HomeMy WebLinkAbout1998-04-07; Housing & Redevelopment Commission; 298; Interim Use for Bauer Lumber Building--4. GQ- @bJ
HOUSING ANGREDEVELOPMENT COMMISaiON -AGENDA BILL
4B#
VITG.
DEPT.
298 TITLE- --
INTERIM USE FOR REDEVELOPMENT AGENCY- OWNED 417198 BAUER LUMBER BUILDING
2787 STATE STREET H/RED
CITY All-Y. @
CITY MGR.*
RECOMMENDED ACTION:
ADOPT Resolution No. 296 , authorizing staff to advertise availability of the
Redevelopment Agency-owned Bauer Building, located at 2787 State Street, for a retail business use
and to negotiate with an acceptable tenant for lease of the building for a period of approximately 5
years.
ITEM EXPLANATION:
On November 20,1997, the Carlsbad Redevelopment Agency assumed ownership of the property
located at 2787 State Street, known as the Bauer Lumber Building. The site was acquired by the
Redevelopment Agency with the intent of facilitating development of a new commercial project on the
site as well as other properties at the corner of Grand Avenue and State Street at a future date.
Before the Redevelopment Agency will be able to facilitate the development of the proposed project,
additional action will be required to add property to the project boundaries and to allow for the market
to be such that it will support new commercial development within the Village. It is anticipated that it will
be approximately four to five (5) years before the area will be able to support additional commercial
development at the subject site. Therefore, a decision will need to be made at this time as to how the
Agency desires to use the property on an interim basis.
Per Redevelopment Law, the Agency is permitted to “rent, maintain, manage, operate, repair and clear
real property purchased for the purposes of redevelopment”. Therefore, it is appropriate for the Agency
to take action to identify a potential lessee for the building on an interim basis (approx. 5 years) or to
completely clear the site if so desired. Due to the publicity related to the Agency’s purchase of the
Bauer property, there have been a number of organizations or individuals who have contacted Agency
staff regarding potential use of the building. Staff has outlined the proposals submitted to date within
the attached Staff Report .
Staff Recommendation
At this time, staff believes that the best use for the Bauer Property is retail. Continuation of a retail
business within the Bauer Building is consistent with the Village Master Plan and Design Manual and
compatible with the other uses within the area. A retail business is defined as a use which generally
provides for the sell of small quantities of commodities or goods directly to the ultimate consumer. As
examples, these uses include, but are not limited to, businesses which sell appliances, crafts, clothing,
florists, hardware, pets or pet supplies, videos, and/or musical recordings. Restaurants are not
included within the retail business category. Therefore, restaurant or food service businesses are not
recommended for the site. It is also important to note that retail businesses do not include those which
result in an exchange, or buying and selling of a service commodity, such as a hair salon, travel agent,
bicycle/equipment repair, or copy shop.
Staff is not prepared at this time to request approval of a specific retail business to occupy the Bauer
Building. Staff will need much more time to advertise availability of the building and to negotiate a lease
arrangement with an acceptable tenant. Rather than approving a specific tenant to occupy the building,
staff is requesting that the City Council, acting as the Housing and Redevelopment Commission, take
the following actions as related to use of the Bauer Building for an interim period (approximately 5
years):
AB# 298
Page 2
1. Indicate that the building will be used for a retail business and leased at a fair market rent
(negotiated), with an acceptable tenant to be identified at a later date by Redevelopment Agency
staff. This action will result in a denial of use of the building by any user which has submitted a
proposal to date, or subsequently submits a proposal, which does not meet the definition of a retail
business.
2. Authorize Agency staff to advertise the availability of the building for a retail business use and to
negotiate with an acceptable business (or businesses) for improvements to, and ultimately
occupation of, the Bauer Building. It is the intent of staff to identify a tenant for the building which
could transition from the existing building into the new commercial development and represent an
“anchor” business with the new proposed project. The proposed lease will ultimately be returned to
the Housing and Redevelopment Commission for final approval, prior to any occupancy of the
building by a retail business.
3. Allow short term, event specific use of the Bauer Building by community organizations, or city
. departments, until a new retail business tenant has been identified and a lease agreement has
been executed. This would allow such organizations as the Boys and Girls Club or High School
Grad Night Committee to use the facility for limited term fund raising or other community events.
Staff anticipates that it will take at least 3 to 4 months, if not longer, for an appropriate retail
business tenant to be identified for the building and to negotiate an acceptable lease agreement.
During that time, the building could be temporarily used for short term activities, if so desired by the
Commission. Staff suggests that all organizations using the building be required to provide
adequate insurance coverage and to repair any damage to the facility which may result from an
event held within the building, as well as meet any other requirements generally required for the
use of city facilities.
The reasons for Staffs Recommendations are discussed in more detail within the attached Staff
Report (Exhibit 2).
FISCAL IMPACT:
The acquisition costs and costs to remove the asbestos within the Bauer Building amounted to
approximately $509,000. The Redevelopment Agency will need to receive a minimum of 85 cents per
square foot, per month, for five (5) years within any lease for the building to recover the costs of
acquisition. Based on current market rents within the area and the size of the building, staff believes
the rent could be reasonably set between $1 .OO and $1.50 per square foot per month, which would
result in a gross rental income of approximately $10,000 to $15,000 per month, or a total of $600,000
to $900,000 for the five year period. However, the lease cost will need to remain negotiable and may
ultimately be dependent upon projected costs for any required tenant improvements.
EXHIBITS:
1. Housing and Redevelopment Commission Resolution No. 2% .
2. Staff Report to City Manager, dated March 13, 1998, with related attachments.
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HOUSING AND REDEVELOPMENT COMMISSION RESOLUTION NO. *96
A RESOLUTION OF THE HOUSING AND REDEVELOPMENT COMMISSION OF
THE CITY OF CARLSBAD, CALIFORNIA AUTHORIZING STAFF TO ADVERTISE
AVAILABILITY OF THE REDEVELOPMENT AGENCY-OWNED BUILDING AT 2787
STATE STREET FOR A RETAIL BUSINESS USE AND TO NEGOTIATE WITH AN
ACCEPTABLE TENANT FOR LEASE OF THE BUILDING FOR A PERIOD OF
APPROXIMATELY FIVE YEARS.
WHEREAS, the Carlsbad Redevelopment Agency assumed ownership of the property located at
2787 State Street, known as the Bauer Lumber Building on November 20, 1997; and,
WHEREAS, the subject site was acquired by the Redevelopment Agency with the intent of
facilitating development of a new commercial project on the site as well as other properties at the corner
of Grand Avenue and State Street at a future date; and,
WHEREAS, it is anticipated that it will be approximately four to five years before the area will
be able to support additional commercial development at the subject site; and,
WHEREAS, there is a need to identify an interim use for the property until such time at which
new commercial development may occur at the site; and,
WHEREAS, California Redevelopment Law permits the Agency to rent, maintain, manage,
operate, repair and clear real property purchased for the purposes of redevelopment.
NOW, TJIEREFORE, BE IT RESOLVED by the Housing and Redevelopment Commission of
the City of Carlsbad, California, as follows:
1. That the above recitations are true and correct.
2. The Commission hereby determines that the building located at 2787 State Street shall be
used for a retail business and leased at a fair market rent, subject to negotiations, with an
acceptable tenant to be identified at a later date by the Executive Director of the
Redevelopment Agency (City Manager), or assigned designee. The building shall not be used
for a purpose which does not meet the definition of a retail business, as set forth within the
Village Master Plan and Design Manual.
3. The Commission authorizes Agency Staff to advertise the availability of the building for a
retail business use and to negotiate with an acceptable business (or businesses) for
improvements to, and ultimately occupation of, the subject building.
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HRC Resolution No. 296
4. The Commission authorizes short term, event specific use of the subject building by
community organizations, or City Departments, until a new retail business tenant has been
identified and a lease agreement has been executed. All organizations using the subject
building shall be required to provide insurance in an amount acceptable to the City’s Risk
Manager and to repair any damage to the facility which may result from an event held within
the building, as well as meet any other requirements generally set forth for the use of City
facilities.
PASSED, APPROVED AND ADOPTED at a special meeting of the Housing and Redevelopment
Commission of the City of Carlsbad, California, on the 7th day of April ,
1998 by the following vote to wit:
I AYES: Commissioners Lewis, Finnila, Nygaard, Kulchin, and Hall
NOES: None
ABSENT: None
’ March 13, 1998
4 EXHIBIT 2
TO: CITY MANAGER
FROM: HOUSING AND REDEVELOPMENT DIRECTOR
INTERIM USE OF BAUER LUMBER BUILDING - 2787 STATE STREET
On November 20, 1997, the Carlsbad Redevelopment Agency assumed ownership of the property located at 2787
State Street, known as the Bauer Lumber Building. The site was acquired by the Redevelopment Agency with the
intent of facilitating development of a new commercial project on the site as well as other properties at the corner of
Grand Avenue and State Street at a future date. Attached as Attachment I for information purposes is a copy of the
“Special Opportunity” description set forth within the Village Master Plan and Design Manual for the subject
property. This “opportunity” represents proposed development of an exciting project which could revitalize the
North State Street area, as well as the entire Village Redevelopment Area. The proposal assumes construction of a
new 30,000 square foot commercial project which would cater to the needs of transit patrons as well as compliment
other commercial uses within the area.
The Village Master Plan and Design Manual indicates that “catalyst” projects are very important to effect significant
change within an area identified for redevelopment or revitalization. North State Street, and more specifically the
area around the Village Commuter Rail Station, is considered to be an area which needs focused attention by both
the private and public sector, and where a catalyst project would assist in revitalization of the area. The acquired site
represents a key location in the assemblage of property for a transit-oriented retail/ commercial center to be
developed at some later date. The Bauer Property was purchased with tax increment bond proceeds. It is the
Agency’s intent to ultimately lease (long term) or sell the subject property to a private developer for construction of
a new commercial/retail development, or other development project which will revitalize the North State Street Area
specifically, and the Village Area generally.
Before the Redevelopment Agency will be able to facilitate the development of the proposed project, additional
action will be required to add property to the project boundaries and to allow for the market to be such that it will
support new commercial development within the Village. Attached as Attachment 2 is a site plan which indicates the
proposed project boundaries. It is anticipated that it will be approximately four to five (5) years before the area will
be able to support additional commercial development at the subject site. Therefore, a decision will need to be made
at this time as to how the Agency should use the property on an interim basis.
Per Redevelopment Law, the Agency is permitted to “rent, maintain, manage, operate, repair and clear real property
purchased for the purposes of redevelopment”. Therefore, it is appropriate for the Agency to take action to identify a
potential lessee for the building on an interim basis (approx. 5 years) or to completely clear the site if so desired.
Due to the publicity related to the Agency’s purchase of the Bauer property, there have been a number of
organizations or individuals who have contacted Agency staff regarding potential use of the building. Staff has
outlined the proposals below for consideration by the Housing and Redevelopment Commission. Staffs
recommendation on the interim use of the building is also outlined below.
The following proposals have been submitted to date for use of the Bauer Lumber Property/Building:
1. Arts and Culture Center. A coalition of community arts organizations propose to rent and manage the Bauer
Lumber site as shared cultural space. Carlsbad performing and visual arts groups agree that they share two major
problems: they need more space and they need more visibility and accessibility. Therefore, a potential solution
has been identified which provides for a shared multi-use facility in the Carlsbad Village Area. The group
agreed that the Bauer Lumber building would be ideal for this shared-use facility. The proposed users are:
. Carlsbad/Oceanside Art League, Carlsbad Children’s Museum, Carlsbad Playhouse (aka Carlsbad Play
Readers), Carlsbad Community TheatreEarlsbad Children’s Theatre (formerly Patrons of the Arts). If approved,
the space would include a black box theater/meeting room space, ticket sales booth for all city events, a
children’s museum, an art gallery, a food vendor, and storage and construction space for theatre
sets/props/costumes, etc. The coalition proposes to pay 25 cents per square foot per month in year 2 and 30 cents
5
Bauer Property Staff Report
March 10, 1998
Page 2
2.
per square foot per month in year 3, or $2500 per month and $3000 per month respectively. The coalition
proposes to pay no rent in year 1 to allow for these funds to be used for relocation and facility remodeling.
Attached as Attachment 3 to this report is the complete proposal submitted by the Coalition of Community Arts
Organizations.
Communitv Resource Center. The Community Resource Center has submitted a proposal to relocate their
social service office and thrift store into the Bauer Building. Community Resource Center provides counseling,
information and referral, emergency food, and crisis intervention for homeless and near homeless individuals or
households. The Center also operates a shelter for victims of domestic violence at an alternate location. Over
half of the funding for the Center is generated through sales at the Thrift Store. The remaining funds come from
private and government grants, and from donations from individuals and organizations. The Center is willing to
pay a fair rent for use of the Bauer building. Attached as Attachment 4 is a copy of the proposal letter from
Community Resource Center.
3. Merchants Depot. This proposal was submitted by Steven Olson, owner and operator of Seaside Bazaar.
Merchant’s Depot will feature an array of vendors displaying art, fine imports, crafts, accessories, and unique
. handmade items. All applicants will be screened with emphasis going to the unique, and handmade or crafted
articles having priority. Mr. Olson is willing to take all or a part of the building, accepting what the City deems
as a fair market rent value. He would like a minimum 5 to 10 year lease with an option to extend and possibly
incorporate into the new commercial development in the future. Attached as Attachment 5 is a copy of the
proposal letter from Mr. Olson.
4. Mini Ghiradelli Square. Ms. Linda Snyder has submitted a proposal to lease the Bauer Lumber building and to
develop it into a multi-retail outlet with food, art, books and music for the enjoyment of visitors and residents.
The building would be divided into individual retail areas which would be subleased to individual merchants.
Ms. Snyder is willing to compensate the Agency at a fair market rent value. Attached as Attachment 6 is a copy
of the proposal letter from Ms. Snyder.
5. Hospice of the North Coast Clothing Resale Center. Jean Cole, of Hospice of the North Coast, expressed an
interest in using the Bauer Building for their Clothing Resale Center. No indication was provided as to the
amount of rent the Center could afford to pay for use of the building.
6. Cedros Mall Concept. Although no formal proposal was submitted to staff, we did speak with an individual
who was interested in developing the Bauer Building into a “Solana Beach Cedros Mall” which would provide
for interesting and high quality home furnishings, art, etc. It is staffs understanding that there is currently a
waiting list for space in the Solana Beach Cedros Mall and the person contacting staff indicated that he felt that
. the Carlsbad Village was an ideal location for a second “Cedros Mall”. The name of the Mall would change if a
Carlsbad project was established within the Bauer Building. It is staffs assumption that the business owners
would be able to pay fair market rent for the site, if they continue to be interested.
7. Bookstore and Class Room. Ms. Bernice Poer contacted staff with a proposal to use the Bauer Building for a
Bookstore and Class Room. The class room would be used for a variety of purposes, such as poetry reading and
writing workshops, book writing seminars, etc. There was no particular discussion on ability to pay fair market
rent for the building use.
Bauer Property Staff Report
March 10,199s
Page 3
8. Ci@ Storape. Chuck Walden, Facilities Supervisor, indicated to Housing and Redevelopment that the Bauer
Building would be a good interim storage location for the City. The City currently leases two separate buildings
for storage (files, furniture, etc) which provide for approximately 7600 square feet of space at a total cost of
$50,000 per year. If the City was allowed to use the Bauer Building at no cost for 5 years, the City would save
approximately $250,000 in lease costs and also consolidate two storage areas into one while providing additional
space (24OOsf).
9. Boys and Girls Club Auction/Fund Raiser. The Boys and Girls Club would like to use the building from May
25 through May 30, 1998 for a fundraising/auction event. A copy of the letter from the Boys and Girls Club is
attached as Attachment 7.
10. Grad Nkht - Prop Building. The Carlsbad High School Grad Night Committee would like to use the building
in June, 1998 to build and store props for the Grad Night Event.
11. Miscellaneous Uses. Since the time of acquisition by the Agency, several other miscellaneous ideas have been
expressed for use of the building or site. These ideas have not been submitted as formal proposals. However,
they are presented at this time for information purposes: a) demolish existing building, clean site and allow site
to remain vacant until new commercial development is feasible; b) demolish existing building and improve site
to provide for public parking spaces; c) allow building to be used for short term city/community events, such as
meetings, workshops, auctions, fund raising events, Christmas Bureau, etc.; d) relocate city offices, such as
Housing and Redevelopment, into building to save money; or, e) provide for a police substation.
Staff Comments and Recommendations
Based on an analysis of the building and the economics, it is staffs recommendation that use of the Bauer Building
be limited to retail uses consistent with the previous uses. The reasons for this recommendation are outlined in the
attached memorandum, Attachment 8, from the Principal Building Inspector and within the information provided
below.
The building cannot legally be used for “Assembly Space” such as the black box theater without significantly
expensive improvements which include the requirement to install an automatic fire sprinkler system and upgrade the
frame of the building to qualify as a fire resistive building. Therefore, staff would not recommend the use of the
building for this purpose. Current Uniform Building and Fire Codes would allow for retail or office uses with some
staff recommended improvements:
l Modify north property line wall to meet the requirements for fire resistive exterior walls.
l Move the exit door on the south side further from the State Street exit door, or add an exit door at least 70 feet
from either existing door.
l Modify restrooms and entry doors to comply with latest disabled access requirements.
l Remove existing mezzanine and storage lofts.
To completely recover the costs of acquisition ($508,943) related to the Bauer Building/Property, the
Redevelopment Agency would need to receive a minimum of 85 cents per square foot, per month for five years
within any lease for the building. Based on current market rents within the area and the size of the building, staff
believes the rent could be reasonably set between $1 .OO and $1.50 per square foot. However, this lease cost will need
to remain negotiable and may ultimately be dependent upon projected costs for any required tenant improvements.
For non-profit organizations interested in using the building, this lease cost per month and related tenants
improvements would most likely be too expensive.
Bauer Property Staff Report
March lo,1998
Page 4
Due to the fact that the Bauer Building is intended to remain as is for only a limited period of time and that the site
will ultimately need to be cleared of any improvements, staff would not recommend the use of City or
Redevelopment Agency funds to significantly improve the building or the site. Therefore, Agency staff would not
recommend use of the building for city offices, a public parking lot or any other use which would require additional
City or Agency funds for major improvements to the building or site. It would be staffs recommendation that
negotiations be conducted which would require any lessee to pay for all, or a significant portion, of the suggested
improvements as noted above and any other required tenant improvements.
Although staff realizes that there is a serious need for low cost space for the cultural arts organizations to provide
their programs and activities within the City, the Bauer Building was not purchased with the intent of providing
publicly subsidized facility opportunities. The Bauer Building/property was purchased with the specific intent by the
Redevelopment Agency to facilitate new commercial development on the site and within the surrounding area at a
future date. New commercial development is seen as a critical catalyst for improvements within the North State
Street Area.
At this time, staff believes that the best use for the Bauer Property is retail. Continuation of a retail business within
the Bauer Building is consistent with the Village Master Plan and Design Manual and compatible with the other uses
within the area. A retail business is defined as a use which generally provides for the sell of small quantities of
commodities or goods directly to the ultimate consumer. As examples, these uses include, but are not limited to,
businesses which sell appliances, crafts, clothing, florists, hardware, pets or pet supplies, videos, and/or musical
recordings. Restaurants are not included within the retail business category. Therefore, restaurant or food service
businesses are not recommended for the site. It is also important to note that retail businesses do not include those
which result in an exchange, or buying and selling of a service commodity, such as a hair salon, travel agent,
bicycle/equipment repair, or copy shop.
Staff is not prepared at this time to request approval of a specific retail business to occupy the Bauer Building. Staff
will need much more time to advertise availability of the building and to negotiate a lease arrangement with an
acceptable tenant. Rather than approving a specific tenant to occupy the building, staff is requesting that the City
Council, acting as the Housing and Redevelopment Commission, take the following actions as related to use of the
Bauer Building for an interim period (approximately 5 years):
1. Indicate that the building will be used for a retail business and leased at a fair market rent (negotiated), with an
acceptable tenant to be identified at a later date by Redevelopment Agency staff. This action will result in a
denial of potential use of the building by the cultural/arts organizations and any other proposal noted above, or
subsequently submitted, which does not meet the definition of a retail business.
2. Authorize Agency staff to advertise the availability of the building for a retail business use and to negotiate with
an acceptable business (or businesses) for improvements to, and ultimately occupation of, the Bauer Building. It
. is the intent of staff to identify a tenant for the building which could transition from the existing building into the
new commercial development and represent an “anchor” business with the new proposed project.
3. Allow short term, event specific use of the Bauer Building by community organizations, or city departments,
until a new retail business tenant has been identified and a lease agreement has been executed. This would allow
the Boys and Girls Club to use the facility in May for their fund raising/auction event, and perhaps for the Grad
Night Committee to use the building for prop creation. Staff anticipates that it will take at least 3 to 4 months, if
not longer, for an appropriate tenant to be identified for the building and to negotiate an acceptable lease
agreement. During that time, the building could be temporarily used for short term activities, if so desired by the
Commission. Staff suggests that all organizations using the building be required to provide adequate insurance
coverage and to repair any damage to the facility which may result from an event held within the building, as
well as meet any other requirements generally required for the use of city facilities.
8
Bauer Property Staff Report
March 10, 1998
Page 5
The recommendations set forth within this report are submitted for review and action by the Housing and
Redevelopment Commission at this time.
Attachments
1.
2.
3.
4.
5.
6.
7.
8.
Special Opportunity Description from Village Master Plan and Design Manual.
Site Plan indicating Project Boundaries for Proposed Commercial Development.
Proposal from Coalition of Community Arts Organizations.
Proposal from Community Resource Center.
Proposal from Steven Olson for Merchants Depot.
Proposal from Linda Snyder for Mini-Ghiradelli Square.
Proposal from Boys and Girls Club.
Report from Principal Building Inspector on building condition and recommended use.
- ATTACHMENT 11
. . . . . .
- ATTACHMENT 2
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CARLSBAD VILLP ‘ARLSBAD VILLAGE DR
4iZTACHMENT 3 1 .,
October 16, 1997
TO:
lJ
ASSISTANT CITY MANAGER
’ ACTING DIRECTOR, HOUSING AND REDEVELOPMENT
LIBRARY DIRECTOR
FROM: Arts Manager
BAUER LUMBER COMPANY
It is our understanding that the City may purchase Bauer Lumber and that the use of the
building has not yet been decided.
Attached is a proposal from the local arts organizations to rent the space from the City.
This is one model of how an interim cultural facility could be constructed using minimal
city staff time and resources. We are open and flexible to both the type of cultural
activities and the mix of groups in order to obtain space for cultural programming.
We have put forth this proposal at this time to show what we consider to be both an
excellent use of the Bauer Lumber Company and an opportunity to provide much needed
arts and culture space and services for Carlsbad citizens. The Arts Commission has
endorsed the concept.
CONNIE BEARDSLEY
PROPOSAL FOR USE OF BAUER LUMBER BUILDING
SUMMARY: A coalition of community arts organizations proposes to rent
and manage the Bauer Lumber site as shared cultural space.
BACKGROUND
Over the past two decades, the City of Carlsbad has emerged as North
County’s most prominent success story. It consistently attracts new
residents and businesses, while tourism continues to increase as Carlsbad’s
leading industry. Reflecting this growth, Carlsbad’s community-based arts
organizations experience growing demands for their services and greater
competition for the existing limited facilities.
The arts are valued local resources, contributing to the quality of Carlsbad
life and providing services used by students, families, retirees and tourists
every day. Without facilitks arts organizations are limited in their ability to
produce arts and cultural programming for the community and visitors. The
1990 Cultural Plan, accepted by City Council on September 25, 1990,
examined the issues of existing facilities, planned growth and potential
needs in its community-wide, in-depth survey of Carlsbad. Among its basic
findings:
l Carlsbad residents patronize the arts at a higher-than-average rate. Cultural
participation is an important part of their lifestyle.
l The Number One Reason Carlsbad residents gave for not attending more cultural
activities was the lack of opportunities IN CARLSBAD.
l The Number One Improvement they want to see is an increase in performances,
exhibits and services WITHIN CARLSBAD (88% of interview subjects).
l 93% of Carlsbad citizens agree that arts education opportunities for children are an
important priority and 65% want these opportunities increased.
In a series of recent meetings, Carlsbad’s performing and visual arts groups
agreed that they share two major problems: they need more space and they
need more visibility and accessibility. The groups also agreed that they
share one potential solution for both problems: a shared multi-use facility in
the Carlsbad Village area. While some groups identified themselves as
primary tenants and others as secondary occupants sharing some facility
resources, all are willing to contribute their organizations’ funds and
energies to establish a community cultural facility. Together the group
unanimously agreed on the former Bauer Lumber building as their first
choice for a shared facility.
PROPOSAL
Users
The Coalition of Community Arts Organizations include:
Carlsbad/Oceanside Art League
Carlsbad Children’s Museum
Carlsbad Playhouse (aka Carlsbad Play Readers)
Carlsbad Community TheatreKarlsbad Children’s Theatre
(formerly Patrons of the Arts)
They propose to rent and manage the Bauer Lumber site as shared cultural
space. The Coalition will provide rental income to the City and will upgrade
the surrounding area, which in turn will attract new consumers to Carlsbad
Village, provide much needed community facilities and increase cultural
services accessible to Carlsbad residents and tourists.
Space
Within the space provided, the facility can include:
1. black box theatre/meeting room space (a Black Box Theatre is like a
theatre-in-the-round with flexible space and seating)
2. ticket sales booth for all city events
3. a children’s museum
4. an art gallery
5. a food vendor
6. Storage & construction space for theatre sets/props/costumes, etc.
Revenue:
The combined rent that these groups now pay for inadequate facilities is
$1500 - $1700 per month. With the use of Bauer Lumber, projected rent
payments will amount to $2500 per month in Year Two of occupancy and
$3000 in Year Three.
Additional revenue sources can be developed on site:
l Downtown Carlsbad hotels can use the black box theatre during daytime
hours for meetings; lack of meeting facilities has hampered group
reservations at downtown hotels. The cultural center would provide
much-needed space for these activities.
l Coalition partners agree that a small food-service operation should be
included, to be run by an outside lessee. Income from this source can
support rent and facility upkeep.
l Special Event renters can increase the center’s income.
l The facility provides room for a small retail business related to cultural
programs, such as a specialty bookstore.
FACILITY COMPATIBILITY WITH PROPOSAL
l The Bauer Lumber property offers a combination of space and service
needs, centralized location in a mixed-use, high-foot traffic area, and
adjacent public transportation services.
l At 10,000 square feet, the facility is capable of housing several
community organizations compatibly.
l High ceilings and large unobstructed areas allow for unimpeded
sightlines in gallery and theatre areas.
l Two roll-up loading doors allow large-scale activities related to the
installation of productions and exhibits.
l Street-level handicap accessibility already exists and can be easily
improved. This increases patronage and funding opportunities from
existing government sources.
CITY SUPPORT
The assistance necessary to create this new community asset is minimal.
The Carlsbad Arts Coalition proposal is a rental-income arrangement with
minimal subsidy which takes the form of allocating resources for
community benefit rather than maximum profit. Utilities and operational
costs will be paid by the tenants. During the first few months of relocation
and facility remodeling, rent funds would be applied toward improvements
to the building. Estimated rent projections may be lower than rates paid by
commercial renters, and sales tax revenues may not be significant at first.
However, a range of economic and social benefits from this cultural
enterprise support current and planned activity for the entire Redevelopment
Area.
. -
BENEFITS TO SURROUNDING AREA
The location offers the correct population mix and density for development
of a highly successful community cultural center. Carlsbad Village is
established as a daytime dining/shopping/service destination. Local
restaurants have begun to develop their potential as an entertainment district
by presenting live music in the evenings. The addition of a cultural center
offering expanded entertainment services supports several aspects of the
area’s economic mix.
CONSUMERS/CLIENTELE
National consumer studies conclude that the largest growing consumer
segment is youth spending and the most sought after retail market is the
young family. Consumer statistics on cultural patrons demonstrate that they
possess above-average incomes and spend at higher rates on restaurants and
specialty shops. For these reasons, cultural centers which provide daytime
attractions for children perceived bv adults as “qualitv time” activities are
becoming sought-after partners in mixed-retail operations nationwide.
On average, one-half of attendees at childrens’ museums are adults.
The Carlsbad Children’s Museum attracts more than 27,000 visitors
annually, increasing annual attendance while other County museums have
experienced 10% decreases. Attendance growth can be projected: 40% of
residents in a IO-mile radius are likely attendees, and 75-80% of attendees
will come from within a 25-mile radius. With expanded space and
heightened visibility, the Children’s Museum can attract 70,000-80,000
people representing the most potent retail marketing segment to Carlsbad
Village by 2002. COAL Gallery will contribute an additional 5-10,000
visitors per year, using only current attendance figures.
While exhibit space will be frequented primarily during the daytime,
performance space will be used primarily at night. The Carlsbad Playhouse
audience during the start-up year is conservatively projected at 3,000 (60%
capacity x 6 productions/yr x 8 performances per production). Other
presenters using only 30% of nights per year at 50% capacity create an
additional 5,000 attendees. Together, these conservative estimates mean that
I50 nights of the year. 50 more potential customers for area restaurants, gas
stations, fast food and grocer-v businesses will spend time in Carlsbad
Village.
- , -.
.! I
TENANT ORGANIZATIONS
The organizations making up the Carlsbad Arts Coalition for joint tenancy
of the Bauer Lumber site have researched available sites, estimated costs for
rent or development, and projected activities/attendance/ revenue for
expanded programming. Follwing is a sumarry of their needs and
contributions.
Carlsbad/Oceanside Art League: Currently operating a 1500 square-foot
gallery at the Village Faire center on a month-to-month basis, COAL is also
renting storage space in Oceanside. The organization desires to locate all
activities in one place and increase exhibition space to 2000 sq.ft. COAL
would provide materials and volunteer construction services to outfit the
exhibit areas, ongoing management of the exhibit area. staffing during
public hours, and rent during the first 2 years amounting to $330 per month.
Carlsbad Children’s Museum: Currently operating a 3000 sq. ft. facility at
Village Faire on an annual-lease basis, the Museum has been seeking to
expand its exhibit space to 6000 sq. ft. and to develop a long-term location
with high visibility. The Children’s Museum would provide contributed
professional design and construction services. paid staff to manage the
public reception area and ticket booth. and rent amounting to $1 .OOO per
month during the first two years. after moving and preparation costs have
been paid (about 2-3 months).
Carlsbad Playhouse: Currently presenting a series of 8 staged playreadings
per year at the Carlsbad Senior Center, the Playhouse has incorporated,
formed an active Board of Directors, and developed an Organizational Plan
with professional consultants which is based on the economics of a 99-seat
“black box” theatre. The Playhouse would provide theatre seats and other
equipment and management of the performance facility during the first 6-l 2
months. As ticket income and contributed income increase with the onset of
productions, the Playhouse Plan includes rent payments nroiected to rise to
$1200 per month by the end of 24 months.
Carlsbad Community Theatre: Currently presenting all productions at the
Carlsbad Cultural Arts Center (418 seats), CCT is also renting storage space
in San Marcos. The organization would like access to a smaller theatre for
workshops and increased productions, as well as shared storage space in
5
Carlsbad. CCT could provide the $400/month it now nays for storage and
receive storage space and access for presentations in the 99-seat theatre.
ADDITIONAL BENEFITS OF A CULTURAL SPACE AT
PROPOSED SITE
Creates a cultural services zone in Redevelopment Area, brings in people in
daytime and evening: The Redevelopment Zone created by the City
encompasses Carlsbad’s only historical neighborhood, its most prominent
low-density mixed-retail-and- services area, its only culturally-identified
neighborhood (also classified as a low-income, young family
neighborhood), and its major tourist destination. The location of a shared-
use cultural center in this area contributes to all these aspects without
competing with currently established businesses. First-year attendance
estimates based on current attendance are 40,000 visitors during the daytime
and 8,000- 10,000 visitors at night.
Immediate access to Coaster/can become tourist/family destination:
The location of a family-oriented facility immediately adjacent to bus and
light-rail public transportation creates a greater nexus of use than other
types of tenants in Bauer Lumber. Tourists staying in other parts of the City
and County have easy access to a unique destination offering entertainment/
education/consumer opportunities for all ages and interests.
Anchor site to upgrade uses/appearance of State Street north:
A City-sponsored cultural facility will strengthen and upgrade a segment of
the Redevelopment Area which is currently underpatronized by Village
visitors. The building’s exterior and entrances would be improved to appear
more inviting and attractive. With increased daytime and nighttime use and
greater visibility, the cultural center will anchor State Street north of Grand
Avenue in a manner reflecting Redevelopment Agency goals.
Works well with current area businesses:
Current businesses on the same block as the proposed facility include a 500-
seat theatre operating as a rental facility, several antique dealers, small
restaurants and snack shops. Further north are a series of small custom-craft
and design businesses (stained glass/furniture refinishers, etc.). These
operations are compatible with a cultural center aimed at a family market,
and their wares and services are likely to be used by the center’s patrons.
Can help create/emphasize Historical District: Magee ParWAlt Karlsbad/St.
Michael’s by the Sea/Army-Navy Academy/Carlsbad-by-the-Sea/Village
Faire. The surrounding area offers many buildings and institutions of
cultural/historical significance to the community. A cultural center helps to
identify and consolidate these random entities into a historical district of
community cultural/educational/residential resources.
Communh,
Resource
Center
-&TiACHMENT 4
January 23, 1998
Ms. Debbie Fountain
City of Carlsbad, Housing and Redevelopment
2965 Roosevelt Street, Suite B
Carlsbad, CA 92008
Dear Ms. Fountain,
It has come to our attention that the City of Carlsbad is making plans for the
former Bower Lumber property on State Street. The Community Resource
Center is currently looking for a new location for our social service office in
Carlsbad. Ideally we would like to have our thrift store and our social service
operation under one roof. We are looking for approximately 4,000 square feet of
which about two-thirds of the space would be used for our store.
As you may know the Community Resource Center is the only multi-service social service agency that assists residents of Carlsbad. Our mission is to
promote a sense of community, healthy families, and responsible, capable
individuals. We provide counseling, information and referral, emergency food,
and crisis intervention. We also run a shelter for victims of domestic violence.
More than half of our funding comes from our thrift stores. The rest of our
income is from private and government grants, and from donations from
generous individuals and organizations.
Our lease for the social service office in Carlsbad will expire at the end of April.
Therefore, we want to explore all avenues for finding a suitable place from which
to provide services to the residents of Carlsbad. I hope that the City of Carlsbad
will consider our needs when deciding what to do with the former Bower Lumber
property. We are very willing to pay a fair rent and would appreciate an
opportunity to discuss our requirements and those of the City.
Thank you for your consideration of this matter.
Sincerely yours,
Administrative Office
650 Second Street
Encmitas, Callfornla 92024
Telephone- (760) 753-l 156
Fax: (760) 753-0252
Thrin Stores
General Management
P.O. Box 230952
Encinltas. Califomla 92023
Telephone: (760) 753-2200
Fax. (760) 753-0252
Encinitas Social Services Carlsbad Social Services
656 Second Street 3138 Roosevelt St., Suite H
Encinitas, California 92024 Catlsbad, California 92006
Telephone: (760) 753-8300 Telephone: (760) 729-9300
Fax: (760) 753.0252 Fax: (760) 729-9399
Transitional Housing
P.O. Box 230952
Encimtas, California 92023
Telephone: (760) 632-9936
Fax: (760) 753-0252
Libre! Services for
Women and Children
P.O. Box 234294
Enclnltas. Callfornla 92023
Telephone: (760) 942-5645
Fax. (760) 942-6091
24-Hour Domestic Violence
Hotline: (760) 633-l 111 20
January 20,1998
YTACHMENT 5
City of Carlsbad
Attn: Debbie Fountain
2965 Roosevelt St., Ste. B
Carlsbad, CA 92008
Re: Bauer Lumber Building
Dear Ms. Fountain:
The enclosed information will outline our proposal for the Bauer Lumber Building. We are
certain this concept represents the best and highest use of the property and look forward
to working with the City to create a unique retailing environment compatible in theme and
design with future plans for the site.
Our concept is clear, yet flexible, to work within any parameters established by downtown
redevelopment. This partnership represents over 80 years of art, design, importing,
manufacturing, retailing, advertising and contracting experience. The ability to draw from
this vast pool of talented, successful individuals guarantees the best possible foundation for
completion of this project.
We await your correspondence.
SJO/gls
Enclosure
“Merchant’s Depot”
Merchant’s Depot will feature an array of vendors displaying art, fine imports, crafts,
accessories and unique handmade items. The concept is not new. Antique warehouses have
been around for decades, and more recent examples can be found in Merchant’s Passage
in San Diego and Cedros Trading Co. in Solana Beach.
Considering its location, Merchant’s Depot is ideally suited to benefit from, as well as
contribute to, the continual revitalization of Downtown Carlsbad, the increased commuter
rail activity and eventual retail development.
This is not an indoor swap meet! All applicants will be carefully screened, with emphasis
going to the unique, and handmade or crafted articles having priority. Attention to the
overlapping of similar items will maintain interest for new products while protecting the
established business of long-time merchants. Applications will contain legal agreements to
follow all rules and stipulations of Management and the City. Valid and current California
resale numbers will be mandatory, with local Carlsbad address. All aspects of operation and
ownership, including employees, liabilities and customers will be fully insured (with loss
payee to City of Carlsbad).
The partners are experienced in retail management and promotion and will remain flexible
with the City in developing an appropriate design in order to maintain architectural
compatibility. We have access to thousands of qualified vendors, from applications and
mailing lists generated from our current businesses, which enable us to predict a tenancy of
90% to 100% by opening day. We are interested in all or part of the building, accepting
what the City deems is a fair market rate. Minimum 5-10 year lease would insure our
commitment, possibly with an option to extend, as we would anticipate an opportunity to
anchor any new retail format in the future.
Please inform us of all information and City Council dates relating to this matter.
Sincerely,
Seaside Bazaar
-ATTACHMENT 6
LINDA SNYDER
3655 Highland Drive
Carlsbad, CA 92008
(760) 729-3818
March 11,1998
Deborah Fountain
City Housing and Redevelopment Director
2965 Roosevelt, Suite B
Carlsbad, CA 92008
Dear Ms. Fountain:
I am offering the City of Carlsbad a proposal to lease the old Bauer lumber yard building
and develop it into a mini “Ghiradelli” square similar to the one in San Francisco and
name it “Bauer Square”. We would have classy food, art, books and music for the
enjoyment of the local people of Carlsbad and tourists alike.
The 10,000 foot building would be planned in a flowing design to incorporate various
areas that would be rented to merchants who are interested in participating in a first class
establishment of entertainment and enjoyment.
The lot at the train station is quite empty during the weekend and people could come
from other areas by car or by train to enjoy a day of relaxation in Carlsbad Village
visiting “Bauer Square” and the antique and other shops in the Village.
I will have the necessary funds and a gifted contractor to develop the old Carlsbad
building into one with first class use, history and charm.
Thank you for considering the proposal and please apprise me of any discussions heid
regarding this special piece of property.
Sincerely,
Linda Snyder
cc: Mayor Bud Lewis
City Manager Ray Patchett
Councilwoman Julie Nygaard
23
March 11, 1998
“TACHMENT
4B
City of Carlsbad
Debbie Fountain, Director of Housing and Redevelop
2965 Roosevelt Street, Ste. B
Carlsbad, CA 92008
BOYS & GIRLS CLUB
OF CARLSBAD
Dear Ms. Fountain,
Administrative Office
Post Cffice Box 913
Carlsbad, CA 92018
(760) 729-0207
FAX (760) 729-2279
The Boys and Girls Club of Carlsbad (Club) is in the process of organizing its annual fundraising activities. I have been charged with the responsibility
of obtaining a suitable site for a fundraiser in the summer.
La Costa Branch
7805 Centella Street
Cartsbad, CA 92009
(760) 944-9211
FAX (760) 944-0150
The Club is in desperate need of not only money, but community involvement
at all levels. As you know the Club serves a vital role in providing positive
role models and activities for many children in Carlsbad. Based in the
“Village of Carlsbad”, the Club feels it is important to stage fundraising events
in the village to focus attention on the Club facilities as well as the
exemplamentary programs offered to many disadvantaged children, primarily
around the Club.
Village Branch
3115 Roosevelt Street
Carlsbad, CA 92008
(760) 729-0956
Board of Directors
Just think of how many lives the Club has touched over the years. Some 4600
youths have been turned around because someone . . . like you . . . cared
enough to help. The Club needs the City of Carlsbad’s help. The Club would
like to use the Bauer Lumber Building located on State Street for its annual
fundraiser auction to be held on May 30, 1998. We would appreciate access
to the building on Monday May 25, 1998 to decorate the interior.
Oftlcers
Luke Matteson
President
Bob Grimes Vice-President Richard Macgurn Vice-President
Jeff Kasschau Vice-President
Steven K. Krogh, CFP
Vice President
We greatly appreciate the City’s support by permitting the Club the
opportunity to utilize a building which reflects so much of the history and
character of the Village of Carlsbad, consistent with the programs and
function of the Boys and Girls Club of Carlsbad. Please call (434-3196) when
you have secured the appropriat e approval so we can discuss any conditions
imposed by the approval process.
Sincerely,
Members
Tom Betz
Carman J. Cedola
Lael Dewhurst
Ofelia Escobedo
Luz Gonzales
Bob Grimes
John Haedrich
Tim Jochem
Bruce Jordan, D.D.S.’
Jeff Kasschau
Thomas E. Knapp Steven K. Krogh, CFP
Martha Law-Edwards
Richard Macgurn
Luke Matteson*
Greg Nelson*
Bailey Noble Conrad 6. Pawelski
Michael E. Ripley Gordon J. Schmidt Norine Sigafoose Bart Van Diepen
-
By: LLl&?bL J+&b
Teddie Filipovitch
KF\tf
cc: Jan Giacinti, Director-Boys & Girls Club
Ray Patchett
Mike Ripley, Fundraising Chairperson
E\wpR\teddie\teddie.b&g
The mission of the Boys & Girls Club of Carlsbad is to provide activities
and experiences that enrich the lives of &I young people in our community.
‘Past President
Executive Director
Jan Giacinti
“TTACHMENT 8
Date:
TO: I, City Manager ,,? I Via:
@
ommunity Development Director
From: Principal Building Inspector,&
Re: Possible Uses for Bauer Lumber
4 March 1998
,
Site - 2787 State Street
Executive Summary: The use of this building should be limited to retail uses consistent
with the previous use. There are moderately expensive alterations that should be made in
the accessibility features for the disabled, and for the north property line wall. However, in
accordance with the Uniform Building and Fire Codes, the building cannot legally be used
for “Assembly” uses without significantly expensive improvements to its fire resistivity and
the installation of an automatic fire sprinkler system. Typical assembly uses are described
in the body of this report under the headings Allowable Uses and Prohibited Uses. The
details of the permit history, modifications to the basic structure, allowable and prohibited
uses, and other staff recommendations follow.
Background: Following the City’s acquisition of the former Bauer Lumber store located at
2787 State Street, staff has received requests for the potential use of the site by various
commercial and non-profit organizations. Many of the requested uses would be more
intense than the former retail use of the building. That building was built in 1948, predating
the City’s incorporation and regulation of building construction. So its appropriate that staff
analyze the structure from a current Uniform Building Code perspective to determine which
uses are compatible with the existing structure.
Building Description: The building is a large single story wood framed building of nearly
10,000 square feet. There is a mezzanine in the central area of the store which formerly
housed an office and storage. It is not known whether the mezzanine was a part of the
original permit issued by the County. The building framing system is unprotected by fire
resistive materials although there is drywall covering some of the wall framing. The
structure is not protected with automatic fire sprinklers. The exterior wall on the north side
of the building is immediately adjacent to the property line. This wall, although partially
covered with drywall, is not a fire resistive wall and does not have a parapet as is normally
required for walls on a property line. The other three exterior walls are adjacent to public
streets and are not required to be fire resistive for retail uses. The off& mezzanine is
approximately 500 square feet with one stairway leading to the upper level. The building is
surrounded by public ways in excess of 20’ on the sides East, South, and West sides.
0 Page 1
.
Permit History: The structure was built in 1948 under permit number 34483 issued by the
County of San Diego. That permit allowed a retail store of 3880 square feet and a
warehouse of 5820 square feet. Below is a complete list of the permits issued on the site
by the City of Carlsbad and the County of San Diego.
Date Pemit No. Scope of Work
Jan. 1996 96-0172 Re-roof 4000 s.f. Comp roofing
Oct. 1981 427 Install Ventilation System
June 1978 78-3865 Install 3Phase 1 OOA Service
for yard Equipment
December 1976 76-5778 Install Air Conditioner in Store
Auaust 1976 76-2746 Demo. Accesry. Building in Yard
Final 1-I 4-77 (Mata) I
No record of Final Inspection.
(Mata made progress
insr3ections.j
August 1973
March 1948
73-2423 Temporary Power Pole No record of Inspections
34483 3880 sqft. Store No access to County files
(County ‘5820 sqft. Warehouse that predate City
Permit) incorporation
Basic Code Analysis:
Floor Area and Type of Construction: The 1946 Uniform Building Code was likely the
Code in effect when the structure was built. That Code allowed retail and storage uses in
unprotected (non-fire resistive) structures of up to 7500 square feet. That Code allowed an
area increase for structures with two adjoining yards in excess of 20 feet. The State Street
and Christensen Way widths are at least 60 feet, so an area increase of 50% was
allowable. This means the total allowable floor area was 11,250 square feet for a single
story, non-fire resistive, retail structure. The area of the original structure was 9,700 square
feet, so non-fire resistive construction was correctly allowed for a retail use. The alley on
the west side of the building has since been widened from 20 feet to 52 feet.. Today’s Code
allows an area increase of 80% (2.5% l 32feet). Under this scenario, the basic allowable
area for retail use is now 16,800 square feet.
The North wall of the building does not appear to comply with the Code provisions for
walls adjacent to the property line. That wall should have been protected by a one hour fire
resistive system and should have a non- combustible parapet 30” above the roof sheathing.
The building is not protected by an automatic fire extinguishing system.
0 Page 2
26
.
Exits: The calculated occupant load for the facility with a retail use is 333 occupants.
There are currently two(2), three foot wide exit doors from the first floor of the facility, one
on State Street and one on Christiansen Way. The UBC requires two exits for that
occupant load, and each exit door must be a minimum of 3, wide. So there is adequate exit
width. However, the exits should be separated by ‘/2 the diagonal of the building. The exits
are currently about 60 feet apart, and % the diagonal of the building is about 70 feet. So
there is inadequate exit separation between the two exit doors. It is not known whether the
mezzanine was built under the original permit and complied with exiting requirements in
1948. Due to its small occupant load.( approximately 5 occupants for office use), the small
mezzanine may be served by one exit. But current Code interpretation would require that
mezzanine stairs to deposit people immediately to an exit, not in the middle of a retail floor
area.
Prohibited Uses: The use of the building is limited to those uses allowed in non-rated,
non-sprinklered buildings under today’s Uniform Building and Fire Codes. The Codes allow
many uses for a building of this size, but in non-fire resistive, non-sprinklered buildings the
Code specifically prohibits:
Description of Use
Assembly use > 1000 occupants w/ stage
Assembly use < 1000 occupants w/ stage
Assembly use > 300 occupants w/o stage
Hazardous materials uses
Nurseries for full time child care under six years of age (more than 5
children) and other hospital type uses.
Institutional uses such as sanitariums, jails etc. where personal liberties are
restrained
There is one other common type of assembly use not listed above, the A-3 occupancy,
a public assembly use for less than 300 people without a stage. A-3 occupancies may be
located in non-fire resistive buildings. However the calculated occupant load for this use in
that building is over 600 occupants. Therefore the building cannot be utilized as an A-3, it
would have to be classified as an A 2.1. Or the building could be demised into smaller
spaces.
0 Page 3
27
Allowable Uses:
The current UBC and UFC allows many varied uses for this type of building. Those include
but are not limited to :
Animal Hospitals
All retail uses
Office uses
Light and Moderate Print shop Data Processing
Manufacturing
Educational uses Professional offices Research Lab
above 12” grade (doctors, lawyers
etc.)
Outpatient clinics Telephone exchange Police station
Staff Recommendation:
It is staffs professional recommendation that, at a minimum, the building should have
the following features improved to bring the structure into compliance for retail or office
type uses:
l The North property line wall should be modified to meet the requirements for fire
resistive exterior walls. This includes modifying the exterior finish, or treating the interior
finish to achieve a one hour fire resistive equivalency; adding a parapet finished with a
noncombustible surface, or treating the roof framing in accordance with allowable Code
exceptions in Section 709.4.1.
l The exit door on the south side of the building should be moved further from the State
street exit door, or an additional exit door may be added at least 70’ from either door.
a The restrooms and entry doors should be modified to comply with the latest disabled
access requirements.
Additionally, the City should consider removing the existing mezzanine and storage
lofts. Although they appear to be structurally sound, it is not likely these areas were built
with permits (no record of permits exist), and the exit from the mezzanine does not comply
with current Code requirements for exit termination. This nominal space probably adds little
value or versatility to the building and poses more of a risk than a benefit. Lastly it is staffs
professional recommendation to not utilize the building as an assembly occupancy unless
the building is improved with an automatic fire-extinguishing system and the frame of the
building is upgraded to qualify as a fire resistive building.
C: City Managers Leadership Team
Fire Marshal
Housing and Redevelopment Director
0 Page 4
_ ._ _ _ _
FlPR 84 ‘98 82:54 DWID.tiiIL 4819801 TO: 760 720 9461 01
David Ii. Weil
13464 Calais Drive
De1 Ma, C&foka 92014 ~-b~s in3 *2edQQ &t+~
Bud Lewis, Mayor
City Council
City of Carlsbad
Carlsbad, California
c: M~yO8-
35SY GiNmcil
Gily Manager City Attorney
Dear Mr. Mayor and Council Members,
I understand you will be considering the use of the Bauer Lumber property at the
next City Council meeting. 1 regret I till be unable to attend,but know that there will be
many supporters from the Carlsbad Children’s Museum (CCM) present. It is my sincerest
hope that their voices will be a testament to the need tir the Museum to be included in
the City’s plans. A bright and enjoyable fimre for the residents of Carlsbad and all the
visitors to the CCM (who come from all over San Diego County and beyond) will speak
well of your decision.
The CCM has been serving thousands of children and families since it opened. It
has grown and is the only children’s museum in San Diego and Orange Counties that
provides traditional, interactive exhibits, It has the potential to do so much more if the
right components are in place, beginning with a permanent, larger site. I believe that a
cultural attraction that is only available in Carlsbad is an investment that can only have
high rewards for your City.
As you consider all your options and recommendations for the use of the Bauer
site, I hope you will remember the CCM as a viable and desirable resource which our
community will enjoy for years to come. You can put it on the map. It can put you in the
hearts of thousands of children and caregivers that will be engaged by its unique style of
learning.
Thank you for your consideration in this matter.
David Weil and Famdy
Proud supporters of tbe Carlsbad Children’s Museum
’
/
1 Carlsbad ChAdren’s 1Jlttsewn 1 v
300 Cat&ad Wage Drive 1103
Car&ad, CA %lOOS Hsng oLEede~ bmm
Mayor Claude “Bud” Lewis
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008
April 5,1998
Dear Mayor Lewis,
As you may be aware, CarIsbad PIayhouse (a.k.a. Carlsbad PIay Readers) has
withdrawn their interest in becoming a tenant as part of the previous proposaI submitted
by the Arts Office on behalf of community arts organizations. Carlsbad Children’s
Museum is stiI1 very interested in becoming a tenant at 2787 State Street and feels that
community support remains in favor of our family-oriented faciIity being housed there.
The Principal Building Inspector’s report for this building does indicate that an
A-3 occupancy, a pubhc assembly use for less than 300 people without a stage, IS
compatible use for this building, which is what is now proposed with Carlsbad
Children’s Museum as the lead tenant, sharing 15% of the space with COAL Art GaIlery.
Our estimates for occupancy come from our Village Faire site where the current
occupancy is 65 within 3,000 square feet. Tripling that number to 9000 square feet
would result in 195, far short of 300 which seems to be the turning point of code
changes. When we previously went through plan checks for tenant improvements, each
area was assigned different occupancies based upon use. Reception areas, offices, retail
gift store operations, storage, and multipurpose rooms aI are part of what is planned for
the Bauer Lumber site which wiI1 bring down the occupancy Ioad that is of prime
concern in determining use. Carlsbad Children’s Museum pians to adhere to current
codes and handicap access reguIations just as it followed them professionaIIy when our
current facility was built in 1994.
Our non-profit organization can also outIine some of the various resources that
CarIsbad Children’s Museum has to offer the City of CarIsbad as a tenant in “Bauer
Lumber” building:
I. Once the museum is open & taking in admissions, it will be in a position to pay some
rent, if necessary. Our current space in ViIIage Faire is $1,050 per month. Our non-
profit organization has a very responsible history related to paying rent, bills, etc. on
a timely basis.
2. During the construction phase, especiaIIy since our facility will continue to remain
open in Village Faire during this transition, aI1 moneys wiI1 need to go towards tenant
improvements and exhibitry. Therefore very IittIe or no rent can be afforded during
this phase.
3. We have a committed source of professional volunteers that have helped the museum
during tenant improvements & construction in our Village Faire facility & will again
be avaiIable to heIp at a new site:
San Diego Carpenters Union Training Center - DrywaIl insta.Ilation
Arthur Brown plumbing has offered to help construct bathrooms on a
donation basis for Carlsbad Children’s Museum
Garrett Electric has donated many important supplies & fixtures
‘. Mira Costa’s Art Department has helped create wonderful murals within
our current facility and can help again by providing artistic
design inside and out.
Our quality facility has a proven track record of attracting thousands of families
into the Downtown Village area. With the increased exhibit space and visibility,
Carisbad Children’s Museum has the potential to at least double its attendance to between
70,000 - 80,000 annually. This is the perfect chance to show the community how
important its children & families are to the City of Carlsbad and we look forward to
working with you to result in a vafuable partnership.
Kind Regards,
Catherine Boyle
Executive Director
cc:Debbie Fountain, Director of Housing & Redevelopment
Council Members Ramona Finn& JuIie Nygaard, Ann Kulchin, Matt Hall
QPR 07 ‘98 09:12FIM P C H
.- - FAXTRANSMISSION P.1
HOUSE PRINT & COPY
523 ENCINITAS BLVD, SUITE 104-6
ENCINITAS, CA 92024
TEL: (760) 632-89 11 FAX: (760) 632-988s
: .
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DATE: AAW~/ 7, 4 TOTAL PAGES (INCLUDING COVER: -
SPECIAL INFORMATION (COMMENTS):
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AGENDA ITEM #&
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city council
x-y Manager
Xy Attorney
City Clerk
FlPR 07 ‘98 09:12FIM P C H
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Mr. Bud Lewis
Mayor City of C&bad
Carlsbad City Hall
1200 Carlsbad Village Drive
Carlsbad. CA 92008 Ms. Roberta Meyer Cohen Past President Carlsbad Children’s Museum 300 Carl&ad Village Drive
Suite 103
Carlsbad, CA 92008
Dear Mayor Lewis, I am writing to you to ask for your support regarding Carlsbad Children’s Museum. We at the Children’s Museum look upon the chance at being tenants in the city’s
newly acquired property, known as the Bauer Lumber Building, as a golden opportunity for the children and families of Carlsbad and surrounding areas. Since we are a non-profit
organization, we have no motivation behind our campaign to find larger quarters to house our hands-on exhibits, except to better serve the residents and visitors of our community.
The Carlsbad Children’s Museum is about to celebrate another birthday, and will begin our fifth year! We serve 30,000 visitors annually. We are surely filling a need in the education of our children and providing a stimulating, fun environment for families. The low price of admission ($3.50) and family memberships ($40.00) at Carl&ad Children’s
Museum permits access to everone in our community unlike larger theme parks who’s high admission prices will keep many local residents from being able to visit...and we still have “CARLSBAD” in our name!
In our present location, we simply do not have enough space, nor is there room to expand. We have plans foi future exhibits that even include a hands-on exploration into the world of music, but barely have room for our current exhibits that include our famous castle with costumes, solar energy, geography, a fishing boat, computers, an art center, mirror magic, bubbles, and more. The Carlsbad Children’s Museum is a center
for true integrated learning.
The other tenants that have shops and restaurants in our shopping center know that
they get increased business from the visitors of the Children’s Museum- Carlsbad Children’s Museum is good for business. Many of our visitors come in family groups and often with friends and neighbors. They frequently will eat out and shop on their way in or out of the museum. If we can relocate to the Rauer J umber Building, we will have a greater, and more positive effect on the downtown businesses of Carisbad.
By allowing Carlsbad Children’s Museum to be paying tenants at the Bauer Lumber
Building, you will be giving a gift to the people of Carl&ad who elected you, and trust that
you will provide the best for them.
Thank you for your courteous attention.
Roberta Meyer Cohen