downtown buildings is being planchecked now along this line. The structural engineering firm Kariotis and Assoc., who conducted the preliminary analysis of the Theatre in 1989 confirmed this in a phone conversation on December 17. They have designed strengthenins plans for a number of similar buildings in the Los Angeles area. They find that conventiona bracing systems, not unlike those required for bearing wall buildings, are entirely adaptablc for non-bearing wall buildings. In some cases, no repairs are necessary beyond stiffening thc roof and adding positive roof to wall connections. The only way to find out what is necessarj is to conduct an in depth analysis of the load paths in the building. Mr. Winfield's appeal letter states that four cities have not included buildings like this in thei ordinances. I contacted the cities in writing and received written responses from three anc a phone response from the other one. Oceanside is including them and repairs are underway in some of the buildings. Thei ordinance is nearly identical to the City of Carlsbad's in that they do not have a standard, bu for now engineers propose their own plan until a standard for local adoption is available. '. r I 0 @ Paae Two Claremont included the non-bearing wall buildings, but all they do is notify the owners of their inclusion on the potentially hazardous building list, Arcadia called back and their building official told me that they had no non-bearing buildings, so no adoptive ordinance including them was necessary. Los Angeles, the city that began the entire URM upgrade program, is very close to finishing an ordinance to require repairs of non-bearing wall buildings. This ordinance will become effective in 1993. They already have a set of voluntary retrofitting guidelines. They have 1100-1 200 buildings affected by this forthcoming ordinance. San Diego recently adopted a mandatory retrofit ordinance for bearing wall buildings only, even though SB 547 did not affect them. They are in a different seismic zone than Carlsbad, a less restrictive one. There are many different ways of handling these different buildings throughout the State. The State left the implementation details entirely up to the local jurisdictions so differences in city ordinances are common. But the trend throughout the State is to upgrade all preseismic code buildings. Finally, the Building Department is taking a conservative approach to handling the Theatre. Based on the potential occupant load, it is prudent to do so. The building is underutilized a1 this point in time, but should their business increase, the risk would increase as well. The building has never been completely analyzed and no one knows what the inherenl strengths or weaknessesof the building are. It may be that little is required to strengthen the building. The building belongs in a mitigation program according to the State Law. An engineer ma\ design a retrofit plan along the lines of our adopted ordinance. The Building Department ma) accept any alternative or equivalent. Based on the potential occupant load of the Theatre, i. is prudent to have the building analyzed, assess the strengths and weaknesses of the building, and require repairs if they are necessary. L. PAT KELLEY PK: bjn 4. rt ’I Exhibit B e @ I- I The URM Law rr I I* 1 ! I ! i I i ~~ Senate Bill No. 547 CHAPTER 250 An act to add Chapter 12.2 (commencing with Section 8875 j to Division 1 of Title 2 of the Government Code, relating to seismic safety. and making an appropriation therefor. (Approved by Governor July 7. 1986. Filed with Secretary of State July 3. 1986. I LEGISLATIVE COWSEL’S DIGEST I I SB 547, Alquist. Seismic safety. (1) Under existing law, the Seismic Safety Commission is charged with the duty of establishing programs for earthquake prediction and earthquake hazard mitigation and is required to prepare the California Earthquake Hazard Reduction Program in consultation with specified agencies and groups. This bill would require the commission to initiate a program of identifying potentially hazardous buildings, as defined. by requiring local building departments of cities and counties by January 1, 1990, to identify all those buildings within their jurisdiction, to establish a mitigation program, as specified, and to report to the commission. The bill would authorize local building departments to establish a schedule of fees to recover the costs of identifying potentially hazardous buildings and carrying out other requirements of the bill. The bill would require the commission to prepare an advisory report for local jurisdictions containing criteria and procedures, as specified, by September 1, 1987. The duties imposed on local governmental entities by this bill would be state- mandated local programs, except as specified. The bill would appropriate $150,000 to the commission for preparation of the advisory report. (2) The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement. This bill would provide that no reimbursement is required by this act for a specified reason. Appropriation: yes. The people of the State of California do enact as follows: SECTION 1. (a) The Legislature recognizes that California is situated in a seismically active region with earthquake faults which subject large areas of the state to high seismic risk. The Legislature further recognizes that the existence and occupancy of potentially hazardous buildings constitute a severe threat to the public safety in I lil ”. ”_ -. - - 4- 4 Exhibit B(continued) e 0 I_ The URM Law i I I I , I j I i I i Ch. 250 -7- e the event of an earthquake of moderate to high magnitude. (b) Tho Lezislature additionally finds that the Seismic Safety Commission estimates that there may be more than 60,000 unreinforced masonry buildings constructed before 1933 which remain in use in this state. As part of an effort to protect the public health and safety. the Legislature declares the need to establish programs in the seismically active areas of the state to identify potentially hazardous buildings within local governmental jurisdictions. SEC. 2. Chapter 12.2 (commencing with Section 8875) is added to Division 1 of Title 2 of the Government Code, to read: ! i ~ i I I I I CHAFTER 12.2 BL~LDING EARTHQCAKE SAFETY j I 1 I I ! 1 I ! I 8875. Unless the context otherwise requires, the following definitions shall govern the construction of this chapter: (a) “Potentially hazardous building” means any building constructed prior to the adoption of local building codes requiring earthquake resistant design of buildings and constructed of unreinforced masonry wall construction. “Potentially hazardous building” includes all buildings of this type, including, but not limited to, public and private schools, theaters, places of public assembly, apartment buildings. hotels, motels, fire stations, police stations, and buildings housing emergency services. equipment, or supplies, such as government buildings, disaster relief centers, communications facilities, hospitals, blood banks, pharmaceutical supply warehouses, plants, and retail outlets. “Potentially hazardous building” does not include warehouses or similar structures not used for human habitation, except for warehouses or structures housing emergency services equipment or supplies. “Potentially hazardous building” does not include any building having five living units or less. “Potentially hazardous building” does not include, for purposes of subdivision (a) of Section 8877, any building which qualifies as “historical property” as determined by an appropriate governmental agency under Section 37602 of the Health and Safety Code. (b) ‘‘Local building department” means a department or agency of a city or county charged with the responsibility for the enforcement of local building codes. 8876. A program is hereby established within all cities, both general law and chartered, and all counties and portions thereof located within seismic zone 4, as defined and illustrated in Chapter 2-23 of Part 2 of Title 24 of the California Administrative Code, to identify all potentially hazardous buildings and to establish a program for mitigation of identified potentially hazardous buildings. By September 1, 1987, the Seismic Safety Commission, in cooperation with the League of California Cities, the County Supervisors Association, and California building officials, shall prepare an advisory report for local jurisdictions containing criteria I i i I I / I i I I ~-~~~ Chapter 9 Reference Material I r/ ’ Exhibit B (contie) _.. The URM Law 0 .. I i 11 I 1 , 1 - 3- Ch. 250 I i i 8877. Local building departments shall do all of the following: respective jurisdictions on or before January 1. 1990. This identification shall include current building use and daily occupancy load. In reg.ard to identifying and inventorying the buildings. the local buildmg departments may establish a schedule of fees to recover the costs of identifying potentially hazardous buildings and carrying out this chapter. (b) Establish a mitigation program for potentially hazardous buildings to include notification to the legal owner that the building is considered to be one of a general type of structure that historically has exhibited little resistance to earthquake motion. The mitigation program may include the adoption by ordinance of a hazardous buildings program, measures to strengthen buildings, measures to change the use to acceptable occupancy levels or to demolish the building, tax incentives available for seismic rehabilitation, low- cost seismic rehabilitation loans available under Division 32 (commencing with Section 55000) of the Health and Safety Code, application of structural standards necessary to provide for life safety above current code requirements, and other incentives to repair the buildings which are available from federal, state, and local programs. Compliance with an adopted hazardous buildings ordinance or mitigation program shall be the responsibility of building owners. Nothing in this chapter makes any state building subject to a local building mitigation program or makes the state or any local government responsible for paying the cost of strengthening a privately owned structure, reducing the occupancy, demolishing a structure, preparing engineering or architectural analysis, investigation or design, or other costs associated with compliance of locally adopted mitigation programs. (c) By January 1, 1990, all information regarding potentially hazardous buildings and all hazardous building mitigation programs shall be reported to the appropriate legislative body of a city or county and filed with the Seismic Safety Commission. 8878. Local jurisdictions undertaking inventories and providing structural evaluations of potentially hazardous buildings pursuant to this chapter shall have the same immunity from liability for action or inaction taken pursuant to this chapter as is provided by Section 19 167 of the Health and Safety Code for action or failure to take any action pursuant to Article 4 (commencing with Section 19160) of Chapter 2 of Part 3 of Division 13 of the Health and Safety Code. 8879. The Seismic Safety Commission shall report annually, commencing on or before June 30, 1987 to the Legislature on the filing of mitigation programs from local jurisdictions. The annual report required by this section shall review and assess the effectiveness of building reconstruction standards adopted by cities and counties pursuant to this article and shall supersede the and procedures for purposes of Section 8877. (a) Identify all potentially hazardous buildings within their , I Ell .- - Exkbit 8 (continued) 0 0 The URM Law ~- ~- I I I €h. 250 -3- reporting requirement pursuant to Section 19169 of the Health and Safety Code. 8879.5. The Seismic Safety Commission shall coordinate the earthquake-related responsibilities of government agencies imposed by this chapter to ensure compliance with the purposes of this chapter. SEC. 3. The sum of one hundred fifty thousand dollars ($150,000) is hereby appropriated from the General Fund to the Seismic Safety Commission to develop the advisory report required pursuant to Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2 of the Government Code. It is the intent of the Legislature that funding for the program in the 1987-88 fiscal year and thereafter be provided for through the annual budget process. Costs incurred by local building departments in identifying potentially hazardous buildings or in preparing a mitigation program prior to the effective date of this act shall not be considered state-mandated costs and shall not be reimbursed pursuant to this act. SEC. 4. No reimbursement is required by this act pursuant to Section 6 of Article XI11 B of the California Constitution because the local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act. i I I i 1 1 1 I 1 1 Chapter 9 Reference Material I 3- e- /(. ' 0 0 -. October 29, 1992 Greg Anderson City of Oceanside 320 N. Home Street Oceanside, CA 92054 Dear Sir, - City of Carlsbad The City of Carlsbad has recently enacted a mandatory URM Ordinance. This ordinance includes th LICK Appendix, Chapter i, as its technical critena for LJKM bearing wall buildings. 'The ordinan includes the provisions for Alternate Materials, Designs and Methods of Construction, referenced as 108 of the 1991 UCBC as well as a reference to the SHBC when applicable as additional technical cr The City of Carlsbad is including in a list of potentially hazardous buildings those which are bearing H non-bearing wall (typically concrete or steel frame with hollow clay tile infill). One building owner out on the list has appealed his inclusion in the URM retrofit program. His appeal letter states th; jurisdiction "has not included infill buildings in their URM ordinances". It is this statement which pron inquiry to you. I would appreciate your response to the following questions: T - -1 1. Has the City of Oceanside included infill buildings in its current URM retrofit ordinan 2. If not, will your jurisdiction include them In a future retrofit ordmance. e+ IM k,// g l$ yes d no P-- 35 VtZm b- adLbvrl eo - we&-+ $" yes%nL sb&Ttes Signature wh+p"&. V/*rtlI*en tAu VDObeb I would appreciate your timely response to these questions. A self addres%@ env$o& is enclc yc.~: csnveniexze. Thmk y3c very mEch for &r.g a mommt out of your busy schedule to assist rnt inquiry. Any other comments you may care to offer would be appreciated as well. Sincerely, "-", PAT KELLEY Principal Building Inspector +&a+" 4 G+&a;.la4 +& / ..I&+ A, v&+? PK: rs Enclosure 2075 Las Palmas Drive - Carlsbad, Califor "" "I, Q October 29, 1992 Dwayne Marks City of Claremont 207 Harvard Avenue P.O. Box 880 Claremont, CA 91711 - -... 0 0 City of Carlsbac " qfJ-jTyg1 .J -JpL 6 -1 :1 - &' ;:j :; 1992 .;EST. Gf f..&?$!!:*::.': ?Ifti 2; PI ~ .- q3kbu;pi.'~. Dear Sir, The City of Carlsbad has recently enacted a mandatory URM Ordinance. This ordinance includes UCBC Appendix, Chapter 1, as its technical criteria for URM bearing wall buildings. The ordir includes the provisions for Alternate Materials, Designs and Methods of Construction, referenced ; 108 of the 1991 UCBC as well as a reference to the SHBC when applicable as additional technical The City of Carlsbad is including in a list of potentially hazardous buildings those which are bearin1 non-bearing wall (typically concrete or steel frame with hollow clay tile infill). One building owner c on the list has appealed his inclusion in the URM retrofit program. His appeal letter states jurisdiction "has not included infill buildings in their URM ordinances". It is this statement which PI inquiry to you. I would appreciate your response to the following questions: 1. Has the City of Claremont included infill buildings in its cu ent URM retropt *yes % no * W"I*pJ -*nn* , sa d yes no ~uJp+~+ w 2. If not, will your jurisdiction include them in a future re,t fit ordi mcg? Signature 1 would appreciate your timely response to tnese questions. A self aaar your convenience. Thank you very much for taking a moment out of your busy schedule to assist inquiry. Any other comments you may care to offer would be appreciated as well. Sincerely, " - - ._ ""&\" PAT KELLEY Principal Building Inspector PK: rs Enclosure 2075 Las Palmas Drive * Carlsbad, California 92009-1 576 * (61 9) 438-1 1 L. /' 0 0 *- October 29, 1992 Carl Deppe City of Los Angeles Room 41 1 Los Angeles, CA 90012 Dear Sir, The City of Carisbad has .recently enacted a mandatory UM Ordinance. This ordinance includes the UCBC Appendix, Chapter 1, as its technical criteria for URM bearing wail buildings. The ordinanc includes the provisions for Alternate Materials, Designs and Methods of Construction, referenced as S 108 of the 1991 UCBC as well as a reference to the SHBC when applicable as additional technical cril The City of Carlsbad is including in a list of potentially hazardous buildings those which are bearing w: non-bearing wall (typically concrete or steel frame with hollow clay tile infill). One building owner out c on the list has appealed his inclusion in the URM retrofit program. His appeal letter states that jurisdiction "has not included infill buildings in their URM ordinances". It is this statement which prom1 inquiry to you. I would appreciate your response to the following questions: 200 N. Spring Srreet 1. Has the City of Los Angeles i cluded infill buildings in its current URM retrofit ordina Yes no J 2. If not, will your jurisdiction include them in a future retrofit ordinance? yes* .-/ . no Signature -. I would appreciate your timely response to these questions. A self addressed stamped envelope is enclo your convenience. Thank you very much for taking a moment out of your busy schedule to assist me inquiry. Any other comments you may care to offer would be appreciated as well. Sincerely, " "- " PATGhY \ ". Principal Building Inspecto- PK: rs Enclosure ?' - -F;cr- ,&C A r,c Ac " -j.k,&?.-; 'rc. .dc"..-"p..y .-,.e. I< ( +.-> .J,J co <. . ,-; c.?-r. !? L* .q .,:-{<.-:":< . : ,~ _l, ! ,,~ ?,,..ci', syp &a 'h' 9a 3-4 L* .':I *. J' ,;,., ,?/(A*.& *sr urJJ ;4(; ~1 7,:- < .~A~SP, !. ,p <-- sfV .zlu-.rep -A-, ~'fi,::. . fy . :.. .. f' 4 ti G- .'' r-2 ." It "(Jf '?e,'> .'- h!,.!hl i#A Lq LC.<. , I 1- I '7 ._ .. 2- u, :I ,$,-,.=- ,T' ;r' A 7, I ~~-*~J: &.A i C?d~&d I' - I > 2.- f.?> It- ?!.e*.. ' . 2 /'JAP -;,.> ,.Jc.'Kfv G.. ?A<,: J L<,,4 ,,I"( 4L:./ "k',. (4 J?r. L. 9.u i. vp.4 c i. L .1 LI I' - c- L2& fic-P.?- 'y." 5. - 9- :*G-./& 2 L2; LC * n 3 I .: '.A& ?/-I7 I? ",i ,' .P b/u *I\ ' I. ' Id *- t ,',3-7. .P - 2075 Las Palmas Drive Carlsbad. California 92009-157 - (619) 438-1 161 @I?&/ ‘d- l”/w+?, . e-&-+ 1 1 SAN DIEGO, CA 92121 .. .. a2. - ’ [619] 453-7983 \ I_, ?> e: 9&.& 9534 L i W PROJECT: WW)’W&W ARCHITECT’S (name, address) PROJECT NO: DATE: -42 %&7&”ZZW3+5S” “0 r 1 TO: Ol+w ui%f% 1WQ m 1/11! &i 4, If enclosures are not as’ noted, inform us immediately. IC checked below, p!ease: AlTN : I bL+9 L WE TRANSMIT: u+ -,@I, V ( ) Acknowledge receipt ofencl ( ) Return enclosures to us. 9*$ (4 herewith ( ) under separate cover via ( ) in accordance with your request FOR YOUR: ”._” ( 1 approval ( ) distribution to parties ( ) information ( 1 review & comment ( &record ( 1 use THE FOLLOWING: 0 ( ) Drawings ( ) Shop Drawing Prints ( 1 Samples ( ) Specifications ( ) Shop Drawing Reproducibles ( ) Product Literature ( ) Change Order (VI Npm, .._, ACTION A. Action indicated on item transmitted D. For signature and forwarding as noted below under I CODE B. No action required C. For signature and return to this office E. *see REMARKS below REMARKS Pa! Mf rn HPmz rn m UkWL kt%++ t [507 #w-W%N~.w3-3%w~ > COPIES TO: (with enclosures) U 0 1. 1 , k-2 0 ”‘$/mWpje& WLflFtW d . L+%%W wma AIA DOCUMENT C810 TRANSMITTAL LETTER APRIL 1970 EDITION AIA@ COPYRIGHT @ 1970 THE AMERICAN INSTITUTE OF ARCHITECTS, 1785 MASSACHUSETTS AVENUE, N.W., WASHINGTON, D.C. 20036 0 . f- . 'I 0 0 H September 29, 1992 225 PLAZA STREET SOLANO BEACH. CA 92075 [SI91 PSIS! VICTOR JAMES DOMINELLI ARCHITI J. MICHAEL WINFIELD. AIA ARCHITI Mr. Marty Orenyak Community Development Director CITY OF CARLSBAD 2075 Las Palmas Drive Carlsbad, CA 92009-1576 Re: Carlsbad Theater Appeal from Order Ordinance No. NS-198 Dear Mr. Orenyak: At your request for additional data to substantiate the grounds fo~ our appeal from the URM, the following individuals were contacted: I. Mr. Me1 Green, S.E. 1145 Artesia Boulevard, Suite 204 Manhattan Beach, CA 90260 c 2. Mr. Fred Turner, P.E. State of California Seismic Safety Commission AS a consulting structural engineer to the State Seismic Safetl Commission, Mr. Green was instruTenta1 in developing the standard: utilized for the URV model ordir,ance. In his professional opinion, he has stated that even though SB 547 includes all bearing wai: buildings or "otherwise"; current URM standards in the uCB( Appendix Chapter 1 do not apgly to inf ill frame structures. HC felt that until star,darcCs are deyreloped i:1 the near future x<:; c inf ill f raxe bcildkgs ~ t"erc m.e.r 20- b, :cLJn-J, grazrls to ma::<.: repairs at thLs -." 2:;- p ;"- .- c.- ,- I.-.&:: :- -1.- i_j.i .LA- Cl.lj"CA _. .- :'" ! c:: -,." Go <:& (-",:-dc.d Ai:na7t?r) ..;~~''.;:. 2.1-i :.:,,.: ".-" L". _. - ' .> ,. ".Ab > -. r-ri i. .: ,...-. p,, . "vig3~ous 111 ~.~~~~~~-,z~ e X t-... ~-,.;~~~-~; c 3 %.: ._ v- ."<.."> - ,-- --+ Li i .LE c- Lil::?i: * bC?-LC-li;, -> j- 2 -cr 2 r-:<l <: ..7 I. L.:.. . .- ,. .? .! * ;-. .?. ~ - ' I - , > ' .' ' 1 - "" .'3 -, "7 ,..5?-. , ,> i -__. .I .., , . - ."":. ~ .. 2 >d c:; :-. '.. : -. 1 However, he felt that confined infill i-s in tile C;Lrl;s>&, ';k,eat:~:.. ', was much less of a concerx than free standing or unrestrainec conditions, I Mr. Fred Turner of the Seismic Safety Commission agreed with Mrt Green's opinion. Mr. Turner's opinion was that in the absence Of appropriate engizeering standards, that it be "up to the local building ofSicial"! It is uzd:?rstandable that this line of reasoning may have been misinterpreted by Mr. Pat Kelly of you department. Please bear in mind thzit tne State Seismic Safetl Cominission has no legal authority, jurisdiction, or power. r' L I. , (. 'V * 0 -. Mr. Marty Orenyak Page Two September 29, 1992 Additionally, the following cities have not included infil: buildings in their URM ordinances: City of Oceanside Mr. Gregg Anderson (619) 966-4801 City of Claremont Mr. Dwayne Marks Y (714) 625-0651 City of Arcadia Mr. Rudy Franta (818) 574-5416 City of Los Angeles Mr. Carl Deppe (213) 485-6177 As responsible building owners and Foundation Trustees there arc sincere intentions to test and strengthen the Carlsbad Theater il compliance with the Katiotis report. We realize that the theate: will be potentially affected by future standards and inclusionar] ordinances anyway, but not so at this time. The Carlsbad Building Department may be exceeding their authorit; to include the Carlsbad Theater in its current adopted ordinance You may wish to rewrite your adopted ordinance to specificall include infill buildings with applicable engineering standards Please accept our appeal from Order Per 18,07,030,3 from Ordinance NO. NS-198. Sincerely, ARCHITURA J. Michael Winfield, AIA cc: Mr. Pat Kelly . Mr. Paul Normudin Mr ,, Raymond Nomz.ndin - Mx. Tim Lyons .- I .. i . .. { '8 . ., October 20, 1992 Annette J. Evans County Recorder PO Box 1750 San Diego CA 92112-4147 Enclosed for recordation is the following described document: . Notice of Buidings withing the Scope of CMC 18.07 - Earthquake Hazard Reduction in Existing Buildings - Assessors Bo,ok 203, Page 181, Parcel 05 I Also enclosed are instructions on how the City is to be billed for the recordation fees incurred. Thank you for your assistance with this matter. c ~&z&"--@]+ W' KATHLEEN D. SHOUP CT-I1 ! 1200 Carlsbad Village Drive - Carlsbad, California 92008-1989 - (619) 434-28( REC,ORDING REQUEST BY AND 1 ' WHEN RECORDED MA&): . 1 w CITY CLERK 1 CITY OF CARLSBAD 1 1200 CARLSBAD VILLAGE DRIVE 1 CARLSBAD, CALIFORNIA 92008 1 . 0 I Space above this line for Recorder's use NOTICE OF BUILDINGS WITHIN THE SCOPE OF CMC 18.07 - EARTHQUAKE HAZARD REDUCTT3N IN EXISTING BUILDINGS - Notice is hereby given that the City of Carlsbad Building Department has determined that the building located on the following described property as identified by the records .of the San Diego County Assessor's Assessment Rolls is within the scope of City of Carlsbad Municipal Code (1 8.07, entitled "Unreinforced Masonry Buildings"). Chapter 18.07 applies to buidlings that were constructed of unreinforced masonry. ASSESSOR'S BOOK ............. 2.9 PAGE ........................ 181 PARCEL ....... 05 .............. of the records of San Diego County, and described as (legal description) .......................................... S 17.20 FT OF W 140 F LOT 31 E N 32.80 FT of W 140 FT IN LOT 32 (2808-2822 STATE STREET)........ .................................................................................................................................. The owner has been ordered to structurally analyze the building and to structurally alter it where compliance with Chapter 18.07 is not exhibited. If the owner or other person in charge or control of the subject buildings fails to comply with the order issued by the Department pursuant to this Chapter within any of the time limits set forth in Section 18.07.01 0, the building is subject to being vacated unless the requirements of Chapter 18.07 are complied with. For information regarding Chapter 18.07 requirements or the status of the structural alterations for the described building, contact the City of Carlsbad Building Department, 2075 Las Palmas Drive, Carlsbad, CA 92009, (61 91438-1 161. DATED: This 19th day of .................................................................. October g.......... OWNER: Building Official ' 92 ........................... BY "-- <<- \.\ - PATRICK KELLEY Principal Building Inspector STATE OF CALIFORNIA} ss COUNTY OF SAN DIEGO} On this day of 19 before me, a notary public in and for the said County 19th October 92 .................. ....................................... ......... and State, personally appeared ..... P.?.t.ric.k...K.e!!.ey ........... known of Carlsbad Building Department. WITNESS my hand and official seal: A Signature ... B*l.L../..=p.ih.d., to me to be ........... I he Pwmlnspector of the City B.n T; a .,...;r:. . '* RGCSZOT Comrn. # 9610& NOTARY PUBLIC- CilFORNlA San Diego County My Corn. Expires Aug. 30,1996 s \x" "vv"",- Notary Public in and for the Cointi 07 San Diego, State of California I i' 9 WFORC€D MASONRY BUILDING COMPLIANC€ ORDER THIS ORDER IS DIRECTED TO THE OWNER THIS ORDER APFI.IES TO THE BUILDING LOCATED b Normandin, Raymond A E Celestine E., HWJT 2808-2822 State Street, Carlsbad Owners Address City State Zip Code Tim Lyons P. 0. Box 731 Name of Person served with Order Bonsa I I CA 92003 The Building Department has determined that the building at the above address is within the scope of Title 18 Chapter 1 ~ Carlsbad Municipal Code. A notice so stating is being filed with the County Recorder. Chapter 18.07, entitled "Unreinfo Masonry Buildings" established minimum earthquake standards for existing buildings. The Department has classified the an unreinforced masonry building. The owner of each building within the scope of 18.07 shall cause a structural analysi! made of the building by a civil or structural engineer or architect licensed by the State of California; and if the building dc meet the minimum earthquake standards specified in 18.07 the owner shall cause it to be structurally altered to conform standards. These are minimum standards to reduce the risk of life loss or injury and will not necessarily prevent loss of I or prevent earthquake damage. AS THE OWNER OF THIS BUILDING YOU ARE HEREBY ORDERED TO COMPLY WITH ONE OF THE TWO ALTERNATIVE3 FORTH BELOW. If the owner or persons in charge or control of the subject building fails to comply with this order within any time limits 5 below. Chapter 18.07 requires the Department to order the entire building to be vacated and remain vacated until this 01 been complied with. ALTERNATIVE I Compliance with 18.07 with 18.07 Extended Time for Full Full Compliance ALTERNATIVE II Within 270 days after service of this order but NO LATER THAN, THAN, Within 120 days after service of this order but NO Li Julv 15. 1993 February 15, 1992 the owner shall submit a structural analysis of the building as specified above to the Building Department, and shall demonstrate that the building meets the minimum requirements of 18.07 OR submit the structural analysis and plans for struchual alterations of the building within 270 days after service of this order but NO LATER THAN, the owner shall submit plans for the installation of w which meet the requirements of 18.07 to the Buildin Department obtain a building pennit for wall anchor installation n days after service of this order but NO LATER THAN Aoril 15. 1993 1 AND July 15, 1993 installation to start within 270 days after service of 1 but NO LATER MAN, obtain a building permit for the required alterations within 1 year after service of this order but NO LATER THAN, July 15, 1993 i October 19. 1993 at1 anchors to be installed within 1 year after service Mdw but NO LATER THAN, construction to start within 180 days after issuance of thg building permit, AND October 19. 1993 i all work to be completed within 3 years after service of *is within 1 years and 270 days after mice of this 01 order but NO LATER THAN, owner shall submit the strumrat analysis and plans 1 strucnual alterations of the building but NO LATER 1 Julv 15, 1994 1 YOUR AlTENTlON IS DIRECTED TO THE FOLLOWING: within 2 yean after sewice of this order, the owne obtain a building permit to complete the earthquake ! OCfpber 19. 1995 with the City Clerk NO LATER THAN, cmon to start within 180 days after issuance December 18, 1992. building permit, AND -?a all work to be completed within 3 yean but NO LA ; (1 - *: q - ": -2- - . - ". . . 2075 Lam Palmas Drive - Cart- Cdifomir 92009-1576 - (61 9) 438-1 le1 .I .. .I n Br k 0 0 I I* hlILFORD IVAYSE DONALDSOS ARCHITECT L. W 4-i~~cE7p$== .. .. . HISTORIC GASLAW QUARTER .. .. " CARLSBAD THEATRE ARCHITECTURAL FEASIBILITY STUDY I Presented to: City of Carlsbad Redevelopment Off ice 2965 Roosevelt Street, Suite B Carlsbad, CA 92008 I I I I 1 I i I ..J 3. .+; . Z" 5: ,$ 'i.i I Presented by: I Architect Milford Wayne Donaldson, AIA, Inc. Landry and Bogan McKay, Conant, Brook, Inc. Kariotis & Associates Economics Research Associates September 27, 1989 >, _'...:I, .'I" i:.: . ..,, -..- . - - - - ___" .-" ""- " - -~ I, ,I. 1 I 0 MILFORD i\'AYSE DONALDSOS a A-RCHITECT !. DESCRIPTIO?! INTRODUCTIOX e TABLE OF CONTESTS SLMMARY OF FIXDINGS Market Characteristics Use Analysis Theatrical Audience User Recormendations THE.4TRICAL FUNCTIOX Existing Conditions Entrance Lobby and Related Amenities Theatrical Capabilities - General IMPROVEHEXT SCESARIOS Location I Building Description ! Historical Significance ! Renovation Scenario Applicable Codes and Standards SECTION I I1 I11 I v I ! i I APPENDIX A: Structural Engineering Report APPENDIX B: Detailed Probable Construction Costs APPENDIX C: San Diego County Key Map APPENDIX D: User Survey Form I ! 1 i - - - . "_ -. - . . " __ . . _. - - - - ___""_"" "._. ~ "" "--- 'I c ib I . I * MILFORD hAYSE DOSALDSOS 0 ARCHITECT I i- ! I I ! i I 1. .. I i ! I i i I ! I I a WP SECTION I INTRODUCTION The City of Carlsbad is considering whether to assist the owner in the renovation of the Carlsbad Theatre, a 62 year old movie-vandevillian landmark in the downtown commercial district. The Carlsbad Theatre is located in the redevelopment area for the city. It has been proposed'that the Carlsbad Theatre, converted to a performing arts facility, could become a renewed focal point for the community, possibility stimulating further commercial revitalizaticn. In addition, the Carlsbad Theatre is a focal point along the east-west axis of the proposed Transportation Center for the City of Carlsbad. The City of Carlsbad conmissioned this study to estimate the potential use of the proposed renovated theatre, evaluate the theatre as a functioning performing arts facility, estimate the cost of renovating the building and converting the theatre to a performing arts venue. KO direction was given by the City to determine potential managers for the facility due to the expressed desires of the current owner to participate in the future operation of the Theatre. The consultants were directed to ass5me that all improvements were to occur xithin the property lines o:E the existing site and that the pr,imary use of the facility would be a live performing arts facility. The authors of this study is Architect Milford Wayne Donaldson, AIA, Inc.; Landry & Bogan; McKay, Conant, Brook, Inc.; Kariotis & Associates; and Economic Research Associates. Architect Milford Wayne Donaldson was the lead firm and responsible for the survey of potential users of the Theatre, architectural analysis and order-of-magnitude cost estimates. Landry & Bogan was responsible for the conceptual drawings, technical theatrical facility analysis and theatrical systems analysis. McKay, Conant, Brook are responsible for investigation of existing acoustical conditions and recommendations. Kariotis and Associates were responsible for the structural analysis and recommendations. Economics Research Associates was responsible for analyzing the survey of potential users and recommendations for the highest and best use of the facility and house size. In addition to this introduction, the report contains three other sections. Section I1 is a summary of findings to determine the theatrical functions and user recommendations. Section 111 discusses the limitations of the existing conditions and various senarios for improvements for live performances. Section IV presents a historical background and an analysis of the building's potential use as a live performance theatre. j i 1 i .. . . " - -. . - - - -. - -. - .- -. - . "_ -. - I a, I' '. t , I I .- 0 \lILF@RD LGU SE W\.ALDS@S a ARCHITECT n WP SECTION I1 SLWMRY FINDIXGS i ! ! I I I , I I i 1 I I I i I I I i , I ! ! ! ! ! This section presents the primary findings of the report. Please refer to the body of the report for more detailed analysis and conclusions. . MARKET CHARACTERISTICS The San Diego County Key Map (Appendix D) was used as the general area for potential users of the Carlsbad Theatre. Potential users forms were distributed within this area (Appendix E) and follow-up telephone calls were made. Population characteristics based on a review of education, income, age and occupational characteristics were not performed. The north county area has been experiencing a rapid growth of residential and industrial uses. During the survey, several groups outside the area noted in Appendix D expressed interest in using the Carlsbad Theatre. During the user survey, it was found that there was considerable enthusiasm for potential operators of the Theatre. The purpose of the survey was to determine the highest and best use along with the prospective bookings for a calendar year. Meetings and discussions with the present owner, the Normandine Family, or with prospective users WBS not a part of the consultant's contract. USE ANALYSIS There were 39 performing organizations that responded to the survey. The user surveys for the Carlsbad Theatre have been summarized in the following tables. Of the 22 performing arts organizations surveyed regarding their interest in using the Carlsbad Theatre, 18 were interested in performing in the theatre with a median audience size of 450 people, and 7 were possibly interested in performing in the theatre, with a median audience size of 375 people. Almost all groups that experienced interest would not need the original 1927 design to seat 600 patrons and those groups felt that their current space were inadequate. The majority of the potential users was for dramatic and musical theatre. Although the analysis of the current rental payments and ticket prices of the interested organizations were not a part of the intended report, the survey has listed this information. Six Organizations expressed a genuine interest in managing the Carlsbad 'Theatre with two groups expressing a maybe'' if subsidized. Four organizations expressed some interest under specific circumstances which might not be compatible with the City's objectives. Nine organizations expressed interest in using the Carlsbad Theatre as a rehearsal space, with space demands to match their existing performing 'I ! i i stage. i i 2 ." "" " . . . - .- I vv I I , * XlILFORD L\AYSE DONALDSOS ., ARCHITECT n w 17 organizations were not interested in using the theatre. Five groups noted the theatre was too small and one group expressed concern that the theatre was too large. The remaining groups noted that they already had a theatre, one needed an orchestra pit and three noted the location is too far away. 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CI .d c E - r: VI a c t - C =' - - - - - z n = U d - E d 4 - - a g - - - d - 2 a 5 z * a - .- 1 U I. a c - 0 I- v. t. U h 5 L 0: c - : - h 5 L 5 U U 2 c v1 U 4 - v. m :: st c L e c - 4 " a a L. - 4 * U In U E a 5 - iL - - - - - 0 z C f - - " - - =' -s. - - c , - - - - - - - - - - - .- -. C I .d e " U Y n Y L < a Y 0 U s .d 4 - 4 z - .. m U e e - - - - - Lr: U m a e e U c L 4 d n U - 5 1 a a - - 4 a r L - 0 m 4 c < :: F ? c a 1 2. U V > c c - - - - 9 C - d C L. 4 U C I c U 0 Lr. d -r - U 0 d - - - h Y U u cc - [ U U C - - Y - - 5 0 L n 4 b I e - a n z - - n I -5 0 4 - - E- - < 0 v: - - 5 g - V. e E Li. h .) 5 t Y. L. U - - c d f 9 ~~ ~~~~ L < I a 0 ?.IILF@RD LWYSE C€)KALD50\ ARCHITECT I ! , @ THEATRICAL AUDIERCE In each of the three tables that follows, three scenarios are presented that identify potential low, moderate, and high theatre usage for the Carlsbad Theatre location from performing arts organizations surveyed. The low use scenario assumes that only 70 percent of the performances, projected by organizations that stated they were interested in performing in the Carlsbad Theatre, would actually occur, and that only 25 percent of the performances, projected by organizations that might be interested, actually occur. The moderate use scenario assunes that 85 percent of the interested organizations' projected performances will occur, and that 50 percent of I the possibly interested organizations' performances occur. I i 1 i I ! I I I ! I i I i i The high use scenario assumes 100 percent of the interested organizations' projected performances will occur, and 75 percent of the possibly interested Organizations' projected performances will occur. Table 1 identifies projected theatre use days per year, from a maximum of 223 performances to a minimum of 156 performances from interested performing organizations. The actual number of use days may be less depending on the theatre's eventual size and configuration. It should be noted that 84 maximun use days under "Interested Performing Arts Organizations" came from one source, David Lipton, who has been successful at the Lyceum Theatre in downtown San Diego. Projections, however, should not be dependent on any one source without more definite commitments. Despite this caveat, there does appear interest in the Carlsbad Theatre as a venue from which theatre groups can reach the growing and affluent North County market. 1 I i I I , i ! 1 I ! I f 1 I ! - "" Table 2 shows projected use days by type of performing arts organization. Clearly, most projected performances would come from dramatic theatre groups. Table 3 presents projected use days by audience size categories as reported by respective performing arts organizations. Although the highest number of performances is reported for the 500 to 749 person audience category, 86 of these 98 maximum performances are from one source, David Lipton, and it is not recommended that the theatre be designed to serve this size audience based on one source without a stronger confirmed commitment. Even so, the average audience size in this 500 to 749 person category tends to be at the lower end of this range. The second most common audience size category, including both "interested" and "possibly interested" groups is the 250 to 499 person range, with an average of approximately 375 persons. The 0 to 249 person category is the third most common when combining both interest groups, but is the second most common among the "interested" groups. The estimated average audience size in this smallest category is approximately 169 persons. 10 ""- _" - .- a 0 b. o a- b. ,. c r( w 2 ;s =a gz s= 9, sg q =b. 7 -I nzu lo -3 A i) 9 0 ‘*I - &sf (CI 0 A 05 N b? cx L-s r N g2 =ab. e7 .J .I== COO .du -v) c: g.J - m 30 .ob. .c1 YJ E E Ez s ou 3 v: 0 04 c b. =2 - FX 31 a. L. af i c L c, 3: = Om l.1 c - $ 5 gs 28 - ” - 4 c - - a c’i: pi= =I! -c $5 t: 2- e2 -= :F ” ” - =- a* 5.t ” - “ “’= E= -rI 2: c,f. a - 6 .. u cn < L - U o CL 2 8 r. 5 “ 2 g - .- a -1 U 4 a s a L, < - - - I - - - - - - - - - I ). 5 - t - - - I .. L, 4 f - LE 11 L a e 0 de e= tf-url3 x- N CCNUrl U 0 - 85 - P .. 0 g g 5 U h - - L 0 ,e 52 N E: 2 szi ZSS 3.c- 5" re i: <= 2. c e ij - a 6 9 c .- e - - -L. 'C xc, -c, =v: g2 u 30 ab. -e El b.0 - 4$ - $2 ?E I e " 22 8 E t t i - b c - x r - "en0 s- N nu.--o r- c - - ctN-c=t No - - 1: - " .-( g S 4 c c 'J Bk frr E G. LZ- - - $1'. 5 fy-" - - - L t -=..Eb. -4 = 5 g g2 - """= 4 ; f =1 - c,0-"0, SO"- c=I^-m - g - - - & c S - - - - 5 I - " - - - - B 5: c :;I. =a - x2 =;= -x 2 " L =b. - -x=== $ 52;=u,; &szG= - S " 'II - e x g - m -1 C .c1 P m < - - U b 0 00 0 Dc If. a - 2 e: U zs - E .- If. -1 t: - e - a c, < L - - F. 4 - z a 5 5 5 0 - - L c - L L .. J * .- - * 5 r. 12 D a 0 ICI w g 2 31 u - y 0 V 4 a* ZE G! G n - eL0 <b. vu : - 6 a U J 7 -2 - 0 SLt L.- OE; < 0 v. E d u. 3 as q $2 'S $E =v1 4u u v? Oh 3c cc b.0 vu E =2 3 v. 0 a- =e DL 2& 1," * 0. c L, g v ci s v: 5 - t d - - - - z %Kg - 1. 3 aCL-xN Gu=- EPZN cu 3- ZS;.80- "3aD U1C z - - 4 e 1 3 S - - - s - e g 22. -t ZII - "e - =el- - + - 3 =%." lsEs - t. L. - 5 g - u L- 3% r-CO ' -u m-00 -r! m u m-00 N .cI ; < - - :: 0 0 m m u e uza - B P E g a - - ri z 3 - - - - - - x E t r= t: - e - - - - - >: g g c ze- L.< G NII + - 1"- 3NL" - I F.XF ). c - - .. - x 5 - % C - .. a d ir d - - - c L. < - 1 = P Y 5 2 - - - - - - - 5 L - r - .. - - k 5 - 13 I 1" ! I- I i I I I I i i I 1 I ! i ! I I ; -~ ~~ 0 0 LiILFORD L\AYSE DOSXLDSOS ARCHITECT n w A theatre in the 400 to 500 seat range would provide enough capacity for performing arts groups with smaller and moderate size audience, plus allow surplus capacity for audience development and occassionally larger audiences. The exact number of seats within this range has different implications. A theatre towards 400 seats would be more intimate and probably desirable to the performing arts organizations that have smaller audiences (although still large for the smallest groups); however, such a theatre may be too small for those groups reporting larger audiences, and would reduce the facility's revenue potential. A theatre towards 500 seats may still be able to attract those organizations that report audiences in the 500 to 749 person category, but might be considered too big for the small dramatic theatre groups who get less than 200 person audiences. USER RECOM?lEKD.4TIOS As a result of the user survey and the interest expressed in the Carlsbad Theatre, it is our opinion that the theatre would have the greatest use primarily as a dramatic theatre venue, and secondarily as a small intimate concert venue. Ideally, film and community functions such as a speaker forum could be presented as well. The house size should be in the 400 to 500 seat range, with errphasis towards the lower end of this range. In addition, adequate support spaces need to be constructed (bathrooms, dressing rooms, storage) due to the inadequate stage wing space. 14 _. "._ -.- - "_ - - . . . " ._ . .. w I 0 0 i 3 i I ! ! I i j ! [ i I I I 1.. I i 1 ! I I ! I I ! I I ! LIILFORD LVAYSE DONALDSOS ARCHITECT 4h W SECTION I11 THEATRICAL FUNCTIOK This section describes the Carlsbad Theatre's existing theatrical technical elements. ORIGINAL THEATRE FUNCTIO?; The Carlsbad Theatre WES originally built in 1926-27 for silent movies with the "mighty" Robert Morton pipe organ for musical support. Live performances was supported mostly as an accompaniment to the main attraction - film - originally as a distraction while reels are being rewound. When the Carlsbad Theatre opened February 9, 1927, the management advertised the following policies: * Two shows daily at 7 and 9 pm with Sunday matinee. % 'Thursday was dedicated to a single show combined with live arnateur and gift night. -2 Song and dance was emphasized. * Prices were 10 cents for children under 12, 25 cents for adults and the last 17 rows going for 35 cents regardless of age. EXISTING CONDITIOKS The Carlsbad Theatre was built to originally accommodate 600 patrons. The theatre house has an existing capacity of 468 seats which need major repair and are undersized for todays audience seating. The existing house is too large and long for most drama, and more so for non-professional actors. There exists inadequate stage depth and wing space which limits all forms of scenic events, as well as those where movement up and downstage is important, especially dance and musical comedy. The list of performance types supported adequately by the Carlsbad Theatre has been film, lecture, vaudeville, headliner format shows, music and limited productions by the Carlsbad Theatre Company in 1988. In addition, there is a complete lack of support space, dressing rooms and bathrooms needed near the stage for mounting productions. I I i .I 15 -.." ."_. " ~ . ." - ,i 'I I I' ? I ! I ! ! i ! ! I ! i I j 1 ! i I ! ! i 1 1 i I ! i. " 0 XiILFORD LX'AYXE DOSALDSOS e ARCHITECT m FI ENTRANCE LOBBY AXD RELATED AMENITIES There is not enough area on the site for either lobby (ticketed patrons) or foyer (unticketed) functions appropriate to the smallest audience size considered in this report, and concessions to the historical character of the space make it difficult even to use what space there is most efficiently. This condition is mitigated by Carlsbad's singularly benign climate, and the situation is not proportionately worse than some of the older Broadway theatres. Likewise there is not enough room for the toilet facilities Title 24 requires of new construction (assuming 200 patrons of each sex, this would be 2 KC and 2 urinals for men, 5 WC .for women). ' How the upstairs space called "Neeting and Reception Room" is developed will depend on the mode of operation of the theatre. In any mode, an on- sale liquor license could make it a very substantial souce of revenue. If the theatre has a strong resident company, this space will be its Founder's Lounge, fornal Green Room and a rehersal space as well. In any case, it is vital that it be used to ease the crush of front-of-house functions in the tiny main floor area. FlINIMLjX IMPROVDlEXT FOX LIVE PERFORYAXCE The existing "flyloft" is about 15' deep and not high enough to fly full- height scenery out of the existing proscenium opening. It is essentially useless for anything beyond its original mission of furnishing backdrops for one-plane vaudeville-stype events. With all due reverence for historical forms, sustaining a viable theatre today requires a broader mix of events and styles. For this reason and to reduce sight line distances, both schemes considered use this existing element as general support space, and take some of the existing audience area for performance space. The height of the existing main roof prohibits scenery from shifting vertically in and out of the audience's view, and is not adequate for concealed front-of-house lighting in coves above a visible ceiling. In either scheme proposed, scenery will be limited to suspended drops and flats, props, and such furniture as can be shifted upstage and offstage to the small wings. Access from the outside for scenery and props is extremely limited because indispensable backstage functions and the 3' differential between grade and stage elevation eat up most of the space available on the site. Scenic pieces of any size will have to be assembled on stage. Lighting instruments will have to be mounted on a pipe grid about 18' above the stage, with the resulting "black box theatre" character. The good news is that this height is just adequate for the approcpriate style of stage lighting. 16 - " _". - .. "._ . .. .c 1 ! 0 0 - - ! Ll[LF@RD IVAYSE DOSXLDSOS i L ARCHITECT I i I I I n w SECTIOK IV MPROVEHEXT SCEEARIO I I I ! i i I 1 I I. \ ! ! 1 LOCATION The Carlsbad Theatre is located at 2822 State Street in the City of Carlsbad on the east side of the street in the middle of the block. An earlier aerial photo taken during Avocado Day in the 1920's shows the theatre as it was originally sited, standing completely isolated in the middle of the an open field one block north of the established commercial area. The building is now situated to become a major part of the downtown redevelopment and serve as a major axial focus across from the proposed Transportation Center. BUILDISG DESCRIPTION The theatre was originally built in 1926-27 for vaudeville and silent movies with an organ for acconpanircent. The theatre, according to the newspaper articles of the opening, was built to accommodate 600 patrons. The theatre has an existing capacity of 468 seats. The theatre building consists of three sections. The front section is a two-story portion. The first floor is used as the theatre's entry, lobby, ticket booth and restrooms. 'Ihere is one retail space, to the right side of the Theatre entry. The second floor consists of a balcony that originally overlooked the rental office space which at some time was converted into an apartment. The center section is a large one story space used as the main house (auditorium) of the theatre. The seats are arranged in three sections with two aisles. At the front of the theatre is a small orchestra pit originally used for the organ. The rear section contains the stage, wings, fly loft, and exit passages. 1 I ! i ! i I I ! 1 I ! - The current architectural "Spanish" style facade is the result of a recent remodeling. The original facade was a very restrained 1927 Spanish revival style. The facade appears to have been very simple, consisting of four pilasters spaced evenly. The entry was deeply recessed and the ticket booth was located in the center with flanking entry doors. The entire entry floor was tiled in Spanish tile with a border of polished conc'rete. The first floor consisted of flanking wood storefronts with glass transoms maximizing the available window area. The entry to the second floor was through a pair of French style doors. The second floor windows were pairs of double hung windows embellished with Spanish tile eyebrow roofs. The primary flourish of the building facade was the very distinctive mock bell tower with Spanish tile roof on the northern end of the facade and the urns with pineapple finials caping the pilasters. The building is constructed primarily of reinforced cast concrete with hollow clay tile infill panels. Wood is used for the floor construction and interior part'tions. The roof has wood rafters supported by large curved steel trusses. 17 .".""_" -. - - - . . I ” j .I t I 1 1 @ ?JILFORD LVAYYNE DONXLDSOS 0 ARCHITECT n e I I ! j ! 1 ! ! I i ! i i I I I I I 1 The front two story section has e cast reinforced concrete first floor with Spanish tile inset. The second floor is of typical wood construction, with joists, sub flooring and finish flooring. The roof is also of typical wood construction with rafters and sheathing framed as a flat roof covered with composite roll roofing. The exterior and bearing walls are typical of the entire structure and are constructed of a cast reinforced concrete foundation with concrete pilasters tied-together with cast concrete bond beams and infilled with hollow clay tile. The walls and ceilings are typically tile and concrete is simply painted except on the facade. The front facade was always stucco ana currently has an even heavier stucco treatment. The center section which is the house has a wood floor sloped and platformed for viewing. At the front of the theatre the orchestra pit and apron floors are of cast concrete. The walls are constructed of a cast concrete foundation with concrete pilasters tied together with cast concrete bond beams and infilled with hollow clay tile. The walls are plastered on the interior and originally contained murals as described in the historical report. Currently the murals are in very poor condition having been partially painted over and spoltched with mastic for acoustical tiles which were added later. The house ceiling is covered with pressed tin in two feet by two feet squares. The ceiling is supported from the underside by the barrel1 vaulted steel roof trusses. The roof framing is of typical 2x roof rafters with the sheathing following the curve of the trusses. This roof covered with a roll roofing membrane. I I I I I The rear section has both wood and raised cast concrete floors. The exit passageways appear to have originally been, built of wood and contained stairs. To meet modern code requirements, at some point the stairs were partially removed and concrete appears to have been poured directly over the wood. The stage wings have raised concrete floors. The walls are of the cast concrete and hollow clay tile following the same construction as the rest of the theatre. A very large cast concrete bond beam spans the proscenium arch. ,The roof of the rear section is constructed similar to the front section. See the following drawings for existing conditions. HISTORICAL SIGNIFICANCE The following capusal history of the Carlsbad Theatre has been supplied by R.S . Jones (619) 434-9341. The Carlsbad Theatre was built in the fall and winter of 1926. The builder was Roy E. Struve who also built the Palomar Theatre and several other Oceanside buildings. When Struve completed the shell of the Carlsbad Theatre, he turned it over to manager A .J . Clark. Clark, the first Of several managers in the first two years, hired Alexander MacRae to decorate the 600 seat theatre. I I i I I I -. .““ - 18 ””” " - .. . . i ! I- I I 1 1- a 0 MILFORD KAY SE DOSALDSOS ARCHITECT Ah W I i I I ! I ! i ! I 1 I I I i I I MacRae, a one armed Scottish immigrant, decorated the auditorium by painting ten murals approximately 11' x 13'. Each mural depicts a then popular North County location. The murals include Frazee Castle in Moosa Canyon, Red Mountain Ranch in Fallbrook, Lake Hodges, the dam at Lake Henshaw, the Stratford Inn in Del Mar, the San Luis Rey Mission, Oceanside 's then new pier , an Encinitas residential scene, and fzrm scenes in Carlsbad and Escondido. Besides the murals, MacRae also painted the decorative stencil designs which adorn the theatre auditorium, completing them just in time for the showplace's opening. The Carlsbad Theatre opened on February 8, 1927. The Carlsbad Chamber of Commerce, a key supporter in getting the theatre built, held their yearly meeting on stage before the theatre's first program. It was at the opening that the murals were unveiled, each by a dignatary of the area the mural represented. After the cor?.clusion of the festivities, the first movie, Clara Bow's silent film classic It, was screened. The movie was accompanied by playing the Robert Morton theatre organ which sat in the theatre's orchestra pit. After seeing several management changes over the next two years, the Carlsbad Theatre closed in July of 1929. It would remain closed for five years, pending a court case to resolve several issues. These issues included the fitness of the building to serve as a theatre and the question of responsibilit? of managers and owners. With the conclusion of the court case the Carlsbad Theatre opened and then substantitally closed twice as a movie house. Carlsbad, experiencing the heart of the Depression, seemed unable to support the theatre. Finally, in 1936, the Army and Navy Academy moved from Pacific Beach to Carlsbad. They acquired the Red Apple Inn to serve as their school but found that the former restaurant lacked the classroom space needed. To help solve this problern the Carlsbad Theatre was rented as their drama classroom. For three years the ANA used the Carlsbad Theatre. There the Military Masquers, headed by teacher Virginia Atkinson, produced a number of award winning plays. The first of these standout shows was called I Am A Jew and starred senior Robert Walker. Walker would continue his acting career, starring in several Hollywood motion pictures in the 40's and early 50's. His pictures include Bataan, See Here Private Hargrove, The Clock (co- starring with Judy Garland), Since You Went Away (with his wife Jennifer Jones), and the Hitchcock classic Strangers on a Train. In 1939 the AKA built its own auditorium, ending its need for the Carlsbad I I Theatre. Shortly afterward the theatre was sold by owner Roy Struve to i Vincent Araiza. Araiza used the theatre strictly as a movie house. Early I on he held a contest to choose a new name for the theatre. The ten dollar i 1 I 19 prize was divided amount the several people who had entered the name Iris Theatre. i " . ._"" "" - - -. ._ - . . " I 1. '? I 0 0 I ! !- I I i ! MILFORD iYAYYSE DONALDSOS ARCHITECT + V ! The theatre was known as the Iris Theatre until 1943 when Araiza sold the building to John Martese. Martese continued the programming course set by Araiza, exclusively showing movies. HE! did, however, change the name. This time the theatre was named after his daughter, Sylvia. The theatre bore the name of Sylvia Theatre even after the Martese sold the building in 1945 to Morris Marks. Finally, when Marks sold the building to the Samuels in 1946, the name was changed back to the Carlsbad Theatre. The Samuels exhibited motion pictures at the Carlsbad Theatre from 1946 to I 1961, enjoying the longest period of prosperity the th.eatre saw in its ! sixty-one year history. In 1961, Samuels sold the theatre to Don Dunham. I Dunham. changed the name of the theatre once again to the Guild Fine Arts I support, the organization disbanded. ! I I I I 0 1 Players to stage three perfornances a year at the theatre. The Players continued until the late sixties when, because of lack of community I Since then the Carlsbad Theatre has served the Hispanic community of Carlsbad until Dunham sold the theatre to the Normandins in 1986. i APPLICABLE CODES AND STASDARDS I The Carlsbad Theatre is a designated historical building, City of Carlsbad I designation # 11. The State Historical Building Code must be used in the July 1, 1985, supercedes all prevailing codes and is the mandatory code for all qualified historical resources and buildings. i I mitigation of code violations. The State Historical Building Code, since I I In addition, should the owner and enforcing agency differ on any code item, I the issue can be appealed to the State Historical Building Code Board, ! Sacramento, for a judicial decision on the issue. i I i i 1 i The State Historical Building Code (SHBC) was used for the analysis of code compliances. The following conditions have been assumed in the analysis. I ! 1. That additions or alterations shall not cause the building to become unsafe or overloaded (increase in occupancy). j 2. That additions or alterations to the building which increase the area shall comply with prevailing codes. ! 3. That a change of use of occupancy does not constitute a more hazardous use. I ! 4. That the building will be seismically retrofited in accordance with i the SHBC. I ! 5. The SHBC allows alternate methods to any and all prevailing codes by means of design proposals to be approved by the enforcing agency. 1 I 6. All non-historical expansions or additions must comply with all 1 prevailing codes and regulations. i- - -- - ._ ._ - - " -. - . - . - -. . . 20 T" I '1 'I I i I 1 i ! ! ! I i I I I i I i I ! ! I I i ! I I I I I ! ! 1 I i i ! I I i I i ! -. - !.lILFORD LVAkSE DONALDSOS 0 ARCHITECT 4h * 7. The use or character of occupancy is permitted to continue in use regardless of any period of time of construction, 8. Alternative structural regulations are permitted as long as the safety of design and construction is in compliance with the prevailing code for public assemblies over 300 occupants, (theatre use). 9. Existing systems which do not constitute a safety hazard when operational may remain in place if approved by the enforcing agency, (mechanical and electrical systems). 10. Historical buildings are exempted from compliance with energy conservation standzras (Ticle 24). 11. In lieu of total conformance with existing exiting requirements, the enforcing agency may accept any other condition in his opinion does not constitute a greater threat to life safety. 12. The use of fire sprinklers car! be used to mitigate non-conforming fire resistive construction and exiting system. 13. The use of archaic zaterials can remain, be used or re-used in the building. 14. The building is located in Seismic Zone 4, State of California. The building is not classified as an unreinforced masonry bearing wall building. Senate Bill 547 deals with the requirement for identifying and mitigating hazards only in unreinforced masonry buildings. However, the structural system of the Carlsbad Theatre is defined as a separate vertical load carrying concrete frame with hollow clay tile infill. Even with this frame, there is sufficient evidence to recommend an earthquake hazard reduction program for this building. RENOVATION SCENARIO Function One of the purposes of this study is to suggest one schematic plan for the theatre's upgrading and renovation as an active performing arts venue. Many alternatives, additions and renovations necessary to bring the theatre into a viable and active performance house have been considered. The chosen development scenario is Alternative B: 1. Reduce the main house from 600 seats to 430 seats. Provide provisions for live performances. 2. Provide new bathrooms, lobby and ticket facilities on the first floor, 3. Provide dressing rooms, storage areas, and toilets in the basement. 4. Provide offices on the second floor. - """" 21 "._"" - - ". - . . . . . - . I.. 0 0 ! XIILFORD \\.A) SE DOSALDSOS ARCHITECT dh V The folloving assumptions are made for the rehabilitation of the Theatre: 1. The building was constructed in 1927, and complied with the prevailing code or requirements at that time. 2. The building has been in continuous use for the same type of occupancy use since it was constructed. 3. The proposed changes in plan layout will classify the building as a two-story, Construction Type 111-1 hour, or Type 11-1 hour non- conforming. I I I i ! I I ! I I I I I I I I 4. All structural changes to the building must comply with the State Historical Building Code. 5. The change of occupancy has not changed and the overall occupant load for the house has been decreased in the building from 600 seats to 424 seats. Assuming acoustical reflectors integrated with the lighting grid, and if exterior and building mechancial rtoise is well suppressed, good amateur actors should be intelligible at the rear of the house in either scheme A or 3. However, the same conditions that permit this will make a "dead" * room for unamplified music. ALTERNATIVE A: LARGE STAGE / 355 SEATS I Scheme A allows a large barn-like" production stage. There is one cramped It I dressing room for each sex, 355 seats, a framed opening to eliminate the need to frame the scenic area for each event; the rest of the available wants the audience to see, and produce, shift and even dress in the rest - or perhaps vice versa. The plumbing places a low absolute limit in cast I size; otherwise, a creative resident producing company might find Scheme A the more capable of the two because of its greater stage area. j area is flexible space. An event will take area downstage for what it I ! I 1 ALTERNATIVE B: LARGE STAGE AND BASEMENT / 430 SEATS I ! Scheme B gives up some stage space for more audience and better relations with the historical interior. Civilized dressing facilities are developed in a new basement, adequate for a chorus of 15 or 20 and a couple of Equity principals (professional actors). The opportunity for creativity in this scheme is planning what they would do in an performing area about 25' square. I i i i .I 22 I I " ._.." """ - __. . . - " - . - . - ~~ I. :- i I e 0 MILFORD LX'AYYSE DDNALDSON ! I j- ARCHITECT Ah WP PERFORMAXCE LIGHTING SYST€Y The lack of scenic capability in either Scheme A or B increases the stress on performance lighting, which now must create place, mood and effect. An appropriate system would be a rack of 96 20-amp digital dimers, controlled by a low-end "computer" console (like the Strand "Mini Light Palette") in the control booth for maximum flexibility of effects and familizrity to diverse users, a secondary control panel on stage giving local operation for simple events, and 96 load circuits and outlet devices, with appropriate conduit and wire. A reasonable complement of stage lighting instruments, lamps, extension cords and other accessories'should be on hand before occupancy. ACOUSTICAL SYST2i ! I ! I ! ! The Carlsbad Theatre can be made into a very satisfactory space for listening to and presenting films; lectures; dramas; jazz, barbershop, country and much popular music; lyric theatre of the Broadway type with simple requirements. The Carlsbad Theatre cannot be made into a space with a good acoustic environment for symphony or chamber orchestras; most choirs, and most classical music ensembles and soloists. The theatre can be acoustically intimate, articulate, uniform, and comfortable -- provided it is maintained very quiet and the interior is designed correctly. It will need an audio system only for weak-voiced speakers and for playback of recorded materials. There are certain design elements that should be incorporated within the overall space to provide a more acceptable environment for performances. The following recommendations have been included within the cost estimate and design alternates. 1. Stage Side-Kafl Sound Absorption Sound-Absorbing Finish No. 1 (SAF #I> prevents cross-stage flutter. it is black glass fiber faced with hardware cloth. 2. Auditorium Rear-Wall and Upper-Side-Wall Sound Absorption Sound-Absorbing Finish No. 2 (SAF #2) prevents echoes and focusing. It is fabric over glass fiber of various types. I ! 23 - ". - ..- ". - ." ." _""" """ ___ ___._. ""__" "1" "- ,, i- o \tILFORD IVAYSE DONALDSOS m ARCHITECT a W 3. Orchestra Pit Rear-Wall Sou'nd Absorption This also is SAF #2 and it suppresses excessive orchestra loudness in the pit. 4. Orchestra Pit Ceiling Sound Absorption Sound-Absorbing Finish So. 3 (SAF #3) suppresses excessive orchestra loudness in the pit. It is a glass fiber ceiling board in a tee-bar suspension system. 5. Side Wall Sound Reflectors These reflect useful sound energy to the audience. They are well- braced 518" gypsum board or plywood or similar hard material. 6. Ceiling Canopy, Acoustical Portion I The suspended ceiling canopy reflects useful sound energy to the audience, prevents focusing by the vaulted ceiling, and houses loudspeakers and theatrical lighting instruments. ?he canopy is a complex system serving acoustical, architectural and theatrical purposes. Acoustical portions of the canopy are inverted, shallow- rise, acrylic skylights in a 4' x 4' support system set between 6' x 6' lighting pipes. I 7. Sound Systems I '. I I I Central loudspeakers are shown in the auditorium ceiling at the center of and in front of the proscenium, Sound system controls are in a separate sound control room at the back of the auditorium, with a large open window. Systems included are: sound reinforcement, theatrical effects, recording and playback, performance monitoring, production intercommunication. 1 ! I 8. HVAC Systems ! ! I I HVRC systems serving the stage, auditorium, orchestra pit and control rooms must be very quiet. Specifically, we recommend designing to meet a preferred noise criterion of PNC-20 in the stage, auditorium and pit and PKC-25 in control rooms. The noise and vibration control measures for quiet HVAC systems of this type cost money. Good vibration isolators, quality fans, larger-than-average ducts, and duct linings and silencers all are required. 9. Outside To-Inside Sound Isolation KO outside sound source which requires special provisions has been incorporated into the design of the building's exterior envelope. The noise from the train and the future transportation center has not been .. -._____.~___._investigated, ?4 ""_. ""- "" i" I .. 0 0 MILFORD \VAYNE DOXALDSOS I 1- i I ! ARCHITECT n &p CITY OF CARLSBAD PROPOSED TRANSPORTATION CENTER I I 1 I CARLSBAD THEATRE SITE LOCATION I i I i 1 .. i '. ! i I i i ! i I i I i ~. " ._" ". " - .. * -. _. ,z; *j; 2: tf <j 3: :.-i ;$ ,$ i!t si ,t ' :'f !I@ :a 1. x: , :7. ':.;![ii! ; ' IY .a !i z 0 1 ;;; .. b :I 1, l 4:; i " ,t 'i -I " '*'i : i !I;. ! I ! i! If i j iii! .- I; "f : I I. .. 3hM* M>lN I I FIGURE 4-2 l- 25 __ .- .- . -. . I- ! j ib I 0 0 XIILFORD XAYSE DOSALDSOS ARCHITECT @ I ! I i I EXISTING REHABILITATION PLANS 500 SEATS I I 1 I I I I i . .. i i i 1 I I I I I I i I -.. "- - . - . . . . 0 W 0 m X 0 e i" e r- Q ::$ g= :e z- 2 i; f " I 1'Z r: : 3; 3. il; L " <. .s z: 2 " - " - =u f< 1 i .I E tr m s - 0 lv - a E W 9 m x V W < u) c 0 I- o w 2 v W a L 9 m C 0 0 n .4 g 0, f z I- < c W 0 X W LU. s LL < a m 'i .ij ..... 0." ..[" ~ 7 0 1F lLrF= $=a qilIl'iiIl W U U 0 - c P" \w/ W' /. a W c """" 26 '* 0 I. t=l o_ Ql 0 * t I I I , I I I i I I I I z k- 2 a c d m 18 um wcu Ea $a0 4 - LLl =- zz 2 $2 2 11.19 f $5 2 u) W I-2 am +U gC 2 (00 E r ;I 0 %= =v E< 27 -. " -. - - . - - . . - . . . . - . . . . . - - -. - - " - - e 0 !vlILFORD IVAYSE DONALDSON ARCHITECT n W I 1 1 I i ! ! ALTERNATIVE A: LARGE STAGE 355 SEATS . i i ! ! i I 1 I I I i 'I I I I I I I I ! I I i ! ! , I i i I - . .."." " - - . .- - e J"--l + i" e JX =: 5 " .. - :z; ., g; g 2- "U :; '1, ge -_ ;? 2 z< :* = -7 I 5: Q 2:2 zz < -z :n " - 0, I- m s 0 0 - - k 2 W ul X V Y < 9 ~ c s LL < m L o-. C 0 c n n z 4 v) 3 z z 8 L 28 e 1 a 5 0 t F 5- z= 5, :< =u I I a8 wl o& 21 Q) $;E u" EL 2 wla 0, .z.a tm % Q ;I2 f 819 E ClW = SIE i an A'U z 29 I- 1) , ,' I ! I I I ! MILFORD L'AYSE DOSALDSOS a ARCHITECT m W 1 I i 1 i 1 ! ALTERNATIVE 8: LARGE STAGE AND BASEMENT 430 SEATS I I 1 i 1 I I .1 i I I I ! ! i I I I I "_ ." . .- " . -. ~ N 8 U. < v) 1 a @ 0 c” m U w Y W < u) 0 a a 2 m La W I-0 5: :lp 2 0: W!U 5 la o, zw = <‘I G ant ’ oa z olm o 2m; E\< 2 LLlO (y d/C g ./d m z 30 G lq F I= =V a= z< -7 - e ~ ~~~~ 1, .. . 0 @ 0 - 1 - ~~~~i .A E r gii A,&= ............................................. : 19 CI s U < ul m E 0 0 a d m 3 00 3 * < c w u x Y a CI s u. < m G3 137 I. la?; mlo - I* 5 21 WI 41 E 3 1: a z 5 c z W Ij U m' zc *GI :V :I Q 4.. s= =V f< L E '2 ! E :; Q I ! !I k k I: l 1 j 81 'El ;a 00 :z +E, . , \" :I ......"" - - ....... ".." ' r** 3 lp ITU xB := +YO 852 5g= :I: 4+s 0; : 1, ,/' I mi I! UI $1 g ZI g El Q) s!a G au -- z,a Q I+ * jlW 5 aiX 0 &+ G- 810 ?! ola (v 0 2;s 2 2:s E oia a Z!J i7i 31 0 0 < '. - L7 r I i:.i i I 2 0 r !: g= ;< e i f a :i g 21 a $/E 5 z:w " ail- m W!< Q s\u = a;= S \k 2 ma 2 =a; 01J 5 $a (Y m AIS z 0 45 :. 32 ll , , - 4 /' a @ APPENDIX .I' 'I i I 1 i ! i I 0 LIILFORD LVAYNE DOSALDSOS 0 ARCHITECT Ah W I I APPENDIX A STRUCTURAL ENGINEERING REPORT : , \ i I I I i I i I ! ! i i i ! i I ! i i 1 ! - . "" @dotis Struc!ural Engine @ 711 Mission Street, Suite D. South Pasadena, d omia91030 (8181 7948269, (213) 68 ssocicrtes John Kariotis. President, S. E. Nels Roselund. Vice Presldent. S.E. Mlchael Krakower, S.E. REFXSU!OF~SURVEY CARLSaAD- carlsbad, California Pmqared for: Milford Wayne Eoddson A.I.A. 846 Fifth Avenue San Diego, CA prepred ky: =iotis ard Associates structuralE'sl3ineers . South %sadem, CA lNlmmmIm been -let&. ?he investigation misted of: A preliminary structural investigation of the hxilding noted abwe has 1. Review of drawings ~2, A3, -A8, A9 ardU0 -by your off ice. 2. Examination of photosraphs frcpn yaur files. 3. A mry site visit to view the building. ' 4. Preliminarycwpxrtationsbasedtpncancepts inthestate Historical Builaing code to identify anl plan earUquk hazard rerfuction schemes. A schematic flax plan has been incluaed to -1- the mittst text. lxIlmm3-m shea- supprtd by wood joists. ?he roof ard ceiling joists are slxpportedbysteelbawtrusseswhicf!spantoccau=retecduumsfandedona coaW=rete fcxmdation. Hollow clay tile walls are infilled between the co1umsardareconfinedbyacanxete~~~thetopsof the mlums. ~ollow clay tile walls m supported on azxrete retaining walkorfoatbqs. ?heparapetsabovethebordbeamappeartobeh0llow clay tile. Wstructurdlsystwa.bovethemainentrance~istsof&roofand seaxd floor. ?he roof contains strai@t shea- slq?ported by wccd joists while the second floor ard balcony has harltwDod laid over a sheathed subnoor on & joists. ?he joists are ~rted by concrete beaxs ard columns. clay tile partitions are infilled be- the colscrete beams and columns ard are perforat& by door ard windaw opmh3-s. me historic photos shcrw an open front along the first floor (refer to grid line (9) of sketch). ?hestructuralrwfsystemabwethetheaterhcruseis~@t~ A-1 e e - - - system of the fly gallery an3 stage cansists of concrete beams and colurmzs wrting wcu3 frame roofs ard floors. Hollcw clay tile is infiued be- the bars and coluums. The parapet abme the last e beam is hollow clay tile. A kasemmt below the stage was noted on the ltrawings. sELsIIc=ITy we have rwiewed a recent engineering gwhgy report for a nearby school project in mide with which we were involved. - the Carlsbad, oceanside area is ccmpared to smmmibg areas such as Imperial valley to - the east, W 'kanmerse Ranges (sib of San Fernaxdo Valley -, 1971) or Eaja California, Mexia3 to the south, it is fd that CarLsbad has @en=ed nu& less and lmer magnitude seismicity. aVee charts of historic seismicity are ircluded for review ard general information only to illustratethecary=ept. plisdataisnat-tobeused.asasite specific study for this project kat it does doanaent recent. earthqudke activity. We area am& Carlsbad has been subjected to recent dler ma@- earthqlliLkgs as sham. mge to older unreinforced masonry buildirgs subjected to sirnilar intensity levas is charactesized by damage to parapets, separation of umndmre3 or poorly anchored walls at the mf level ard occasional breakage of gl- alorg open fronts. R3EmzSoFm~ Evaluation of Historic unreinforced ~asonry Builairgs in Earthqudke Hazard Zones", (state of aifonzia - of Recreation and parks) were prepared. 'Ihe followiq wnclusions ard mtions were noted based 1. perform a testing program to verify the follmiq: preliminary ccarp?crtations utilizirq the dccumnt "Guidelb for the upn the analysis. A. capacity of polyester resin anchors in shear ard tension in the hollow clay tile. Nodly, a few anchors are tested in bed joints, head joints ard face shells to amt for rardam pla-. in the wall. Use the results of the program to de- a1-k dues in the me* B. clcmpressive - of the tile units. Remve LandDw units and QNsh in a w laboratory. Utilize the results in the analysis of me infilled franEs. c. heesence of reinforc~ in the cxlTy=Tete beams ard columns. utilize a metal -r (pachaneter) to develap cgini~ of reinforcing placanent. verify rtxdjqs with occasional snall pilot holes drilled into the ccnw=rete. 2 &?des riot L 1% ” 0 0 D. Installation of drilled in &rS into existing cancrete. Use a calibrated torque wrench ta verify the correct installation of the new an&or as required for California school work. This technique is preferred to cor- m sh concrete anchor values are apress& as a function of c;ancrete -, which is nat M. evely -1- the axcrete structure for e tests is not r€xxmEd&. 2. Brace clay tile parapets back to the roofs. 3. Anchor all mfs aril floors to adjacent -te bond beams or holla~ clay tile. Use med ancfiors or decorative washers as airectea by the ”. 4, me existhy roof- We the house, fasten a new layer of plm directly to the straight -thing ard reapply a new roof membrane. Rxfonn the sarne tasks for the entry anl stage roof, prtidarly if the roofs are in poor cudtion or built up with many layers over time. 5. .Restore the open front on grid (9) to its original appearance. The semrd floor diaphragm of straight sheathing overlaid by hardwm3 has adequate opacity to control drifts if it is properly an=hored to #e wall on grid (8). Supplement the grid (8) tile wall with reinforced Portland Cenrent plaster on bth sides to develq the open front msses. ’Ihe .. plaster will also improve the wnf- of the tile. Rerave - gypsum plaster prior to apply- new plaster. 6. Brace tile walls at floor or roof OpenirrF directly adjacent to the tile by spanning a nmhr horizontally between existing diaphragrtts. 7. -1-t the in plane capacity of the proscenium arch wall at grid (2) with reinforced plaster, cmzete or nusanry. wlement the opacity of the tile walls alq grids (D) ard (C) as well. 8, Place reinforced portland Ckmmt plaster on the exterior of the SeCQnd floor tile wall above the open front (grid (9)) for Confinenent of tile above the piblic way. Solidly barded edstirq portland cwrrent plaster EEIY remain belm the new layer. Mom the sam tasks for the clay tile fly gallery walls we the stage. 9. Renew existing con=rete surfaces which have deteriorated or &led to arrest corrosion of the reinf0rcir-g. CPUlIW OF PRO- CXlSrS W estimates are prepared by qualified estimators or wntractars frwm cernpleted ar&mction dmmmts. The folia structural costs are bid prices for previous projects we have been as~~~iated with which have a similar scope of work to that proposed for Carlsbad ’Iheater. ?he follm% ewmples define a raqe of costs whicfi can be utilized for xhematic planniq only. They should not be viewed as a definitive estimate for this project. I 3 &2fLes e 0 L project: Gyneo ’Iheater, Dcknrtcxlrn Los Arqeles, 1983 Bid Price per Square FoOt Ekcludb3: $10.83 roof ard basement area Project miation: Large one story theater with, tm story mial spce adja- ard above the theater entra;n=e. -rage of al brick Walls to floors d.mfs, brace parapets, re sheath roof we the theater; tenants in place durw the work, historic designation, non union wage de, Project: cathedral of St Vibiana 1987, Lcs Arqeles CA Bid Price per m Foot: $19.55 project -iption: we olse story saxhaaq with 2 story organ loft ad balcony above the entrance, -rage of all brick walls to floors ard mfs, brace parapets, resheath roof abwe the sanctuary, historic designation, supplement clay tile ard bri& walls with new reinforced -e or plaster, union wage scale. Project: World Theater 1985, HoUywcd, CA Bid Price per SqUan2 Foot: $6,.71 mj ect Description: One story theater with tm story cwnnercial space adjacent an3 We the entry, reconstrclr=t roofs dbave errtry to IMtch -te or new block, teMnts not in the interior, wn union wage scale, non historic desiption. P”, brae . parapets ard walls back to roofs an3 floors, supplement l3ustuq masoruy walls in entry area with reinforcea cmcumm- IhestrucftualsystemoftheOrrlsbadtheatercanbedefinedasa separate vertical lcad Carryirq wncrete framt with clay tile infill. This Shmldthetileinfillbe~g&in~graPdshakingtheframeshould still be able to wrt the roof ard floors anl prevent collapse. Even with this -, there is sufficient evidencz to - an. earthqIuake hazard reduction program for this building. ?his prqmn should exterd the useful service life of the stm&ure. class0f~~ispresently~~the”reductian 0- in m Nf=les because of the pres== of the ” -0 4 &Ei2!fdes CblrNT rs(. W. DONALDWN @ .. ,I KARlOTlS & ASSOCIATES sur. i oc STRUCTURAL ENGINEERS 0 BY 0.E. z?xcf: C ArZL.55AD THEATER DATE 22 JUNE ITEM ~RELIMIMARY AtJALY515 JOB NO. 09 - 501 Z'd GSNC coca Lay7/L€ /w, w/ pnsrrk EA J /4& TYP - " 3CHEMr-rT'C Rrf A/ * - J. 4, a 1 ).e. ""-=" U rl FIGuRE 5, Ezthpuakes of magnitude 6 and greater. shows principal faults ad major historical (approximately 2oo years) earMqdke epicenters in the Southern California 1 Northern Baja California region* Note &e lack of major earthquakes in the vic+nfty of the site. solid chcles show epicenters With year of earthquake and mawitude Or wh intensity. open circles with question marks fndicate poorly hotJn epicenters. pice enters are coarpiled from Richter (1958) ' Hi1eman' ad others (1973)' matcher and Others (197s) t and McNa1ry (1980) ' faults =e compiled from JenningS (1975) and Gasti' and Others (1971) Reference: Hileman, 1979 MIRACOSTA COWGE mTR,E FAULT mSTIGATION OCEANS IDE , CALIFom IA c u~ILL~~~ J. ELLIOm; ENGINEERING CEOLmIn P.o. BOX MI =LANA BEACH.CA~~~~* ('1r)7ss4219 . .-g$". I te. , 1. ./*k . . , -3. - 1 , . .I.,. : F -* -. 0 0 ., .. I x X - 32' I FIGURE 6. Earthquakes of magnitude 4 and greater. Shows relative =seismicity of the Oceanside area as compared to surrounding areas, especially to the northwest, east and southeast. Seismicity data for the period 1932 through 1977, are from the Seismological Laboratory of the California Institute of Technology. Reference: Hileman, 1979. MIRACOSm COLLEGE THEATRE WSTIGATION OCEANSIDE, CALIFORNIA a h .. . ,+ ;r *. ; J. ELLIOTT. ENGINEERING GEOLOCfU p.0. BOX 54: =LANA BEACH. CA 9207s 1714) 715419 F.:. I .. c. I. 'I L 0 e -, .. d . =. 0.. '4' * . . FIGURE 7- Earthquakes Of nagnitude less than 5. shows the essen- tially random nature Of less-than-magnitude-M=4 earthquake activity in the -&ate vicinity of the site from 1932 through 1975. me linear trend extending northwesterly offshore from sari Diego has hen cornelated with the Coronado Bank fault (see mawing 5). Data =e from the Seismological moratory of the California -st, Technology. Reference: Hileman, 1979. MIRACOSTA COLLEGE THEATRE FAULT INVESTIGATION WEANSIDE, CALIFORNIA w 'ILtlAM J. ELL10n. ENGINEERING GEOLOGIST P.O. BOX 541 SOLANA BEACH, CA 9207s (714) 7JS4219 j ! I ~ - I’ I . .II 1 P’ i I 0 0 .MILFORD LI’AYSE DONALDSON ARCHITECT e l ! i I ! ! I I i I I I I i APPENDIX B DETAILED PROBABLE CONSTRUCTION COSTS I I I I 1 I I I 1 I I I ! I I I .I I - ._ - _”” - br - t I c 1 1 1; M 1 P 1 w I m m I m n I L 0 0 z C 2 2 I-a i. m- om WU as "9 m 3g aa a=! om 3- Ea s 3s saw 23 % me 0) a g 5 \ L f \ 0 H I I D l I L I I I 8 I L I I I b I 8 II Yl N *D n a1 ; 5: r =I n r I E I * D I 0 am I I. <e I r Cb> I cn L *v I IO0 I Ce : 2: I OB an : n3u: 2: : s: 5: UYI I - I CC 1 I -m I \ L 20 1 mu n wn I ell >.I an CI wn 5: 31 en 31 b I I I D I am I I CC I r CUY D . ICOI P 03 8 I I WI I CI <I I WI I ": : n~ "":El 2: >: \ I20 I e: : 2: ZI E: 011 5: 5: 4: 4: JI n 30 I hll I as I U I I I n am I I CC I D CUY I IO0 I I ro u I I Cnl I 55 n. I ": : O* 01 : =: D n I PC I \I -m I m L 23 I d 'I a0 I an I I TI I so I CI I s: g; E5 i-I 01 Pa -1 XI 5: 3: e: I ": : e I I I I I D I I I I a I 1 a I I 0 I -I I .I I rn i D a 8 I ¶ I I I ;: n I I I I a 1 I d a E I I ;: 8 1 I a I I v) C m 0 0 hl : 2 E D. 0 .I s w H s 2 W a nmoeooo c)Y)nnooo L-~~OOOO _"~~ ~ . . . . . . . -9aODODN-o 2a-o E! 0 0 ? n $& v, wwww :: 0 N o(D(D10000 '421???? a)omc)ooo *alma~eo PNNN 0 -l 0 0 n ? .. &&&& 8 ZZZ8 = OD H *~)0)0000 CQODm000 ****NPO C)CINN e- ?c.?4??? r( 0 0 n ? &&:Lt;&cg mmUYmv)m= 01mmmnlhl -9 c( g OQOOOOal o,-o*-rV) :?????a. o*om-oto N-l c) GGGGGGG UYmcnmUYUYUY YImwwwww ONOaDWN~ OnmODO~C) -lN*-oc)OO Nrr N 7115'p.'4? $$e$$$$ wwwwwww O*N'P(DODO o-*Pc)om 1??54?S -z*2c)oz $ii$$$$ hlhlm0101hl01 Y. w!ii bw"owgo zuu ggp:i WOCC t; 0233 l-s . o-mm Eg -lzoowo3 zwaa MC 9 ozza:r z333n23 wa-nwa v=owz awwa tmrmo53 m W hl rr Yi. vmm wow % m=Q.a z hlaoW32 e223a" ggE2zsz W 0E.I 01 a mm3wt;z *oc5 0000000 OO-Nonal -NNN000 0000000 0000000 zssolz$g 0000000 00'00000 c~wnnnm 0000 ooon 0000 ODOQt- .... +*CC UYmUYV) wmww .... 0000 0000 9999 CoCiGr- &&&& mUYu)m hlwww 00 no n 00 3 " - -o * $+$ b401wbl v) hl >o 2s mw % "92B \mza. v)\aza SZSS ss:z a- hl wz 2mca sw C.0110 0000 . 0N)oO **r* 0000 0000 I8 II Dl la SI In 'I I II II ID 11 II I1 II *a 81 *I II II II oooalal I .r I 000-t- IO 8 ????": : e.: (~nmt-00 st- n N-l IO I In1 II DI II I* 300 II 00- II In II I8 ww II II Dl I1 * *E II *I 9r II 53;$$; 5 NNOWWI I 0 II *I II Dl I1 I. OOO*)(o IO D ODn(D01w In I N-ll-1 8-1 II 8. I II Dl II DI II 000 II 00- II II ID II PN Dl In I .I II II I1 OOONOD I n I 9991'1 : '9 : 9% .+$&&: I) : NNOmwl I OmWI I I1 ID II II Dl OOO*O DO I OOOIO I OD I 0Dl)CDOC) I Q S NMIP)D 1-1 I# ID #I II II It DI 000 I I 00- I I Dl ON II II II II II II II II an @I I1 * II 999'97 : 9 : II ?? ii"cI-I I E..I I a II omUY1 I NPIOWWI I II II I1 II 11 *I II I1 $i i ; Z$I ; 23 8;i5a: mm 1VI I Z-ll I 5 5s: 5 ~n v) I I a\ hll-lal smggs:g: whl- ,w>s8:': Gszrq : II II II HNNQOI I OOOOOD I 000001 I oomo-I I mmoo)cI)~ I B- 1 - 11/14/89 EXISTING THEATRE REHAB/SOO SWTS ALTERNATIVE A / 355 SEATS ALTERNATIVE 8 / 430 SEATS .......................................................................................... ~~ UNIT QUANTITY COST ~~ ~~~~. ~~~~"~~~~-~ "" ~~ TOTAL UNIT TOTAL UNlT TOTAL COSTS QUilhTlTY COST COSTS QUANTITY COST COSTS ..................................................................................................... COWStXUCTlON COSTS 01005 OIOlO 01011 OlOSI 01101 01403 01505 01501 01907 0 1509 01515 01516 OlSlS 01803 01336 01700 01 997 01701 02009 02144 02000 02222 03098 03099 03997 01002 03999 05670 05120 PEWITS 6 LICENSES OVERHEAD SllPERViSION ALL RISK INSURANCE TEST / SURVEYS PROJECT AUHINISTRATION FIELD OFFICE / MOBILIZE TU: WATER SERVICE TU: ELECTRICITY TU: TELEPHONE PROJECT SIGNS TERUITE CONTROL TOILET (PORTABLE) SCAFPOLOING BARRICADES RENTALS UISC. UATERIALS CLEAN-UP CRANE f TRANSFER OENOLITION / PREP. ASBESTOS ABATENENT WCAVAT I ON FOUNDATION PREP SLABS CONCRETE REPAIR ORVAMENTATION SEISMIC STRENGTHEN STRUCTURAL STEEL CATWALKS EST. EST. EST. EST. EST. EST. 14 HOS. EST. 14 MOS. 14 MOS. 2 EA. EST. 14 nos. 14 1.v. 1 FA EST. I I MIS. t.Sl. 1 WEEK EST. EST. EST. EST. 4.700 SF EST. 5.800 SF EST. 2 EA. EST. LOT LOT LOT LOT LOT LOT LOT 400 350 400 500 360 15 LOT LOT LOT LOT 500 8,000 LOT LOT LOT LOT LOT LOT 2.65 LOT 12.00 LOT 2.000 14.581 58,329 116.699 21.873 29.164 3,000 5.600 1 .goo 2.000 5.600 I .ooo 3.200 3.040 6.200 1.100 8.000 11.000 7,000 18.000 8.000 6.000 5 . 500 12.455 3.000 69,800 4. 500 1 * 200 10.000 4,000 EST. EST. EST. EST. EST. EST. 18 nos. EST. 18 MOS. 18 KOS. 2 EA. EST. 18 nos. 1 EA. 118 SF. EST. 18 nos. EST. 2 WEEKS EST. EST. EST. 3.200 SF EST. 5.800 SF EST. EST. EST. 2 EA. LOT LOT LOT LOT LOT LOT LOT 400 350 400 500 560 15 LOT LOT LOT LOT 500 8,000 LOT - LOT LOT LOT LOT LOT LOT 3.20 12.00 2.000 74, P95 18.748 149.991 28.123 37.497 4.000 7.200 2.000 6.300 7.200 1 .OD0 3,200 6.480 7.300 2, i2G 9,000 14.000 3.000 16.000 18.000 6.000 5.500 18.240 3,000 83.600 4,500 1.200 20.000 .I .ooo EST. EST. EST. EST. EST. 20 MUS. EST, 20 MOS. 20 KOS. 2 EA. EST. 20 nos. 1 EA. 146 LF. EST. 20 nos. EST. 2 WEEKS EST. EST. EST. ~sr . 5.700 SF EST. 5,800 SF EST. EST. 2 EA. LOT LOT LOT LOT LOT LOT LOT 400 350 400 500 LOT LOT LOT LOT 360 15 500 3.000 LOT LOT LOT LOT 3.20 14.00 LOT LOT 2,000 20.831 166, E56 83.327 31.247 41.663 8.000 6.000 3.000 7,000 8,000 3.200 1 .OD0 7.200 15.200 11.000 2.22C 16.000 10.000 24,000 18.000 12.400 6,000 6.000 18.240 31,000 1.200 20.000 a ,000 06101 06102 06113 06200 06432 06600 07161 072 10 07511 07601 07300 08004 05331 08501 OS801 087 10 08810 os301 os01 1 OD155 ODlSO 03220 00310 03682 09683 09900 09910 03250 03320 03951 LWBER ROUGH CARPENTRY ROUGH HARDWARE FINISH CARPENTRY WOOD FLOOR CASEWORK OAnP PROOFING INSUMTION BUILT-UP ROOFING llISSION TILE ROOF GIB. SHEET METAL HISTORIC STOREFRONT METAL DOORS WOOD WORS WINDOW REPAIR PINlSH HARDWARE CWZING WINDOW TREITXENT CYI'SW BOARD CEILING REFLECTORS PLiSTER REPAIR CERAMIC TILE CARPET (TIEATRE) CARPET (OFPICE) PAIXT'ING EXTERIOR PAIN?ING INTERIOR ARTISTIC DECORITION RESTORE MURALS ACOUST. WALL COVERINGS ROLL ur DOORS EST. EST. EST. EST. 1.500 SF EST. 5 ,300 SF 1,200 SF 68 SQ. 20 SQ. EST. 68 SQ. 20 SQ. EST. 1.200 SF 1 E\. 12 EA. 14 EA. EST. 3 &I. 165 SF 3 EA. 4,400 SF 1,050 SF EST. 560 SF 4. 500 SF 1.000 SF 2.800 SF 14.000 SF 10 EA. 720 SF 2.720 SF LOT LOT LOT LOT LOT 3.20 1.80 .38 125 220 800 30 500 300 250 6 150 1.10 16.00 8.00 2.50 1.50 1.25 1.10 5 * 000 8.00 5.50 LOT LOT LOT 12 .ooo 8.000 10.000 4.000 4. 800 4.000 2.160 2.20.1 8 .so0 1 .so0 4.400 36.000 7 .OOO 800 3.600 7 .800 750 390 450 4 .a40 31,200 3, 500 11.250 4 .I80 1 .so0 3.625 50 .ooo 15.400 16.320 3.960 EST. EST. EST. EST. 2.100 SF EST. S.800 SF 1.200 SF 68 SQ. EST. 20 SQ. 1.200 SF 22 EA. 6 EA. EST. 3 EA. 165 SP 3EA 10.200 SF 1.450 SF EST. 3.000 SF 1.380 SF 1.000 SF 16.000 SF 2.000 SF 800 SF 10 EA. 2.300 SF LOT LOT LOT LOT LOT 3.20 I .80 .38 12s 220 30 500 300 250 150 8 16.00 1.10 8.00 2.50 1 .so 1.25 1.10 5.000 8.00 5.50 LOT LOT LOT 16.000 8.000 14.000 4,500 6.720 6. 500 2.160 2.204 8.500 1.500 4.400 36.000 11.000 1 .a00 8.400 750 330 450 11.220 23.200 11.040 3,500 7.500 1 ,500 17.600 3.625 50, 000 4.400 13,800 EST. EST. EST. EST. 1.430 SF EST. 2.800 SF 5,600 SF 68 SQ. EST. 20 SQ. 1.200 SF 20 EA. 12 EA. EST. 3 EA. 16s SF 3 EA. 14.000 SF 1.150 SF 1,540 SF EST. 3.800 SF 1,000 SF 2.300 SF 20.000 SF 10 EA. 800 SF 2.300 SF LOT LOT LOT LOT LOT 3.20 1.80 .35 125 220 30 500 300 250 6 IS0 1.10 16.00 8.00 2.50 1.25 I .so 5.000 1.10 5.50 6.00 LOT LOT LOT 18.000 0,000 I8.000 6.200 4.576 8.400 5.040 2.204 8.500 4.400 1.500 36.000 10,000 3,600 10.400 750 330 450 15.400 IS. 400 12.320 3, SO0 9.500 3.625 1,500 50.000 22.000 4,400 13.800 10005 TOILET ACCESSORIES EST. LOT 200 EST. LOT 600 EST. LOT 600 10441 DIRECTION SICNACE EST. LOT 600 EST. LOT 800 EST. LOT 800 10500 HISTORIC MARQUEE EST. LOT 22.000 EST. LOT 22.000 EST. LOT 22.000 10600 "CARLSBAD THEITRE' SIGN EST. LOT 6.000 EST. LOT 6.000 EST. LOT 6.000 10702 BATHROC4 PARTITION 1 EA. 280 280 5 EA. 280 1.400 5 EA. 10802 MIRRORS 2 EA. 100 200 5 EA. 100 500 5 EA. 100 500 10300 PRESS TIN CEILING REPAIR EST. LOT 2.000 EST. LOT 5,000 EST. LOT 5 ,000 280 1.400 11401 1 I502 1 150.1 11601 I I605 11808 11700 12301 I tsnn 14201 14430 15400 IS405 15500 15600 15650 16200 16210 16510 16720 16530 I6752 16760 SXACK BAR STACE LIGRTINC CONTROL PORTABLE LIGHTING EQUIPME THEATRE SOUND COWN. STAGE RIGGING. CURTAIN THEATRE SEATS FIRE CURIAIS C,\BINETS AND STORAGE FOHESTACE ELEVATORS STAGE LIFT (PITS) rLom1:4c BASEWENT SCMP ruw FIRE SPRSNKLERS HEliTINWhlH CONUITIONINC HVAC ACOUSTIC CONtROL ELECTRICAL SERVICE FINISH ELECTRIC ELECTRICAL FIXTURES EXTERIOR LlCllTlNC ALARY 6 DETECT. SYI. TELEPHONE SYSTEX COXW?t I CAT I ON 1 EA. EST. EST. EST. 500 EA. EST. EST. REPAIR LOT LOT LOT LOT . 125 LOT 430 :;P EST. I EA. EST. 7.300 SF 7.300 SF EST. EST. 7.300 SF EST. 7.300 SF EST. EST. EST. LOT 22 LOT LOT 18.20 3.50 LOT LOT LOT LOT LOT 6 .SO 1.10 75,000 5.000 30,000 75,000 80,000 82, 500 12 * 000 3.000 lQ.5RO 5.200 22. 000 11a.280 25.550 11.000 22.000 47.450 12.000 5.000 5.030 2.600 3.500 EST. EST. EST. EST. 355 EA. EST. EST. 2 stars EST. 7.300 SF 7. SO0 SF EST. 7.300 SF EST. EST. EST. 7.300 SF EST. EST. LOT LOT LOT LOT LOT LOT . 1 25 20,000 LOT 3.50 18.20 LOT Lof LOT LOT LOT 7.20 1.10 98.200 32. on0 105.000 75 .OOO 44.375 16.000 6.000 20,000 43.000 2s ,550 118.260 14.000 za.,ooo 52.560 14.000 8.030 5 .ooo 2.600 3.500 EST. EST. EST. EST. 430 EA. EST. EST. 1s': SY EST. EST. EST. 9.800 SP 9.800 SF EST. 3.ouoo SI EST. EST. EST. 7.300 SF eST. EST. LOT LOT LOT LOT LOT LOT 125 22 LOT LOT LOT 16.20 3.50 LOT LOT LOT LOT LOT 7.20 1.10 98.200 32.000 105.000 75.000 53.750 16.000 8.000 3.311 5 .200 57,000 10.000 158.760 34.300 14.000 25. 000 70.560 15.000 5 . 000 9.030 3.100 3.300 ."~."~".~~~"."~.."~.~""""~"""""""~""~""""~""""""~"~""""~""~""""""""""~."""""~"""""""~"~* ~~~""""""_ ~~""_~~~~~~"_~ ~ ~~~~ ~~~~~~-~~ ~~""_~~""""~_ 19000 CONTRACTOR'S FEE 8 5% SUBTOTAL 1.380.460 1.587.928 69.023 1.776.233 79,396 33.314 1.365.097 127,034 142.103 1.559.920 1.794.359 2.007.200 GRAND TOTAL 1.937.989 2.289.994 2,604. 904 ......................................................... ".""~*".."...."""""""".."."""".""""" 20000 CONTINGENCY 8 8% S~BTOTAL 1.449.483 ' 1.867.324 110,437 ".... rl.....~-~....~.~~~*---.--..~-------*---~*~---b*-.-~..-----~~~-.~~~~~~.~~~......~.~~.~~~..~~~~~~~.~~-----~~~~~~~~.~.~~~~~~~.~~~~.~~~..~...~~~ TOTAL 1...""1...""11..."""".."."."""...""-..""~...."""""."."..."""~ ............................................ .."....~.""..."....""""."........."~ ".."."".."""""".""""".""""".""""..""".""""""."""""".""""". UNIT SF SQUARE FOOT EA EACH LP LINEAR FOOT EST ESTIMATE LOT LOT (LUMP SUM) NIC NOT IN CONTRACT Cfl e.%,.me I."" C"...OC DCI"., 3, I b 0 0 MILFORD IVAYNE DONALDSON ARCHITECT e 1 i I I I ! I ! I j APPENDIX C SAN DIEGO COUNTY KEY HAP , i i i ! I I ! i I I I I I ! I I I ! I \ I i , i I -1 I -. . . -_ _.”” - c-1 " . br7" I- I 8) I I MILFORD WAYNE DONALDSON ARCHITECT @ [ I I i .. I, j 11 i i i I I APPENDIX D USER SURVEY FORM i i i ri 1 1 I I 4 I. I &. 1; e 0 1 I I 1 I I *.I* ROUSING AND REDEVELOPMENT REDEVELOPMENT OF 2965 Roosevelt Strt Suite B Carlsbad. CA 920c (619) 434-281 1 Man of aIntrlsbnll CARLSBAD THEATER USER SURVEY We are studying the feasibility of renovating the old Carlsbad Theater into a film and performing arts venue. The Carlsbad Theater is a former movie house and vaudevillian theater. The theater currently has a proscenium arch, space for a large thrust stage and 420+ seating capacity. As part of this study, we are surveying the potential users from the local film and I performing arts groups. Could you please take a few of minutes to answer the following questions? Please check as many boxes as apply to your organization. We very much appreciate your cooperation. Name of Organization LOCATION 5. mere do you currently perform ? I I 1. If your current theater location is outside of the North County San Mego, please ansver the follouing: X+ your organization thought about a lorth County San Diego Theater location? Perhaps as a location for a continued run of your performance after the run at your current theater. yes - . KO- I,, uhy? 8dNCE SPACE , 1 2. Would you be interested in presenting performances or films in a renovated Carlsbad Theater? city: 6. Is your current space adequate? Yet No - 7. If not. how is it inadequate? Stage site: too large too sum11 BouSc Size; too brge _. too -11 Scheduling difftcult Lightin8 kcustics - Support Space Orher Yes If no, why not? Too Small - Too targe - 1 Location - Parking - All ready have an adequate theatre - Other 9. Bow mucb vould you be vilting to WY for u* I 3 II 3 I 1 No - haybe - 8. HW uch do you pay for your current performance 3 &e: t per hour : 5 per perfo-nce - renovated Carlsbad Theater. (If yes or maybe, continue; if no, go to question 111) kount: t per hour ; t per pcrfotaance - 3. How many performances or fib per year might you 10- Hou br6e is You+ average audience Per Perfomancc prewnt in the Carlsbad Theater? 1-50 - 50-100 - l00-2w) - 250-500 - 90-750 - +750 - Maximum size? 1-2- 3-5- 6-10- 11-15- +IS- 3 hunt 11. How much do ycu typically charge for admission? 4. mat tYW of performences would you present? Amount Dance - Dramatic Theater - Musical Theater - Films - Speches - Comedy - Recitals - Concerts What kind? Other .Describe? OVER D-1 Y '4 '. ' * RE:3Ui?YL SPACE Q 12: Are you interested in using a renovated Carlsbad nearer €or rehearsal Space? ' Yes - No 7 *Ybe _I If no. vhy not? (If yes or maybe, continue interview; otherwise. go to question #l8) 13. HOU often might you use the Carlsbad Theater for rehearsal space? Times per week-, per month , or per year --, 1) <-f 17. How large of space do you need for rehearsals? Describe size in square feet Sire in feet Length: Width : Height: USER GROWS 18. Do you know of any other theater user groups (corn groups. clubs, scouts. fraternal oganizacions, schools, junior college, film, or reli Grlsbad Theacer? organizations). who may be interested in usine 14. k%at type of performing arts do you present? Yes BO Maybe - Dance - Dramatic Theater - Musical Theater - If yes or maybe. who? Speeches I_ Ccmedy - Recitals - Name: mg- Concerts what type of concert? Name: fit- Other Describe? Name: R.t Same: m*- ,, 15. How much uauld your group be , villing to pap for 19. Would your organization be interested in managir rehearsal space? Carlsbad Thatre as the performance company in resl Amount: S per hour - $ per day- S per week - Yes No Maybe 16. What amenities vould you require in a rehearsal space? Why? Vide open room in vhich to recreate production stage - Full stage vith fly and wings- Stage type lightinp Hirrors- Sound acoustics- Other Thank you very much for your time, please return the survey by June 12th to the address below in the enclosed self addressed stamped envelope. Include, if possible, a copy of your performance schedule or program. Architect Milford Wayne Donaldson, AIA, Inc. 846 Fifth Avenue, Suite 300 San Diego, CA 92101 Phone: (619) 239-7888 Attention: Ione Stiegler If you would like to discuss further any aspects of the Carlsbad Theater, please contact us at the phone number above. Thank you. e; Y4+,&*+4% e *&ZJL.".." 'U 10457A ROSELLE ST SAN DIEGO, CA 92121 ., [619] 481 -6: Af+a" J. MICHAEL WINFIELO, AIA ARCHITf August 14, 1992 City Clerk CITY OF CARLSBAD 1200 Carlsbad Village Drive Carlsbad, CA 92008 Re: Carlsbad Theater 2822 State Street Carlsbad, CA 92008 Dear Sir or Madame: Per Ord No. NS-198, Section 18.07-030 (31, I, J. Michael Winfield, Architect/Agent for the Normandin's, owners of the Carlsbad Theater, do hereby appeal from order. By definition, the Uniform Code for Building Conservation as adopted refers to "unreinforced masonry" buildings. The Carlsbad Theater is a reinforced concrete frame with non-load bearing clay tile fill and is therefore exempt from this ordinance. Sincerely, ARCHITURA CC: Mr. Pat Kelly Esgil Corporation