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Home My WebLink About2822 STATE ST; ; CO950050; Certificate of OccupancyC E R T I F I C A T E O F O C C U P A N C Y BUI LD I NG DEPARTMENT Page 1 o f 1 Cert o f Occ#: CO95005U Type : CERTIFICATE OF OCCUPANCY Bldg A<1d r e:s:::;: 2822 STATE ST Parcel No : ,J.o~ 1$1 oS-00 Suite# Bldu Ownec : THE DUNHAM FAMILY TRUST 4 02d PARK DR 6 19 729-i.1089 CARLSBA D, CA 9200d Re lated Bl.dq Pernnt# Occu pant Name/Ph one# C<:>nt~,ct Name/Phon e # Sescr i p tio n o f Use : SEE ATTACHED N/A TOM MCMAHON/619 729-0Ub9 TOM MCMAHON/619 729-0089 I certify tha t this building or portion complies wi t h the Un:forrn Bui lding (:ode f o r t he group and division o f occupan cy a nd the u se f o r which the proposed occupancy is clas:::;ified . The above information is true and correct, a nd I make chis statement under penalty of per j ury. <--~ .:.i9na1:u!.-e of Bui ldi ng Official ~ LOSL l-lb -C}<- ====================~=-~===~======~=============:====:=3====================== f O R D E P A R T M E N T A L U S E O N L Y A-2.1 Contruction Type: VN Approved /Di sapprovect Date Approvi?d Appr oved Disarr;,roved Di sapproved ~--======:====================================-===-=====---===----==---------- Seating capacity limited to 468. No use of the fly gallary area withour specific Fire Department approval. No combustible storage on or under stage. CITY OF CARLSBAD 2075 Las Palmas Dr., Carlsbad, CA 92009 (619) 438-1161 ,,• C E R T I F I C A T E O F O C C U P A N C BUILDING DEPARTMENT ,_ Paqe 1 of 1 Cert of Occ#: CO950050 Type: CERTIFICATE OF OCCUPANCY Bldg Aodress: 2822 STATE ST Parcel No: Bldg Owne.r: THE DUNHAM FAMILY TRIJST 4028 PARK DR N/A Related Bldg Permit# Occupant Name/Phone# Contact Name/Phone# TOH MCMAHON/619 729-0089 TOM MCMAHON/619 729-u089 Description of Use: SEE l certify that Uniform Build occupancy an classified. I make this Signature of Buildi -----------------·· F 0 Date Routed ___ _ Use Zone_ Inspected B~ Inspected By Inopected By t>ate with the n of ancy iE rect, and L y Tvp':': VN proved )<._ D1 sapproved Approvea __ Dis pproved Approved __ Disapprove ••••••-•••••••s••••••••••••••••••••••••••••••••••••••••••••••mm••••••••••••••• COMMRl-J'f!=i ,. J(.)O f'£.,,Af>1J'>1/4-~ _oil. <!![n1(Ja5r l~lf.-VO f!,t_ ~Tul<:.er) _ J. µo Oe»t~r, P.2..'-L sme~_Q/.J._ o lL u ~Ot:X. _ .STt1..bL. _____________ _ ~ ~ ~.Q woiet:_,A.)4-.QP., Sf-<T {!1)11s,;e.ucr10...J / A.}_ Tfft:An:,g. 4-,..~~t,,. QP Qf'~l-,) -FLA~l,,. I I-:} ,H-~AT6e.. ~. ~ _£~j+-?~w~J ""tP-----1:!>2:.. .f\'\A-•U•At k.)~ FYr' Ek/4.. T•rn~. CITY OF CARLSBAD 2075 Las Palmas Dr., Carlsbad, CA 92009 (619) 438-1161 August 10, 1995 TOM MCMAHON CARLSBAD THEATER 4028 PARK DRIVE CARLSBAD, CA. 92008 RE: PERMITTED USES FOR THE CARLSBAD THEATER, 2822 STATE STREET Dear Tom: Thank you for your letter of July 11, 1995 regarding the permitted uses for the Carlsbad Theater located at 2822 State Street in the Village Redevelopment Area of Carlsbad. It is our understanding that past correspondence to you regarding the permitted uses for the Theater was not clear. Therefore, you have requested clarification from the Redevelopment Agency and the City of Carlsbad. We hope this correspondence will help to clarify the types of activities which may be conducted within the Carlsbad Theater building. As we discussed, the Theater may be used for activities which are typical to a General Theater. In Chapter 21.43 of the Carlsbad Municipal Code, "General Theater" is defined as follows: "an enclosed or unenclosed building or part of a building intended to be used for the specific purpose of presenting live entertainment or displaying motion pictures, slides or closed circuit television pictures or any other form of audio or visual presentation before an individual or assemblage of persons, whether such assemblage be of a public, restricted or private nature ... " • Based on the above general theater definition, it is staffs determination that you will be allowed to conduct the activities you have outlined in your letter dated July 11, 1995 with the understimding that all of the activities conducted must be directly related to an audio or visual presentation. As indicated previously, all stage presentations must be consistent with the conditions of stage use set forth by the Carlsbad Fire Department and/or Building Department. The Fire Department has determined that the maximum seating capacity for the theater is 468. Therefore, no more than 468 audience members will be permitted within the theater at any given time. 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 ----·---·· T. MCMAHON August 10, 1995 Page 2 For further clarification purposes, neither private nor public dances and/ or dinner theater functions will be allowed at the Carlsbad Theater without additional review by the Redevelopment Agency. Regular church services at the Theater will also not be permitted without additional review by the Redevelopment Agency. Churches require separate conditional use permits. Special religious assemblies are permitted on an occasional basis but weekly, on-going church services will require additional review and approval by the , Redevelopment Agency. Also, "exhibitions for public viewing of artistic creations and commercial products" is acceptable on an occasional basis. The Theater, however, may not be used for regular, on- going retail operations for artistic creations or commercial products. As stated above, the Theater must be used primarily for presentations only; regular retail operations would not be consistent with the definition of a general theater. We agree with your assessment of the parking situation in the ·area of the Carlsbad Theater. Events at the Theater will have an impact on the area in terms of parking. Therefore, we concur with your plan to limit all uses before 6:00pm on Monday through Friday to a maximum of 50 occupants and to develop a remote-parking management program for all vehicles during such hours. This will be very helpful to the other businesses within the area. The Master Plan Advisory Committee supported the reopening of the Carlsbad Theater as a site for entertainment opportunities. Therefore, if the Theater building is used primarily for entertainment presentations, you will not only please the Advisory Committee, surrounding business owners and the Redevelopment Agency but you will also be completely consistent with the definition of a theater. If you have questions/comments regarding this correspondence or need further clarification, please do not hesitate to contact my office at 434-2815 or Debbie Fountain, of my staff, at 434-2935. • Sincerely, EV AN E. BECKER Housing and Redevelopment Director c: Community Development Director Fire Department, Mike Smith Building Department, Pat Kelley Tom McMahon 4028 Park Drive Carlsbad, CA 92008 729-3944 (RES) 929-1170 (BUS) July 11, 1995 Mr. Evan E. Becker Director of Housing and Redevelopment City of Carlsbad · 2965 Roosevelt Street Suite "B" Carlsbad, CA 92008 • 2389 Fie: Clarification of the "Permitted Use' for the Carlsbad Theater, 2822 State Street, Carlsbad. Owner -The Dunham Family Trust Dear Mr. Becker: Thank you for taking the time to meet with my wife and I to discuss our planned use(s) for the Carlsbad Theater property. As you are aware, the Theater has been used as a venue for a variety of uses during its long service to the Carlsbad Community. The specific historic uses ar~ numerous and range from the original silent movies and vaudeville productions in the 1920's to the more contemporary movies, live entertainment and community service events. The most recent Certificate of Occupancy (10/18/91) cites: "Description of Use: EXHIBITION OF MOTION PICTURE FILM/LIVE ACTIVITY ON FORESTAGE" (Exhibit 'A'). In view of our plans to reopen the Theater ·next month as a venue fof uses that are within the aforementioned broad use description, and the uses cited for the Theater in the text of the proposed 'Revised Carlsbad Village Development Master Plan and Design Manual", we are hereby requesting a clarification of the Theater's permitted use by your department. The purpose of our request is to set forth specific examples of the subcategory uses that we are anticipating as owners of the property and identify any conflicting use interpretations by the City. The Theater's multiple suboategory uses make it a very unique property in the Carlsbad redevelopment area. In general,.we intend to open the Theater as a venue for a variety of events and uses that will both serve.the community and support the visions of the Revised Redevelopment Master Plan. Our specific examples may not. be all-inclusive, but the general theme of Cinema, live entertainment and community service will not change. The following outline describes the subcategory uses and specific use examples that we are anticipating under the current description of use: EXHIBITION OF MOTION PICTURE FILM/ LIVE ACTIVITY ON FORESTAGE • LIMITED STAGE PRESENTATIONS -Any presentation that can be accommodated in the area in the front of the proscenium arch wall such as; opera, Page 1 of 3 ~ . •· · Mr. Evan E'.·, Becker· : Juiy 11, 1995 musical, comedy, vocal, dance, instrumental, recital, pagents, plays, readings, location film work, production of infomercials and variety shows. The foregoing staging area limitation (in the front of the proscenium arch wall) is a requirement of the Carlsbad Fire Department as a mitigation for current fire code building deficiencies relating to the "fly gallery• area. These current staging limitations may be modified over time as the current fire code building deficiencies are corrected to the satisfaction of the Carlsbad Fire Department. • MEDIA PRESENTATIONS-Any media presentations that can be accommodated on the existing movie screen, or in front of the proscenium arch wall such as; cinema films, video presentations and closed circuit TV broadcasts. • NON-STAGE EVENTS -Any controlled public assembly such as; lectures, civic and private group meetings, seminars, classes, religious assemblies, auctions, and public forums. • NON-AUDIENCE ACTIVITIES -Any non-audience activities such as; location broadcast work, studio recording and rehearsals for plays, concerts, recitals, dance and vocal presentations destined for the Carlsbad Theater or other venues. • EXHIBITION VENUE-Any exhibitions for public viewing of artistic creations and commercial products such as; paintings, sculptures, photography, educational works, clothing fashions and industry trade show wares. We anticipate that the majority of· the Limited Stage Presentations and Media Presentations would occur after 6:00 PM as is customary for these particular uses. Whereas, the Non-Stage Events, Non-Audience Activities and Exhibition viewing would occur during the day time hours throughout the week. However, we recognize the parking limitations in the Village Area and intend to limit the actual building occupancy for all uses before 6:00 PM on Monday through Friday to a maximum of 50 occupants with a remote-parking management program for all vehicles during such hours. · . As you are aware, we are about to conclude our compliance requirements for the City of Carlsbad's URM Ordinance (Exhibit "B") and plan to pursue the hazardous reduction measures recommended by our seismic engineer in a timely manner. We also plan to correct the fire code deficiencies in the fly gallery area noted by the Carlsbad Fire Department. No other major structural changes are planned for this historic building. The Theater's future improvements will be limited to the furniture, fixtures and equipment necessary to support the aforementioned uses. During the past 18 months, we have repainted the entire interior of the Theater, replaced the outdated rest room fixtures, replaced broken seats, put a new roof on the building, bought a new Stage curtain, added acoustical material to the walls of the auditorium and renovated the apartment over the lobby. We will be recarpeting the auditorium and lobby areas this month. These renovations were paid for by the owner, the Dunham Family Trust. The Trust is not seeking any financial assistance from the City for the renovation work to date, or for any subsequent renovation work to the Theater building. Page 2 of 3